HomeMy WebLinkAboutPIP 05-03; PALOMAR FORUM LOT 6 & 7; CONDITIONS MONITORING PROGRAM; 2005-12-01I
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PALOMAR FORUM
CONDITTONSMONITORING
PROGRAM
PLANNED INDUSTRIAL PERMIT 05-03
December 2005
RECEIVED
JAN 0 6-2006
CITY OF CARLSBAD
PLANNING DEPT
-f I • -Ho man P ann1ng
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COND#
10
10.a
11'
12
13
14
15
16
17
CITY OF CARLSBAD
PIP 05-03
PALOMAR FORUM LOTS 6 & 7
II WHEN APPLICABLE
CONDITION SUMMARY FINAL GRADING BUILDING
MAP PERMIT PERMIT
The project must comply with all regulations set
forth in the Zone 18 LFMP, as well as any
amendments to that plan.
A growth management park fee of 40 cents per
square foot of non-residential development will
be collected ate time of building permit
issuance, This fee will be used to construct X
recreational facilities to offset demand created
by employees within LFMP 18.
Building permits must be issued within 18
months of project approval.
Prior to the issuance of building permits, local
agencies must provide a letter stating there will
be adequate water and sewer facilities to
support this project.
Developer shall obtain Planning Director
approval of a Final Landscape and Irrigation
Plan showing conformance with approved
Preliminary Plan and the City's Landscape
Manual. Developer shall install all landscaping
as shown on the approved Final Plans and is X
responsible for maintenance of the landscaping.
The first submittal of Final Landscape and
Irrigation Plans shall be pursuant to the
landscape plan check process on file in the X Planning Department and accompanied by the
project's building, improvement, and grading
plans.
Prior to issuance of Building Permit, Developer
shall submit to the City a Notice of Restriction to
be filed in the office of the County Recorder. X
Developer shall construct trash receptacles and
recycling areas enclosed by a six-ft high
masonry wall with gates pursuant to City
Engineering Standards and Carlsbad Municipal
Code Chapter 21.105.
No outdoor storage of materials to occur onsite
unless required by the Fire Chief. If so requires,
Developer shall obtain approval of the Fire Chief
and the Planning Director of an Outdoor Storage
Plan.
I COMPLIANCE I
OCCUP ADVIS!Y DATE INITIAL
COND.
X
X
X
X
X
X
PALOMAR FORUM CONDITIONS MONITORING PROGRAM
PIP 05-03
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COND#
39a
39b
39c
39d
40
40a
40b
40c
40d
CITY OF CARLSBAD
PIP 05-03
PALOMAR FORUM LOTS 6 & 7
II WHEN APPLICABLE
CONDITION SUMMARY FINAL GRADING BUILDING
MAP PERMIT PERMIT
Region of the California Regional Water Quality
Control Board. At minimum, the SWPPP shall
include:
All content as established by the California X X Regional Water Quality Control Board
Receipt of "Notice of Intent" issued by the X X California Regional Water Quality Control Board
Recommend source control and treatment
control BMPs that will be implemented to avoid
contact or filter pollutants from storm water to X X the maximum extent practicable before
discharging to City right-of-way for natural
drainage course
Establish specific procedures for handling spills
and routine clean up. Special considerations
shall be applied to employee education on the X X
proper procedures for handling clean up and
disposal of pollutants.
Prior to issuance of building or grading permits,
Developer shall submit for City approval a
Storm Water Management Plan (SWMP). The
SWMP shall comply with the City Standard
Urban Stormwater Mitigation Plan (SUSMP), X X
Order 2001-01 and shall address measures to
avoid contact or filter pollutant from storm water,
during the post-construction stage of project. At
minimum the SWMP shall:
Identify existing and post-development on-site
pollutants-of-concern. X X
Identify the hydrologic unit this project X X contributes to and impaired water bodies that
could be impacted by this project.
Recommend source controls and treatment
controls that will be implemented with this
project to avoid contact or filter pollutants form X X storm water to the maximum extent practicable
before discharging to City right of way.
Establish specific procedures for handling spills
and routine clean up. Special considerations
shall be applied to employee education on the X proper procedures for handling clean up and X
disposal of pollutants.
I COMPLIANCE I
OCCUP .ADVIS'Y DATE INITIAL
COND.
