HomeMy WebLinkAboutSP 211; Carlsbad Oaks North Business Park; CARLSBAD OAKS NORTH BUSINESS PARK SPECIFIC PLAN 211; 2002-10-08c
B
SPECIFIC PLAN
SP 211
Prepared by:
City of Carlsbad Planning Department
City of Carlsbad Engineering Department
O'Day Consultants
Ladwig Design Group, Inc.
ADL Planning Associates, Inc.
Approved by Planning Commision
Resolution No. 5246 , dated 08/21 102
Approved by City Council
Resolution No. 2002-296 dated ioios~oz
Ordinance No. NS-646 dated 10/08/02
Cxlsbad Oaks North Business Paik
Specific Plan No, 211
City of Carlsbad Planning Department
Michael Holzmiller ........................................................................... Planning Director
Gary Wayne ...................................................................... Assistant Planning Director
Chris DeCerbo ..................................................................................... Pnnci pal Planner
Anne Hysong ...................................................................................... Associate Planner
City of Carlsbad Engineering Department
Lloyd Hubbs ........................................................................... Director of Public Works
Bob Wojcik ................................................................................... Deputy City Engineer
Skip Hammann .............................................................................. Senior Civil Engineer
Clyde Wic kham ................................................................................. Associate Engineer
Carlsbad Oaks North Partners, L.P. Owner
Techbilt Construction, Corp.
Mr. Paul Tchang
Ms. Jenny Tchang
Mr. Ted Tchang
Mr. Doug Woods
Developer
O’Day Consultants, Inc. Engineer
Pat O’Day .......................................................................................................... President
Tim Carroll ............................................................................................ Project Engineer
Ladwig Design Group, Inc. Planner
Bob Ladwig ....................................................................................................... President
ADL Planning Associates, Inc. Landscape Architecture
Tony Lawson ..................................................................................................... President
Carlsbad Oaks North Specific Plan
TABLE OF CONTENTS
I . INTRODUCTION ............................................................................................................................................................... 1-1
A .
B .
C .
D .
E .
F .
G .
H .
I .
J .
II .
A .
B .
C .
D .
III .
A .
B .
C .
D .
E .
F .
G .
H .
’ I .
J .
K .
L .
M .
N .
0 .
P . Q . R .
S .
T .
U .
V .
W .
IV .
A .
B .
C .
D .
E .
F .
G .
H .
I .
J .
INITIATION OF PLAN .................................................................................................................................................................. 1-1
PROJECT LOCATION AND OWNERSHIP ....................................................................................................................................... 1-2
SPECIFIC PLAN ACREAGE AND SITE DESCRIPTION ..................................................................................................................... 1-5
PURPOSES ................................................................................................................................................................................. 1-5
PROPOSED LAND USES ............................................................................................................................................................. 1~
ISSUES ADDRESSED IN THE PLAN ............................................................................................................................................... 1-9
RELATIONSHIP OF THE PLAN’S POLICIES TO ITS REGULATIONS .................................................................................................. 1-9
COMPLIANCE WITH THE GENERAL PLAN ................................................................................................................................... 1-9
ENTITLEMENT APPROVALS PERMITTED BY THE SPECIFIC PLAN ............................................................................................... 1-1 1
SEVERABILITY CLAUSE ........................................................................................................................................................... 1-12
LAND USE ..................................................................................................................................................................... 11-1
INTRODUCTION ........................................................................................................................................................................ 11-1
GENERAL DEVELOPMENT CONCEPT ......................................................................................................................................... H.
GOALS AND POLICIES ............................................................................................................................................................... II-7
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ............................................................................. .- 1
PERMITI-ED USES ................................................................................................................................................................... 111-1
OPPORTUNITIES AND CONSTRAINTS ......................................................................................................................................... n- 1
PARKING ................................................................................................................................................................................ 111-3
BUILDING SETBACKS ............................................................................................................................................................. 1114
MINIMUM LOT SIZE ............................................................................................................................................................... md
LANDSCAPE ARCHITEC nm~ .................................................................................................................................................. 111-6
MAINTENANCE, ARCHITECTURAL REVIEW AND AIR QUALlTY CONTROL PROVISIONS .......................................................... 1n-21
SIGNS AND GRAPHIC REQUIREMENTS ............................................................. ................................................................... 1n-22
ARCHITECTURAL GU~>ELINES .............................................................................................................................................. 111-25
EMPLOYEE EATING AREAS ................................................................................................................................................... 111-26
BUILDING HEIGHT ............................................................................................................................................................... 111-26
STORAGE AREAS ................................................................................................................................................................. 111-27
METAL STRUCTURES ........................................................................................................................................................... 111-27
BIKE LANES ......................................................................................................................................................................... 111-27
PEDESTRIAN TRA ................................................................................................................................................................ 111-27
TELEPHONE AND ELECTRICAL SERVICES .............................................................................................................................. 111-27
NUISANCES .......................................................................................................................................................................... h1-28
SCREENING OF EQUIPMENT .................................................................................................................................................. 111-28
OUTDOOR LIGHTING ............................................................................................................................................................ 111-28
PERFORMANCE STANDARDS ................................................................................................................................................ 111-29
LOADING AREAS .................................................................................................................................................................. 111-29
BLASTING AREAS AND TEMPORARY MATERIALS PROCESSING CENTERS ............................................................................. 111-30
LOT COVERAGE ................................................................................................................................................................... 111-26
REFUSE COLLECTION AREAS ............................................................................................................................................... 111-30
PUBLIC FACILITIES INFRASTRUCTURE PLAN ................................................................................................ 1v-1
INTRODUCTION ...................................................................................................................................................................... 1v-1
PARK FACILITIES ................................................................................................................................................................... 1v-1
OPEN SPACE ............................................................................................................................................................................. 2
FIRE ....................................................................................................................................................................................... 1v-2
SCHOOLS ................................................................................................................................................................................ 1v-3
SEWER FACIL~S ................................................................................................................................................................... - 7
DRAINAGE FACILITIES .......................................................................................................................................................... 1v-11
STORM WATER POLLUTION PREVENTION ............................................................................................................................. 1v-13
CITY ADMINISTRATIVE FACILITIES AND LIBRARY FACILITIES ................................................................................................ 1v-1
TRANSPORTATION FACILITIES ................................................................................................................................................ 1v--3
ii
Carlsbad Oaks North Specific Plan
V .