-
PALOMAR FORUM CONDITIONS MONITORING PROGRAM
PIP 05-03
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PIP 05-03 -PALOMAR FORUM LOTS 6 & 7
October 6, 2005
Page 2
5.
6.
7.
8.
9.
10.
d. The project has no new significant environmental effect not analyzed as significant in
the prior Mitigated Negative Declaration;
e. None of the circumstances requiring a Subsequent Mitigated Negative Declaration
or a Supplemental EIR under CEQA Guidelines Sections 15162 or 15163 exist;
That the Assistant Planning Director finds that the project, as conditioned herein, is in
conformance with the Elements of the City's General Plan, in that the proposed
development consists of two-story office, industrial, and warehouse buildings which
conforms to the intent and purpose of the Planned Industrial (P-I) Land Use
Designation of the General Plan.
That the project is consistent with the City-Wide Facilities and Improvements Plan, the Local
FaciUties Management Plan for Zone 18 and all City public facility policies and ordinances.
The project includes elements or has been conditioned to construct or provide funding to
ensure that al! facilities and improvements regarding: sewer collection and treatment; water;
drainage; circulation; fire; schools; parks and other recreational facilities; libraries;
government administrative facilities; and open space, related to the project will be installed to
serve new development prior to or concurrent with need. Specifically,
a.
b.
C.
The project has been conditioned to provide proof from the Carlsbad Unified and
the San Marcos Unified School District that the project has satisfied its obligation
for school facilities.
Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and will be
collected prior to issuance of building permit.
The Local Facilities Management fee for Zone 18 is required by Carlsbad Municipal
Code Section 21.90.050 and will be collected prior to issuance of building permit.
A growth management park fee of 40 cents per square foot of non-residential
development will be collected at the time of building permit issuance. This fee will be
used to construct recreational facilities to offset demand created by employees within
Local Facilities Management Zone 18.
That the City Council, on March 26, 2003, found that the proposed industrial development,
as designed and conditioned, would minimize the public's exposure to excessive noise within
areas around the airport to the greatest extent possible and therefore determined the project
to be compatible with the projected noise levels of the McClellan-Palomar Airport
Comprehensive Land Use Plan, (CLUP).
That the project is consistent with the City's Landscape Manual (Carlsbad Municipal Code
Section 14.128.020 and Landscape Manual Section 1 B).
That the Planning Director has reviewed each of the exactions imposed on the Developer
contained in this letter, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the
degree of the exaction is in rough proportionality to the impact caused by the project.
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PIP 05-03 -PALOMAR FORUM LOTS 6 & 7
October 6, 2005
Page3
Conditions:
1.
2.
3.
4.
5.
6.
7.
8.
Approval is granted for PIP 05-03 as shown on Exhibits "A" -"O" dated September 21,
2005, on fife in the Planning Department and incorporated herein by reference.
Development shall occur substantially as shown unless otherwise noted in these conditions.
AU uses established in these structures shall be consistent with Section 21.34.020 (Permitted
Uses).
If any of the following conditions fail to occur; or if they are, by their terms, to be implemented
and maintained over time, if any of such conditions fail to be so implemented and maintained
according to their terms, the City shall have the right to revoke or modify all approvals herein
granted; deny or further condition issuance of all future building permits; deny, revoke or
further condition all certificates of occupancy issued under the authority of approvals herein
granted; record a notice of violation on the property title; institute and prosecute litigation to
compel their compliance with said conditions or seek damages for their violation. No vested
rights are gained by Developer or a successor in interest by the City's approval of this
Planned Industrial Permit.
Staff is authorized and directed to make, or require the Developer to make, all corrections
and modifications to the Planned Industrial Permit documents, as necessary to make them
internally consistent and in conformity with the final action on the project. Development shall
occur substantially as shown on the approved Exhibits. Any proposed development different
from this approval, shall require an amendment to this approval.
Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
If any condition for construction of any public improvements or facilities, or the payment of
any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are
challenged, this approval shall be suspended as provided in Government Code Section
66020. If any such condition is determined to be invalid this approval shall be invalid unless
the City Council determines that the project without the condition complies with all
requirements of law.
Developer/Operator shall and does hereby agree to indemnify, protect, defend and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims
and -costs, including court costs and attorney's fees incurred by the City arising, directly or
indirectly, from (a) City's approval and issuance of this Planned Industrial Permit, (b) City's
approval or issuance of any permit or action, whether discretionary or non-discretionary, in
connection with the use contemplated herein, and (c) Developer/Operator's installation and
operation of the facility permitted hereby, including without limitation, any and all liabilities
arising from the emission by the facility of electromagnetic fields or other energy waves or
emissions. This obligation survives until all legal proceedings have been concluded and
continues even if the City's approval is not validated.
Developer shall submit to Planning Department a reproducible 24" x 36" mylar copy of the
Site Plan reflecting the conditions approved by the final decision making body.
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PIP 05-03 -PALOMAR FORUM LOTS 6 & 7
October 6, 2005
Page4
9. Prior to the issuance of a building permit, the Developer shall provide proof to the Director
from the Carlsbad Unified and San Marcos Unified School District that this project has
satisfied its obligation to provide school facilities.
1 O. This project shall comply with all conditions and mitigation measures which are required as
part of the Zone 18 local Facilities Management Plan and any amendments made to that
Plan prior to the issuance of building permits, including, but not limited to the following:
a. A growth management park fee of 40 cents per square foot of non-residential
development will be collected at the time of building permit issuance. This fee
will be used to construct recreational facilities to offset demand created by
employees within Local Facilities Management Zone 18.
11. This approval shall become null and void if building permits are not issued for this project
within 18 months from the date of project approval.
12. Building permits will not be issued for this project unless the local agency providing water and
sewer services to the project provides written certification to the City that adequate water
service and sewer facilities, respectively, are available to the project at the time of the
application for the building permit, and that water and sewer capacity and facilities will
continue to be available until the time of occupancy.
13. Developer shall submit and obtain Planning Director approval of a Final landscape and
Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the
City's Landscape Manual. Developer shall construct and install all landscaping as shown on
the approved Final Plans, and maintain all landscaping in a healthy and thriving condition,
free from weeds, trash, and debris.
14. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape
plan check process on file in the Planning Department and accompanied by the project's
building, improvement, and grading plans.
15. Developer shall submit to the City a Notice of Restriction to be filed in the office of the
County Recorder, subject to the satisfaction of the Planning Director, notifying all interested
parties and successors in interest that the City of Carlsbad has issued a(n) Planned
Industrial Permit on the real property owned by the Developer. Said Notice of Restriction
shall note the property description, location of the file containing complete project details and
all conditions of approval as well as any conditions or restrictions specified for inclusion in
the Notice of Restriction. The Planning Director has the authority to execute and record an
amendment to the notice, which modifies or terminates said notice upon a showing of good
cause by the Developer or successor in interest.
16. Developer shall construct trash receptacle and recycling areas enclosed by a six-foot high
masonry wall with gates pursuant to City Engineering Standards and Carlsbad Municipal
Code Chapter 21.105. Location of said receptacles shall be approved by the Planning
Director. Enclosure shall be of similar colors and/or materials to the project to the
satisfaction of the Planning Director.
17. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When
so required, the Developer shall submit and obtain approval of the Fire Chief and the
Planning Director of an Outdoor Storage Plan, and thereafter comply with the approved plan.
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PIP 05-03 -PALOMAR FORUM LOTS 6 & 7
October 6, 2005
Page 5
18. Developer shall submit and obtain Planning Director approval of an exterior lighting plan
including parking areas. All lighting shall be designed to reflect downward and avoid any
impacts on adjacent homes or property.
19. Prior to the issuance of building or grading permits, whichever occurs first, the Developer
shall prepare and record a Notice that this property is subject to overflight, sight and sound of
aircraft operating from McClellan-Palomar Airport, in a form meeting the approval of the
Planning Director and the City Attorney (see Noise Form #2 on file in the Planning
Department).
20. Prior to issuance of building permits, the Developer shall record an Avigation Easement for
the property to the County of San Diego and file a copy of the recorded document with the
Planning Director.
21. All roof appurtenances shall be shielded from view and architecturally integrated with the
building design.
22. Unless otherwise stated, this industrial project shall comply with all applicable City
ordinances and requirements.