A .
B .
C .
D .
E .
F .
G .
H .
VI .
A .
B .
VII .
A .
B .
C .
VIII .
A .
SPECIFIC PLAN IMPLEMENTATION MEASURES ............................................................................................. V-1
REGULATIONS AND ORDINANCES ........................................................................................................................................... V-1 ENFORCEMENT ....................................................................................................................................................................... V- 1
AMENDMENT PROCEDURES: MINOR, h”WOR, AND FTVE-YEAR COMPREHENSIVE REVIEW AND UqDATE ................................ v-2
FINANCING ............................................................................................................................................................................. v4
PHASING ................................................................................................................................................................................. v4 CAPITAL IMPROVEMENTS PROGRAM ....................................................................................................................................... V4
GRADINGRROSION CONTROL ................................................................................................................................................. V-7
ENVIRONMENTAL IMPADSMITIGATION ................................................................................................................................ V-7
SPECIFIC PLAN ENVIRONMENTAL REVIEW ................................................................................................... ~- 1
RELATIONSHIP TO ENVIRONMENTAL IMPACT REPORT 98-08 ...................................................................................................... 1
SUBSEQUENT ENVIRONMENTAL REVIEW ................................................................................................................................... 2
SPECIFIC PLAN ADMINISTRATION ................................................................................................................... v1-1
INTRODUCTION ..................................................................................................................................................................... W- 1
STATE REQUIREMENTS ......................................................................................................................................................... W-1
LOCAL REQUIRE~NTS ......................................................................................................................................................... W-1
SPECIFIC PLAN ENFORCEMENT .................................................................................................................. .VIII- 1
VIOLATION OF SPECIFIC PLAN ............................................................................................................................................. m-1
iii
Carlsbad Oaks North Specific Plan
LIST OF EXHIBITS
FIGURE 1 REGIONAL. MA^ ............................................................................................................................................................... 1-3
FIGURE 3 LAND USE ACREAG ~s ..................................................................................................................................................... 1-7
FIGURE 5 EXISTING GENERAL PLAN ............................................................................................................................................. 1-13
FIGURE 6 PROPOSED GENERALPLAN ........................................................................................................................................... 1-14
FIGURE 8 VEGETATION TypES ...................................................................................................................................................... 11. FIGURE 9 WETLANDS AND NON-WETLANDS ................................................................................................................................. 11-5
FIGURE 2 VICINITY MAP ................................................................................................................................................................. I.
FIGURE 4 LAND USE SCHEMATIC ................................................................................................................................................... 1-8
FIGURE 7 PROPOSED ZONING ....................................................................................................................................................... 1-15
FIGURE 10 LAND USE PLAN ......................................................................................................................................................... 1-10
FIGURE 11 BOUNDARY CROSS SECTIONS ..................................................................................................................................... 1-1 1
FIGURE 13 GRADING CONCEPT ..................................................................................................................................................... 1-13
FIGURE 12 TRAIL DETA IL ............................................................................................................................................................. 1-12
FIGURE 14 LANDSCAPE MAINTENANCE AREAS ......................................................................................................................... 1u-18
FIGURE 15 MINI-PARK CONCEPT ............................................................................................................................................... 111-19
FIGURE 16 COMMUNITY IDENTITYENTRYWAY SIGNS ............................................................................................................... III-24
FIGURE 18 STREET CROSS SECTIONS ........................................................................................................................................... 1v-5
FIGURE 19 CIRCULATION ............................................................................................................................................................. 1v-6
FIGURE 21 OFFSITE SEWER ........................................................................................................................................................ 1v-10
FIGURE 23 NPDES FACILITIES .................................................................................................................................................. 1v-20
FIGURE 25 PHASING PLAN ............................................................................................................................................................ V-6
FIGURE 26 EIR SUMMARY TABLE ................................................................................................................................................ V-8
FIGURE 15~ MINI-PARK CONCEPT FOR LOT 9 ................................................................................................................................. 1-20
FIGURE 17 I~LA~TING AREAS AND TEMPORARY MATERIALS PROCESSING CENTE ~s ................................................................. 1n-32
FIGURE 20 SEWER ....................................................................................................................................................................... 1v-9
FIGURE 22 DRAINAGE ................................................................................................................................................................ 1v-12
FIGURE 24 WATER .................................................................................................................................................................... 1v-21
iv
Carlsbad Oaks North S~ecifii Ran - ~-
I. INTRODUCTION
A. Initiation of Plan
The Carlsbad Oaks North Specific Plan was prepared at the request of the property owner, Techbilt
Construction, Inc. In 1986, the Carlsbad Airport Business Center Specific Plan (SP200) was approved.
Although the proposed Carlsbad Oaks North Business Park site was included as Area B of SP 200, the
document set forth the detailed regulations, conditions and programs for development of Area A, whch consists
of 187 acres located directly to the south of the project site. This area has been developed with industrial uses in
accordance with the approval of SP 200. The split of the Specific Plan into the southern and northern parts was
determined to be the best mechanism to allow development of the southern portion of the Specific Plan. In
1986, it was anticipated than an amendment to the Carlsbad Airport Business Center Specific Plan would take
place to include a more detailed discussion of the northern portion of the Specific Plan. The proposed Specific
Plan for the Carlsbad Oaks North Business Park is proposed in lieu of the amendment anticipated to address
development of the site.