23. Prior to occupancy of the first building, the mini park located in Lot 9 shall be
completed; or, a bond guaranteeing completion of the park shall be posted at the
discretion of the Planning Director.
24. Tenant improvements for this project are only permitted if the parking provided
complies with city ordinance parking requirements (CMC Chapter 21.44) for the mix of
uses proposed {office/manufacturing/warehouse). This condition shall be included in
the Notice of Restriction in Condition 15 of this permit approval letter.
Engineering
Unless specifically stated in the condition, all of the following conditions, upon the approval of this
Planned Industrial Permit, must be met prior to approval of a grading permit.
General
25.
26.
27.
28.
Prior to hauling dirt or construction materials to or from any proposed construction site within
this project, Developer shall apply for and obtain approval from, the City Engineer for the
proposed haul route.
Prior to issuance of any building permit, Developer shall comply with the requirements of the
City's anti-graffiti program for wall treatments if and when such a program is formally
established by the City.
Developer shall provide to the City Engineer, an acceptable means, CC&Rs and/or other
recorded document, for maintaining the private easements within the subdivision and all the
private improvements: streets, sidewalks and storm drain facilities located therein and to
distribute the costs of such maintenance in an equitable manner among the owners of the
properties within the subdivision.
Developer shall install sight distance corridors at all driveways on Grey Hawk Court and
Eagle Drive in accordance with Engineering Standards. The limits of these sight distance
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PIP 05-03 -PALOMAR FORUM LOTS 6 & 7
October 6, 2005
Page6
corridors shall be reflected on any improvement, grading, or landscape plan prepared in
association with this development.
29. Prior to issuance of any building permit, the Developer shall submit and receive
approval for a lot line adjustment to create a single lot for this project.
Fees/Agreements
30 Developer shall cause property owner to execute and submit to the City Engineer for
recordation, the City's standard form Geologic Failure Hold Harmless Agreement.
31. Developer shall cause property owner to execute and submit to the City Engineer for
recordation the City's standard form Drainage Hold Harmless Agreement regarding drainage
across the adjacent property.
32. Prior to the issuance of building permits, the provisions of the Waiver and Consent
Agreement (Doc.# 2004-0538024) shall be satisfied in it's entirety.
Grading
33.
34.
35.
Prior to the issuance of a grading permit or building permit, whichever occurs first, Developer
shall submit to the City Engineer proof that a Notice of Intention for the start of work has
been submitted to the State Water Resources Control Board.
This project requires off site grading. No grading for private improvements shall occur
outside the limits of this approval unless Developer obtains, records and submits a recorded
copy to the City Engineer a grading or slope easement or agreement from the owners of the
affected properties. If Developer is unable to obtain the grading or slope easement, or
agreement, no grading permit will be issued. In that case Developer must either apply for
and obtain an amendment of this approval or modify the plans so grading will not occur
outside the project and apply for and obtain a finding of substantial conformance from both
the City Engineer and Planning Director.
Based upon a review of the proposed grading and the grading quantities shown on the Site
Plan, a grading permit for this project is required. Developer shall apply for and obtain a
grading permit from the City Engineer.
Dedications/Improvements
36. Developer shall cause Owner to execute a covenant of easement for a reciprocal access
easement as shown on the Site Plan. The obligation to execute and record the covenant of
easement shall be shown and recording information called out on the Site Plan. Developer
shall provide City Engineer with proof of recordation prior to issuance of building permit.
37. Developer shall execute and record a City standard Development Improvement Agreement
to install and secure with appropriate security as provided by law, public improvements
shown on the Site Plan and the following improvements including, but not limited to
sidewalks, curbs and gutters, water, and fire hydrants to City Standards to the satisfaction of
the City Engineer. The improvements are:
a) Frontage improvements to Grey Hawk Court and Eagle Drive as required.
b) Looped public water system and fire hydrants.
Improvements listed above shall be constructed within 18 months of approval of the
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PIP 05-03 -PALOMAR FORUM LOTS 6 & 7
October 6, 2005
Page 7
development improvement agreement or such other time as provided in said agreement.
38. Developer shall cause Owner to waive direct access rights by separate document and
provide proof of recordation to the City Engineer prior to issuance of a building permit for all
lots abutting Grey Hawk Court (except for approved access points).
39. Prior to the issuance of grading permit or building permit, whichever occurs first, Developer
shall submit for City approval a "Storm Water Pollution Prevention Plan (SWPPP)." The
SWPPP shall be in compliance with current requirements and provisions established by the
San Diego Region of the California Regional Water Quality Control Board and City of
Carlsbad Requirements. The SWPPP shall address measures to reduce to the maximum
extent practicable storm water pollutant runoff during construction of the project. At a
minimum, the SWPPP shall:
a. Include all content as established by the California Regional Water Quality Control Board
requirements;
b. Include the receipt of "Notice of Intent" issued by the California Regional Water Quality
Control Board;
c. Recommend source control and treatment control Best Management Practices (BMPs)
that will be implemented with this project to avoid contact or filter said pollutants from
storm water to the maximum extent practicable before discharging to City right-of-way or
natural drainage course; and
d. Establish specific procedures for handling spills and routine clean up. Special
considerations and effort shall be applied to employee education on the proper
procedures for handling clean up and disposal of pollutants.
40. Prior to the issuance of grading permit or building permit, whichever occurs first, Developer
shall submit for City approval a "Storm Water Management Plan (SWMP)." The SWMP shall
demonstrate compliance with the City of Carlsbad Standard Urban Stormwater Mitigation
Plan (SUSMP), Order 2001-01 issued by the San Diego Region of the California Regional
Water Quality Control Board and City of Carlsbad Municipal Code. The SWMP shall address
measures to avoid contact or filter said pollutants from storm water, to the maximum extent
practicable, for the post-construction stage of the project. At a minimum, the SWMP shall:
a. Identify existing and post-development on-site pollutants-of-concern;
b. Identify the hydrologic unit this project contributes to and impaired water bodies that
could be impacted by this project;
c. Recommend source controls and treatment controls that will be implemented with this
project to avoid contact or filter said pollutants from storm water to the maximum extent
practicable before discharging to City right-of-way;
d. Establish specific procedures for handling spills and routine clean up. Special
considerations and effort shall be applied to employee education on the proper
procedures for handling clean up and disposal of pollutants;
e. Ensure long-term maintenance of all post construct BMPs in perpetuity; and
f. Identify how post-development runoff rates and velocities from the site will not exceed
the pre-development runoff rates and velocities to the maximum extent practicable.
41. Prior to building permit, Developer shall design, apply for and obtain approval of the City
Engineer, for the structural section for the access aisles with a traffic index of 5.0 in
accordance with City Standards due to truck access through the parking area and/or aisles
with an ADT greater than 500. The structural pavement design of the aisle ways shall be
submitted together with required R-value soil test information and approved by the City
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• PIP 05-03 -PALOMAR FORUM LOTS 6 & 7
October 6, 2005
Page 9
53. A fire flow system shall be required for this industrial development and it shall be constructed
as a looped system. The Developer shall complete the looped water system by tying into the
existing waterline system in Grey Hawk Court and Eagle Drive to the satisfaction of the
District Engineer.
Code Reminders
The project is subject to all applicable provisions of local ordinances, including but not limited to the
following:
54. Developer shall exercise special care during the construction phase of this project to prevent
offsite siltation. Planting and erosion control shall be provided in accordance with Carlsbad
Municipal Code Chapter 15.16 (the Grading Ordinance) to the satisfaction of the City
Engineer. •
55. Any signs proposed for this development shall at a minimum be designed in conformance
with the City's Sign Ordinance and shall require review and approval of the Planning Director
prior to installation of such signs.
If you have any questions, please call Greg Fisher at (760) 602-4629.
Sincerely,
~76
DON NEU
Assistant Planning Director
DN:GF:bd
c: Glen Van Peski
Data Entry
File Copy
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As-Graded Compaction Report, Lots #3 Through #7
City of Carlsbad Project #99-06, Drawing #399-4A
Page2
February 16, 2005
D. "Amended Conformance Letter For Grading Conducted on Lots #4, #5, #6, and #7,
Palomar Forum, City of Carlsbad Project #99-06, Drawing #399-4A", prepared by
this office, dated November 19, 2004, Job #04-315-F.