M
Carlsbad Oaks North Specific Pian
B. Project Location and Ownership
The Carlsbad Oaks North Business Park project is located in the northeast quadrant of the City of Carlsbad,
entirely within the boundary of Local Facilities Management Zone 16. Specifically, it is located on a 4 ICacre
parcel north of Palomar Airport Road, one-quarter mile east of El Camino Real. A regional map depicting the
location of the property within the County and a vicinity map presenting the location of the property in the City
of Carlsbad are provided in Figures 1 and 2 on pages 1-3 and 1-4. The completion of Faraday Avenue and the
extension of El Fuerte Street will provide access to the site. Planned industrial and open-space land-use
designations surround the property on the north, south and west sides.
Immediately south of the proposed project is Carlsbad Oaks, an existing 187-acre industrial development
governed by the Carlsbad Airport Business Center Specific Plan (SP 200), Tentative Subdivision Map (CT 74-
21) and subsequent Final Subdivision. Grading, improvements for water, sewer, streets and drainage facilities
have all been completed on this area, as well as significant industrial building development. The Carlsbad
Safety Center and Faraday Industrial Park (CT 85-12), is located to the west of this property. This project has
not been recorded or developed. On the east side of the project, within the City of Vista, lies the Canyon Creek
single-family residential development. Canyon Creek is a 285 unit, 6,000 square foot minimum single family
project (PC 88-76) that is part of the Vista Business Park Specific Plan. Carlsbad Raceway is also located
approximately a half-mile east of the project site. Immediately north of the proposed project is the Dawson Los
Monos Canyon Reserve. This 260+/- acre sensitive area is part of the University of California Natural Land and
Water Resources System and is used by the university for scientific and educational purposes. The property
immediately to the west of this reserve is undeveloped county land with a portion being farmed. The property
is owned by Carlsbad Oaks North Partners, L.P., and Escondido Serenas Development, Inc., and is legally
described as: A portion of Lot “B” of Rancho Agua Hedionda, in the City of Carlsbad, County of San Diego,
State of California, according to map thereof No. 823, filed in the office of the county recorder of San Diego
County, November 16,1896, excepting there from all that portion lying southerly of the northerly line of
Carlsbad Tract No. 74-21, according to Map No. 10372, filed in the Office of the County Recorder of San
Diego County, April 13,1982.
I-2
PACIFIC OCEAN
lodwig besign Group BUSINEISS PARK
I--3
Figure 1
Regional Map
ladwig Design Group
Figure 2
Vicinity Map
1-4
Carlsbad Oaks North Specific Plan
C. Specific Plan Acreage and Site Description
The project site encompasses a total of approximately 414 acres. The City’s General Plan designates 282 acres
for Planned Industrial (PI) and 135 acres for Open Space (OS). The proposed land use acreages are for
approximately 194 acres of Planned Industrial (PI) and 220 acres of Open Space (OS).
The development boundaries of the proposed industrial project which overlaps designated Open Space
boundaries represent an agreement with the City, State and Federal wildlife agencies and the land owner through
the Habitat Management Plan (HMP) ‘Xardline” process.
Environmentally constrained areas of the site include the Ap Hedionda Creek and its southern fork, La Mirada
Creek, and a linear riparian woodland consisting of oaks, willow and sycamore trees in the southerly portion of
the parcel. The site is also occupied by a number of sensitive habitat types including Coastal Sage Scrub,
Southern Maritime Chaparral/Nuttall’s Scrub Oak, Southern Mixed Chaparral, and Valley Needlegrass. The site
topography can be characterized by three different topographic areas: the north facing hillside slopes that extend
down from the existing Carlsbad Airport Business Center development to the south, the rocky hills which cover
the central and northern site areas, and the intervening east and west canyon drainage. Portions of the site have
been previously cultivated for agricultural purposes.
D. Purposes
The purpose of this Specific Plan is to provide for the design, development and operation of a light industrial
complex within the City of Carlsbad. The land-use plan and development regulations will insure an industrial
development that conforms to community goals and values and the protection of adjacent land uses from
unfavorable impacts. This Specific Plan will address land uses, development standards, design guidelines,
public facilities, infrastructure implementation measures, environmental considerations, administration, and
enforcement.
This Specific Plan is adopted pursuant to the provisions of California Government Code sections 65450 et seg.
and the Land-Use Element of the City of Carlsbad General Plan. The Specific Plan establishes the zoning and
development standards for this property. The Specific Plan provides detailed regulations, conditions and
Carlsbad Oaks North Specific Plan
procedures for development within the area specified herein. Unless otherwise specified in this plan, the project
is consistent with and will implement the following city and airport land use plans/policies:
City of Carlsbad General Plan
Carlsbad Municipal Code, Section 21.90 (Growth Management Program)
Zone 16 Local Facilities Management Plan
McClellan-Palomar Airport Comprehensive Land Use Plan
E. Proposed Land Uses
The entire property is currently designated under two major General Plan land-use classifications. 282 acres are
designated as Planned Industrial (PI), with the remaining 135 acres designated as Open Space (OS) (See Figure
5, page 1-13). Proposed land uses will result in an adjustment to the existing land use boundaries of the General
Plan so that 194.5 acres are designated for PI (including 26.6 acres ofroadways) and 219.5 acres are designated
as OS in conformance with the City's Habitat Management Plan (HMP) hardline open space boundaries (See
Figure 6, page 1-14). Zoning for the property will be changed to Planned Industrial (P-M) and Open Space
(OS), consistent with the land use designation boundaries (See Figure 7, page 1-15).
Carlsbad Oaks North Business Park is a planned industrial development which will consist of several different
uses such as industrial, research and development, and office uses. Commercial land uses that directly support
the industrial park may be permitted on certain lots along Faraday Avenue and El Fuerte Street (approximately
44.3 acres). The Tentative Map consists of 23 industrial lots ranging in size from 2.6 acres to 20.8 acres, 1
Open Space lot (Lot 9) for a passive recreational area or a future pump station, and 3 Open Space lots.
Industrial pad acreages range in size from 1.8 to 20.6 acres. Two circulation arterial roadways must be extended
to provide access to the site: Faraday Avenue will be extended from its existing easterly terminus to the Specific
Plan eastern boundary, and El Fuerte Street from its existing northerly terminus to Faraday Avenue. A table and
map detailing proposed land uses and associated square footage is provided on Figures 3 and 4, pages 1-7 and I-
8, respectively.
Carlsbad Oaks North Specific Plan
(Commercial Uses within Industrial)
Sewer Pump StatiodOpen Space
Streets
hen %ace
Figure 3 Land Use Acreages
(44.3 ac)* .
0.6 ac.
26.6 ac.
219.5 ac.
I Industrial I 167.3 ac. 1
I 1 TOTAL 414.0 acres I *Note: The acreage for auxiliary Commercial Uses within Industrial is included within the Industrial Acreage.
I-7
*.*+- II Lz1 Sewer Easement* (with Pedestrian Trail only in Lot 1 1 ) ml Ecrting Areas (lot 9 only if not used for pump station)
*construction of trail will be a
condition of approval where necessary
Note: Offsite Faraday Avenue
construction extends to Orion Way
refer to Tentative Map 97-1 3 for more detail
Codwig Design Group
Figure 4
Land Use Schematic
1-8
Carlsbad Oaks North S~ecifi~ Plan -
F. Issues Addressed in the Plan
Issues addressed by this plan include land use compatibility with the existing industrial development to the south
(Carlsbad Airport Business Center), the existing open space and industrial development to the west (Faraday
Industrial Park, the Dawson Los Monos Canyon Reserve to the north, the existing residential development to the
east, and the airport. Issues also include preservation of open space (includmg the protection and maintenance
of sensitive biological resources), visual aesthetics of the development, consistency with the General Plan,
provision of adequate public facilities and improvements, and the Zone 16 Local Facility Management Plan.
G. Relationship of the Plan's Policies to its Regulations
The Carlsbad Oaks North Specific Plan is both a policy and a regulatory document. The Plan will serve as the
zoning ordinance for the subject property. Where the plan varies from the existing city regulation, specific
policy statements are presented to clarify the intent and purpose of the proposed regulation.
The specific plan goals and policies, as specified in Section IID below, will serve to generally guide and direct
development within Carlsbad Oaks North Business Park. The specific plan regulations will implement these
goals and policies. Detailed regulations will control the type, location, intensity, and appearance of
development in Carlsbad Oaks North Business Park. The illustrative plans contained in this document are
conceptual in nature only. Specific project site design shall be subject to future City review and must conform
to all applicable codes, standards and design requirements.
H. Compliance with the General Plan
The Carlsbad Oaks North Specific Plan is consistent with and implements the Carlsbad General Plan.
Specifically, it addresses the following General Plan goals applicable to Carlsbad Oaks North Business Park
1. Land Use Element
a.
industries.
Industrial Goal A - A City which develops an industrial base of light, pollution-free
The Carlsbad Oaks North Specific Plan is consistent with the intent of this goal, as it incorporates office,
research and development and light manufacturing uses into the Specific Plan.
Carlsbad Oaks North Specific Plan
b. Commercial Goal A - A City that achieves a healthy and diverse economic base by
creating a climate for economic growth and stability.
The light industrial component of the Carlsbad Oaks North Specific Plan will strengthen the City's tax base, as
well as provide increased job opportunities for local residents. The Carlsbad Oaks North Specific Plan allows
for the commercial development of appropriate lots to serve the needs of the specific plan's tenants as well as
accommodating local residents.
c. Employment Goal A - A City which develops an industrial base of light, pollution-
free industries of such magnitude as will provide a reasonable tax base and a
balance of opportunities for employment of local residents.
The Carlsbad Oaks North Specific Plan includes 23 industrial lots ranging in size from 3.0 acres to 20.7 acres,
which will provide a significant tax base, as well as employment opportunities for local residents.
d. Environmental Goal A - A City which protects and conserves natural resources,
fragile ecological areas, unique assets and historically significant features of the
community.
The Carlsbad Oaks North Specific Plan is consistent with the intent of this goal by protecting large areas of
natural resources, and by buffering the Los Monos Canyon Reserve. The project area is generally drained by
the Agua Hedionda Creek. The northwest portion of the project area drains to Agua Hedionda creek, and the
remaining portion of the area drains south to La Mirada Creek, whch is a major tributary of Agua Hedionda
Creek. All proposed lots drain southerly away from the Los Monos Reserve. A small area of undeveloped land
adjacent to the reserve will drain from the Carlsbad Oaks North open space lot 12 to the northwest and into the
natural drainage course into the reserve.
2. Open Space and Conservation Element
a. Goal A.l Preserve and create an open space system
Preservation of open space, and particularly the large open space habitat comdor that wraps around the Specific
Plan area from the northwest to the southeast, is an important aspect of the Specific Plan. Open space
constitutes the largest single land use within the Specific Plan area, and much of the Specific Plan open space is
in this large, contiguous habitat corridor. The large open space areas shown in the Carlsbad Oaks North
Specific Plan will provide a certain degree of visual relief to the industrial park, as well as a sense of natural
spaciousness.
c10
Carlsbad Oaks North SPecific Plan
3. Circulation Element
a. Alternative Modes of Transportation Goal A - A City which promotes, encourages,
and accommodates a variety of transportation modes as alternatives to the
automobile.