II. GEOLOGY
Geologic conditions at the project site were exposed in graded excavations including cut
slopes along the south perimeter below Palomar Airport Road. The slopes expose a
section of sedimentary formational rocks including fine-grained sandstone with siltstone
and claystone interbeds. Structural conditions are dominated by poorly developed
bedding surfaces that are flat-lying or dip in a southerly direction at low angles. These
conditions are favorable for the gross geologic stability of the cut slopes.
The noted section is impacted by a related series of shears exposed in the slope above
Lot #5 (See Sheet 6 of 7). The shears are steeply dipping breaks that evidence minor off-
set of the _Eocene aged rocks. The shear zone is not related to a significant or potentially
active fault and will not affect the development of Lot #5.
Ill. G'RADING INFORMATION/GROUND PREPARATION
Prior to grading operations, the site within the limits-shown on the approved grading plan
was cleared of. vegetation. All questionable loose and compres~ible soils were also
removed from the areas receiving fill. Adequate keys or benches were constructed a
minimum of 2-feet into firm, undisturbed natural ground or formational soils prior to fill
placemer:it.
As of this date the cut portion of lots #4, and #5 have not been undercut a minimum of 3-
feet or ~2-inches below the bottom of the deepest footing, and replaced as a structural fill
which will decrease the potential for concrete cracking along the daylight (cut/fill) line. It
is understood that this will be completed when the location and layout of the proposed
buildings and improvements for each lot is known, and "fine grading" is conducted on
these lots.
Lots #6 and #7 are all "fill" lots, therefore mitigation for cut/fill lines is not warranted.
A canyon subdrain was installed in accordance with the recommendations put forth in our
above referenced "Geotechnical Update and Grading Plan Review'' r~port. The locations
are shown on Sheet 7 of ?attached herein. Vertical clean-out sites were eliminated from
the extendetj pipes by increasing the recommended pipe diameters by 2-inches. The
completed system was camera videoed after filling began.
YINIE & MIDDLETON ENGINEERING, INC. • 2450 Vineyard Avenue• Escondido, California 92029-1229 • Phone (760) 743-1214
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As-Graded Compaction Report, Lots #3 Through #7
City of Carlsbad Project #99-06, Drawing #399-4A
Page3
February 16, 2005
Average 36-inch diameter rocks were properly placed under our observation in rock
disposal areas on Lots #5 and #7 as shown on the attached plans. The rocks were placed
in "windrows" with 20-foot separation between each windrow. The rocks were kept a
minimum .of 15-feet from the face of slope with a minimum of 10-feet of compacted fill
above the rocks.
6-inch minus asphalt was buried beneath Eagle Drive approximately 15-feet below finish
surface of the roadway between station 18+40 and 21+00. •
Stabilization fill'ing was conducted in the graded embankment along the south perimeter
of the project above Lots #3 and #5. The work was necessary to repair erosions
associated withAhe recent record high winter rains. Above Lot #3, .deep gullies were
created by uncontrolled run-off from Palomar Airport Road above. The stabilization fill
above Lot #5 was to repair a slope failure within saturated claystone units which were also
impacted by uncontrolled run-off, see Plate A-A Details of the slide condition and repair
recommendations were given in the referenced "Slope Repair'' letter prepared by this
office, dated November, 2004. The repair was completed in substantial conformance with
the repair recommendations.
Site preparation and grading were conducted in substantial conformance with Appendix
Chapter 33 of the 2001 Uniform Building Code, the Grading Ordinance for the City of
Carlsbad and our above listed geotechnical update report. All inspections and testing
were conducted under the observation of this office.
In our"opinion, all embankments and excavations were constructed in substantial
conformance· with the provided grading plan, and are acceptable in that these lots
are "contour" graded.
IV. FILL PLACEMENT
Fill was placed in 6 to 8-inch lifts and compacted by means of heavy construction
equipment. Field density tests were performed in accordance with ASTM Method D-1556
sand cone method and ASTM D-2922 nuclear densimeter as the fills were placed. The
moisture content for each density sample was also determined. The approximate locations
of the field density tests are shown on the attached plans.
The locations of the tests were placed to provide the best possible coverage. Areas of low
compaction, as indicated by the field density tests, were brought to the attention of the
contractor. These areas were reworked by the contractor and retested. The test locations
and final test results are summarized on the compaction test result table. Elevations and
locations of field density tests were determined by hand level and pacing/tape measure
relative to field staking done by others.