The circulation plan for Carlsbad Oaks North Business Park has been designed to comfortably accommodate
automobile, mass transit, pedestrian and bicycle needs. Bus services, shuttle linkages to the Coaster, bicycle and
pedestrian trails are all encouraged in Carlsbad Oaks North Business Park as alternatives to the automobile, as
discussed below.
b. Street and Traffic Control Goal A.l- A City with an integrated transportation
network serving local and regional needs which accommodates a balance of
different travel modes based on safety, convenience, attractiveness, costs,
environmental and social impacts.
Regionally, the city of Carlsbad, is served by the North County Transit District (NCTD) which provides bus
transit services to the north county coastal communities, including the cities of Oceanside, Carlsbad, Encinitas,
and Del Mar. The NCTD currently operates two local bus routes through the City of Carlsbad, two “comdor”
bus routes which run along the coastal comdor and the El Camino corridor inland, and one express line that
provides bus service from Oceanside to La Jolla and San Diego. A commuter rail service, the Coaster, has been
established linking Oceanside with San Diego along the existing San Diego Northern Railroad which connects
Los Angeles and San Diego. Two station locations in the city of Carlsbad, on Grand Avenue and on Poinsettia
Lane have been constructed along the 42 mile Coaster line. Support transit service, in the form of shuttles, will
be encouraged between the stations and Carlsbad Oaks North Business Park.
The Carlsbad Oaks North Specific Plan will provide a pedestrian circulation system which is both safe and
comfortable, thus encouraging non-vehicular traEc. A pedestrian trail easement within the open space system
or an expanded right-of-way along El Fuerte Street and Faraday Street will enhance the pedestrian experience,
thus encouraging the use of alternate modes of transportation. In addition, with the completion of Faraday
Avenue and El Fuerte Street, public transportation will have access to the Specific Plan area.
I. Entitlement Approvals Permitted by the Specific Plan
Approval of this specific plan establishes the zoning for Carlsbad Oaks North Business Park, setting forth the
permitted uses and regulatory criteria and guidelines. Future development of Carlsbad Oaks North Business
Carisbad Oaks North Specific Plan
Park is subject to all terms and conditions of the specific plan. This plan serves to implement the General Plan in
conjunction with the Planned Industrial (PM) zoning classification on the site. Any details or issues not
specifically covered by this Specific Plan shall be subject to the regulations of the Carlsbad Zoning Code. All
development will comply with the development standards of the PM zone, Chapter 2 1.34 of the Zoning
ordinance unless otherwise specified herein. Approval of this plan does not vest any rights for hture approvals
of any licenses, discretionary acts or other entitlements necessary for future development within Carlsbad Oaks
North Business Park.
An Environmental Impact Report, Local Facility Management Plan Amendment, Tentative Map, Special Use
Permit, Hillside Development Permit and Planned Industrial Permit have been processed concurrently with this
Specific Plan. Future discretionary approvals required prior to development in the specific plan area shall
include one or more of the following:
Planned Industrial Permits
Non-Residential Planned -Development Permit (as appropriate)
Conditional Use Permit (as appropriate)
J. Severability Clause
In the event that any regulation, condition, program, or portion of this specific plan is held invalid or
unconstitutional by the California or Federal Court of competent jurisdiction, such portions shall be deemed
separate, distinct and independent provisions, and the invalidity of such provisions shall not affect the validity of
the remaining provisions thereof.
61 2
Legend
Onsite General Plan Designations (PI and OS)
Offsite General Plan Designations (PI and OS]
lodwig Design Group
m No Scale
Figure 5
Existing General Plan
1-1 3
Legend
Proposed General Plan Designations (PI and OS) I No Scale I
Existing General Plan Designations (PI and OS)
Lodwig Design Group
Figure 6
Proposed General Plan
1-1 4
Legend
Entire Site is Currently Zoned P-C
ml Proposed Zoning (P-M and 0-S)
ladwig Design Group
lq-
No Scale
Figure 7
Proposed Zoning
I--1 5
Carlsbad Oaks North Specific Plan
II. LAND USE
A. Introduction
This section describes the Carlsbad Oaks North Specific Plan, its goals and proposed land uses. It begins with
an overview of the site’s opportunities and constraints for development, including land use compatibility issues,
natural and cultural features, and infrastructure considerations. A general development concept follows, which
describes the proposed land uses. Goals, objectives, and policies follow, which will provide the framework for
future development of Carlsbad Oaks North Business Park.
B. Opportunities and Constraints
1. Land Use Compatibility Issues
Carlsbad Oaks North Business Park is compatible with the existing industrial developments to the south
(Carlsbad Oaks Business Center) and west (Faraday Industrial Park). Its proximity to the Dawson Los Monos
Reserve to the north and the residential development in the City of Vista to the east will require special
consideration to achieve compatibility with respect to noise, hazards and aesthetics. The development also lies
within the flight activity zone of Palomar Airport. To achieve compatibility with Palomar Airport and to meet
FAA requirements, a building height restriction matching the highest natural elevation on the property will be
required.
2. Natural and Cultural Features
The most significant natural feature on the site is the Agua Hedionda Creek and its southern fork, La Mirada
Creek, which cross the southerly portion of the parcel. Natural plant communities along this area include oak
riparian forest, oak woodland, willow scrub, and marshes. Much of this natural habitat will be preserved. On
the remainder of the site are gently rolling shrub-covered hlls previously cultivated for agricultural purposes.
Predominant plant communities here include chaparral and coastal sage scrub. Several eroded hillsides contain
gullies. To the north of the site lies the 21 8 acre Dawson Los Monos Reserve. This sensitive area is part of the
University of California Natural Land and Water Resources System and is used by the university for scientific
and educational purposes. A 300’ buffer between the Reserve and the project is proposed (see Figure 10, page
11-10).
Carlsbad Oaks North Specific Plan
Cultural sites are located within the boundaries of Carlsbad Oaks North Business Park. The sites have been
identified and will require further investigation or possible mitigation prior to grading or disturbance.
3. Infrastructure Considerations
The alignments of Faraday Avenue and the extension of El Fuerte have been carefully considered to minimize
impacts on La Mirada Creek and still function as intended by the Circulation Element. Creek crossings, which
would have been originally required by the General Plan alignment, have been eliminated by moving the
alignment of El Fuerte westward. The only remaining creek crossing occurs where the creek narrows, so that the
impacts are lessened.
The City’s Sewer Master Plan calls for the construction of the South Agua Hedionda Interceptor Sewer from the
Raceway property near Melrose Avenue at the CarlsbadiVista boundary northwesterly through Carlsbad Oaks
North Business Park and County of San Diego property, along Sunny Creek to the existing line recently
constructed for the ‘‘Terraces” residential subdivision. The South Agua Hedionda Interceptor Sewer cannot be
constructed north of Faraday Avenue due to environmental constraints. Therefore, the sewer alignment consists
of a gravity sewer within an existing sewer easement road south of Faraday Avenue from the Carlsbad Oaks
North eastern boundary to the El Fuerte Street right-of-way where it continues north to Lot 9. At Lot 9, the
sewer will become a force main sewer utilizing a pump station. The force main sewer will be constructed within
the rights of way of El Fuerte Street north to Faraday Avenue and west in Faraday Avenue to El Camino Real
and north to the connection of the South Agua Hedionda trunk sewer near College Blvd.
Vista Sanitation District has indicated that they will relocate two existing force mains from onsite easement
location to Faraday Avenue, westerly to the County of San Diego property and to El Camino Real.
Carlsbad Oaks North Specific Plan
“Page Intentionally Left Blank”
I
ccastal wge Scrub
Southern Mked Chaparral/Nuttall's Scrub Oak
Southern Maritime Chaparral - -IT No Scale
Emergent Wetland Note: Offsite
Coastal Sage - Chaparral Scrub Faraday Avenue
Exotic Vegetotii construction extends
Distubed Habitat
Freshwater Seep
Disturbed Wetland
Developed Land
Southern Cottonwood -Willow Riparian Forest
Mule FOt ScNb
Agriculture to Orion way
Cqote Brush Scrub LYJ Ea
Southern Willow Scrub m
Freshwater Marsh lcwFl
open water Eel
Cimntane Alkali Marsh E3
Vdey Needlegross Grassland lcscsl
Non-NativeGrassland Ea
Ornamentd Revegetation EEI
Southern Coast Live Odc Woodland
Southern Coost Live Odc Riparian Forest
kdurig Design Group
Figure 8
Vegetation Types
IC4
Leeend
Southern Willow Scrub
Freshwater Marsh
open water
Cismontane Alkali Marsh
Freshwater Seep
Disturbed Wetland
Soutkm Coltonwood - Willow Rjparian Forest
Mule Fat Scrub
Emergent Wtiand
Southern Coast Live Oak Rimricn Forest*
NonWetland Waters of the U.S.
*ORF is not a wetland except where a jurisdHiond bomd e&k, In wMch cax? It is defined the area OX jurisdictional bouro%lry onty
krdwig Design Ctroup
11-5
I NO Scale I
Note: Offsite Faraday Avenue
conshuction extends to Orion Wcry
refer to bntative Map 97-1 3 for more detail
Figure 9
Wetlands and Non-Wetlands
Carlsbad Oaks North SDecific Plan
C. General Development Concept
The Carlsbad Oaks North Business Park is a planned industrial development that will consist of several different
uses such as industrial, research and development, office and auxiliary commercial uses. The Tentative Map
consists of 23 industrial lots, ranging in size from 2.6 acres to 20.8 acres, 1 open space lot (#9) for a future
pump station and/or recreational use, and 3 open space lots. Industrial pad acreages range in size from 1.8 to
20.6 acres. Auxiliary or conditional uses that directly support the industrial park are required on either Lot 1 or
2, and may be permitted on lots that front on Faraday Avenue, subject to the issuance of a Conditional Use
Permit. Access to the industrial park will be provided from El Fuerte Street and Faraday Avenue. The internal
circulation consists of a loop street with cul-de-sacs. The driveway locations (shown on the Tentative Map)
have been designed to be consistent with current location and engineering requirements (see Figure 10, Page II-
10).
Preservation of open space, and particularly the large open space habitat corridor that wraps around the Specific
Plan area from the north to the southeast, is an important aspect of the Specific Plan. Open space constitutes the
largest single land use within the Specific Plan area, and much of the Specific Plan open space is in this large,
contiguous habitat corridor. Other open space areas include employee eating areas, a pedestrian trail system,
landscaped setbacks, and slope areas. All designated open space areas are to be maintained by the Carlsbad
Oaks North Business Park Association until such time that ownership is transferred to a natural lands
management entity. Four open space categories are addressed within the Carlsbad Oaks North Specific Plan
Area.
1. Open Space for the Preservation of Natural Resources
219.5 acres are dedicated as open space. The large open space habitat corridor, which wraps around
the Specific Plan area from the northwest to the southeast, is preserved as part of the City of
Carlsbad's Habitat Management Plan. This open space comprises significant environmental and
aesthetic resources including segments of Agua Hedionda Creek and La Mirada Creek.
Carlsbad Oaks North Specific Plan
2. Open Space for the Managed Production of Resources
Thls area has not recently been used for agricultural purposes, or mined for mineral reasons. No
portion of the Specific Plan will be reserved for the production of such resources.
3. Open Space for Outdoor Recreation
This project will provide I .3 miles (6,800 linear feet) of Pedestrian Trail.
This project will provide 0.8 acres of private recreational facilities (employee eating areas).