VrNJE & MIDDLETON ENGINEERING, INC. • 2450 Vineyard Avenue• Escondido, California 92029-1229 • Phone (760) 743-1214
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As-Graded Compaction Report, Lots #3 Through #7
City of Carlsbad Project #99-06, Drawing #399-4A
Page4
February 16, 2005
The results of our field density and laboratory testing indicate that the fills for the subject
lots were compacted ·to at least the following minimum requirements of the corresponding
maximum dry density.
A. Lot #3: The bottom 32-feet was compacted to a minimum of 93% compacted fill,
overlaid by a 23-foot secti.on of 90% compacted fill. Overall fill differential depth is
approximately 50-feet.
B. Lots #4 and #5: Both are underlaid by 90% compacted fills, with approximate fill
differential depth of 15-feet.
C. Lot #6: Is underlaid by 90% compacted fills, with approximate fill differential depth
of 5-feet.
D. Canyon Areas, Lot #7: The bottom 11-feet was compacted to a minimum 95%,
overlaid with a 35-foot section of 93% compacted fill, overlaid by a 20-foot section
of 90% compacted fill. Overall fill differential depth is approximately 50-feet.
V. APPROPRIATE LABORATORY TESTS
A. Maximum Dry Density Optimum Moisture Tests: The maximum dry density and
optimum moisture contents of the different soil types used as compacted fifl were·
determined in accordance with ASTM Method D-1557.
B. Expansion Tests: . Expansion tests were conducted per 2001 UBC Standard
Procedure 18-2 on representative samples of the on site clayey soils during the
preliminary investigative phase_ of the project in order to determine the expansion
potential and to provide appropriate foundation recommendations. As no new soils
were encountered during the grading operations, no additional testing was
conducted. The clayey soils placed on these lots range from medium to high
expansive, Expansion Index ranging from a low of 51 to a high of 130.
C. Direct She_ar Tests: Direct shear tests were conducted on representative samples
of the on site soils during the preliminary investigative phase of the project in order
to determine the allowable bearing capacity and to provide retaining wall design
parameters. As no new soils were encountered during the grading operations, no
additional testing was conducted.
Appropriate laboratory testing will be conducted after the completion of "fine
grading", in order to provide site specific recommendations.
VINTE & MIDDLETON ENGINEERING, INC. • 2450 Vineyard Avenue• Escondido, California 92029-1229 • Phone (760) 743-1214
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As-Graded Compaction Report, Lots #3 Through #7
City of Carlsbad Project #99-06, Drawing #399-4A
VI. REC.OMMENDATIONS
A. Foundations
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February 16, 2005
Foundation recommendations will depend on final building design and placement.
These recommendations will be provided at a later date when the location and
layout of the proposed buildings and improvements for each lot is known.
B. Slopes
All slopes should be landscaped with types of plants and planting that do not require
excessive irrigation. Excess watering of slopes should be avoided. Slopes left
unplanted will be subject to erosion. The irrigation system should be installed in
accordance with the governing agencies.
Water should not be allowed to flow over the slopes in an uncontrolled manner.
Until landscaping is fully established, plastic sheeting should be kept accessible to
protect the slopes from periods of prolonged and/or heavy rainfall. Berms should
be constructed along the top edges of all fill slopes. In no case should water be
allowed to pond or flow over slopes.
VII. GENERAL INFORMATION
It should be noted that the characteristics of as-compacted fill may change due to post-
construction changes from cycles of drying and wetting, water infiltration, applied loads,
characteristics such as in strength behavior, compressibility behavior, volume change
behavior, permeability, etc.
This office is to be notified no later than 2 p.m. on the day before any of the
following operations begin to schedule appropriate testing and/or inspections.
A Fill placed under any conditions 12 inches or more in depth, to include:
1. Building pads.
2. _street improvements, sidewalks, curbs and gutters.
3. Utility trench backfills.
4. Retaining wall backfills.
5. The spreading or placement of soil obtained from any excavation (spoils from
footings, underground utilities, swimming pools, etc.).
VJNJE & MIDDLETON ENGINEERING, INC. • 2450 Vineyard Avenue • Escondido, California 92029-1229 • Phone (760) 743-1214