4. Open Space for Public Health and Safety
A limited amount of manufactured slopes adjacent to natural areas is maintained in open space.
Where Faraday Avenue and the creek intersect several open space features will be constructed. An
oversized culvert is proposed under Faraday Avenue to serve as a drainage facility. The culvert is
proposed at or near the flow line of the existing water course. The location of the Faraday Avenue
crossing was chosen to eliminate a creek crossing with El Fuerte Avenue and there is a natural mow
area which reduces wetland impacts. A separate animal crossing will be constructed here.
Based on drainage studies for the project, a detention basin is required to mitigate impacts further
downstream near El Camino Real (at the Rancho Carlsbad Mobile Home Park). A dike is proposed
upstream from Faraday Avenue to pond water up to elevation 240 and will back up water from the
dike.
D. Goals and Policies
Goal A. Establish an industrial development that will strengthen the City's tax base
and provide increased job opportunities for local residents.
0 Policy AI. Allow for the development of approximately 167 acres of industrial,
research and development, and office uses, and related auxiliary or conditional uses.
0 Policy A2. Allow for the development of approximately 44 acres of auxiliary
commercial uses on lots that front Faraday Avenue.
Goal B. Establish an attractive industrial development that will blend the natural
and built environment, and create a high quality industrial development.
0 Policy B 1. Set development standards and design guidelines that will create a well-
designed and aesthetically pleasing industrial park.
0 Policy B2. Develop a landscape concept that creates the industrial development's
character. Develop a rich landscape character which will attract top quality
Carlsbad Oaks North SDeCific Plan
businesses and industrial users while balancing project-wide continuity, tenant
visibility, employee recreational needs, maintenance concerns and the surrounding
natural resources. Establish landscape standards to address Entry Areas, Major
Parkways, Slopes, View Opportunities, PerimeterDIative Edge Conditions, Brush
Management and the Individual Lot Development.
0 Policy B3. Establish a Carlsbad Oaks North Business Park Association to maintain
all landscaped open space areas and an architectural review committee to review the
design of future industrial buildings.
Goal C. Grading and drainage approaches for the site should build on the
topographic character of Carlsbad Oaks North Business Park.
0 Policy C1. All grading within the Specific Plan area will be in accordance with the
requirements of Carlsbad’s Hillside Ordinance.
0 Policy C2. Establish a storm water management system (SWPP) which utilizes, to
the extent feasible, natural drainage courses, and best management practices to
improve environmental quality of water runoff prior to discharge from the site.
Goal D. Create an open space system that protects and conserves the natural
resources while encouraging public awareness and appreciation of the fragile
ecological areas surrounding the La Mirada Creek and Agua Hedionda Creek (see
Figures 10 and 12, pages II-10 and 11-12).
0 Policy D 1. Increase public awareness of the La Mirada Creek area by creating vistas
along Faraday Avenue and El Fuerte Street of the large expanses of natural open
space.
0 Policy D2. Provide an open space buffer around the La Mirada Creek and Agua
Hedionda Creek through dedication of an open space easement over 219.5 acres as
part of the City’s HMP preserve system.
Policy D3. Landscaping of manufactured slopes adjacent to open space areas shall
be naturalizing, blending with the native vegetation.
0
0 Policy D4. Ensure the maintenance of the open space is in accordance with HMP
interim and permanent maintenance provisions.
0 Policy D5. Dedicate a public pedestrian trail easement through the open space over
the existing utility access road.
Goal E. Protect the Dawson Los Monos Canyon Reserve.
0 Policy El. Establish a 300’ average buffer along the northern boundary of the
industrial lots.
0 Policy E2. Landscaping of manufactured slopes adjacent to the buffer shall be a
naturalized, non-invasive seed mix.
Goal F. Provide a circulation system that facilitates movement and access needs of
automobiles, pedestrians, and bicyclists.
0 Policy F1. El Fuerte Street and Faraday Avenue shall be designed in accordance
with the Secondary Arterial street standards. The internal loop street and cul-de-sacs
Carlsbad Oaks North S~ecific Plan
shall be designed in accordance with Industrial street standards with sidewalks and
bike lanes.
G Policy F2. Provide approximately 1.3 miles of pedestrian trail.
G Policy F3. Encourage the use of alternative modes of transportation through
0 Provision of a safe and efficient pedestrian circulation system.
13 Provision of potential locations for hture bus stops within the Specific Plan area
(the exact location to be determined at the time of Tentative Map approval).
Goal G. Minimize impacts to the adjacent residential development (see Figure 11,
page II-11).
0 Policy G1. Establish an adequate separation between existing residential and future
industrial uses through implementation of minirmun setbacks and possible limitation
to office uses (to be determined by environmental analysis), with a berm or block
wall to mitigate impacts.
0 Policy G2. Landscaping along the setback shall be carefully chosen and located to
achieve maximum screening potential.
Auxiliary Use Lots
Eating Areas (lot 9 only if not used for pump station) m No Scale
Trail in Right-of-way I1
Sewer Easement (with Pedestrian Trail only in Lot 1 1 )
Driveway Locations
Primary Entry Monumentation
Note: Offsite Faraday Avenue
construction extends to Orion Way
refer to Tentative Map 97-1 3 for more detail
Secondary Entry Monumentation
Landscape Setback Lines
ladwig Design Group
Figure IO
Land Use Plan
11--10
ire Suppression Setback
. . . . . _--- __---- _--- _--- _______--------
Northern Boundary Section 1
150' Minimum Building Setbacq . b n *:
6' Block Wall
Eastern Boundary Section 2
L 150' Minimum Building Setback Ir n c.
1- 6' Block Wall
c 4 --- _____-___---------
c_----- 1-- ---
Eastern Boundary Section 3
Ladwig Design Group
11-1 1
Figure I1
Boundary Cross Sections
84'
ladwig Design Group
El Fuerte Street / Faraday Avenue
BUSINETS PARK
II-- 1 2
Figure 12
Trail Detail
Legend
Cut: 0-20' depth
Cut: 20-40 depth
Fl Cut: 40+ depth
F] Fill: 0-20' depth
[f20-40] Fill: 20-40' depth
I f40+ I Fill: 40'+ depth
Ladwig Design Group B u s I N E? s P A R K
11-1 3
I No Scale I
Figure 13
Grading Concept
Carlsbad Oaks North Specific Plan
111. DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
This section provides standards that will allow unique site planning and building design on individual parcels
while maintaining regulations assuring the development of an industrial center of excellent quality. Various
setbacks, building separations, building heights and architectural styles will result from the various building
types and land uses and prevailing topography. In accordance with Section 21.34.050 a separate Planned
Industrial Permit shall be required to be submitted for review and approval by the Planning Director for each
industrial lot proposed for development within the Specific Plan boundaries. Except as modified by this plan,
all projects shall comply with the Planned Industrial (PM) Zone development standards (Section 21.34.070),
Sign Ordinance (Chapter 21.41), and the Parking Standards (Chapter 21.44) of the Carlsbad Municipal Code. In
instances where a nonresidential planned development is proposed, a Non Residehtial Planned Development
Permit shall be approved by the Planning Commission in accordance with Chapter 2 1.47 of the Carlsbad
Municipal Code.
A. Permitted Uses
All uses shall conform to the general development concepts for a high-quality business park, with all standards
and restrictions established by this plan and with the CC&Rs. Uses in Carlsbad Oaks North Business Park will
be limited to light-and medium-industrial uses, research and development uses, industrial support and services
uses and professional office uses, provided that such uses are confined within a building or buildings and do not
contribute excess noise, dust, smoke, vibration, odor or toxic or noxious matter to the surrounding environment
nor contain a high hazard potential. Uses permitted shall comply with the provisions of this document. In
addition, the following conditions restricting the use of hazardous materials shall be required:
1. No project facilities located within 1,000 feet of any residential unit shall store, handle, or use toxic or
highly toxic gases as defined in the most currently adopted fire code at quantities that exceed exempt
amount as defined in the most currently adopted frre code.
2. Facilities that store, handle, or use regulated substances as defined in the California Health and Safely Code
25532 (g) in excess of threshold quantities shall prepare risk management plans for determination of risks to
the community.
Carlsbad Oaks North Specific Plan
3. Facilities that store, handle, or use any quantity of a toxic or highly toxic gas as defined in the most
currently adopted frre code, which are also regulated substances as defined in the California Health and
Safely Code 25532 (g) shall prepare an offsite consequence analysis (OCA). The analysis shall be
performed in accordance with Title 19 of the California Code of Regulation 2750.2 through 2750.3. If the
OCA shows the release could impact the residential community, the facility will not store, handle, or use the
material in those quantities. If a decrease in the quantity of material reduces the distance to toxic endpoint
to where the community is not impacted, the facility shall be able to utilike the material in that quantity.
Computer models may be utilized as a tool to determine the distance a hazardous material can travel if
released to the atmosphere. Parameters such as temperature, wind speed, atmospheric stability, and quantity
released, material properties, and type of release (e.g., pressurized gases) is considered by these models.
Models can by overlayed onto maps, which will show the distance to toxic endpoint in the event of a
release. These models can be performed under “worst case” meteorological conditions and chemical
release. Under this situation, the maximum harm potential is determined from the most sophisticated
method available to ensure community safely.
1. Primary Uses
Those uses that are permitted in the Carlsbad Oaks North Business Park upon the approval of a Planned
Industrial Permit shall be those that are listed in Section 2 1.34.020 of the Carlsbad Municipal Code and those
uses permitted with a Conditional Use Permit in Section 21.34.030 of the Carlsbad Municipal Code, except that
all uses must conform to items 1-3 above regarding the use of hazardous materials. All uses will conform to
Section 2 1.34.090 of the Carlsbad Municipal Code unless otherwise specified herein, which limits potential
noise, odors, vibrations, humidity, heat, glare, or high intensity illumination. This section also requires that all
uses meet air quality standards, requires manufacturing to be indoors, and disallows outdoor storage and loading
areas adjacent to non-industrial properties.
2. Auxiliary Uses
Those auxiliary uses which directly support the industrial park and are listed in Section 21.34.030 of the
Carlsbad Municipal Code, may be permitted upon lots 1,2,5,6, and 8 subject to issuance of a Conditional Use
Permit in accordance with the Conditional Uses Ordinance, Chapter 21.42 of the Carlsbad Municipal Code. TO
ensure that commercial services are available to the occupants of the Carlsbad Oaks North Business Park and
the surrounding industrial areas at a convenient and accessible location, one of two lots (Lot 1 or Lot 2) located
at the intersection of El Fuerte Street and Faraday Avenue shall be reserved for commercial support use. A
Carlsbad Oaks North Specific Plan
notice of restriction will be recorded against the properties identifjmg them as the location for potential
commercial support uses. Planning Director approval of a Planned Industrial Permit for a permitted use on Lot
1 or Lot 2, whichever occurs first, will automatically reserve the remaining lot for commercial support uses.
3. Passive Open Space Use Areas and Eating Areas
Two community passive view areadeating areas will be developed wih the Carlsbad Oaks North Business
Park, with the possibility of a third. The first area is located at the intersection of El Fuerte Street and Faraday
Avenue, on the eastern edge of Lot 1. The second area is on the south side of Faraday Avenue, opposite the
intersection of Faraday Street and the easterly intersection of ‘D” Street. A third passive open space site may be
provided on lot 9, provided that lot 9 is not utilized as a pump station (see Figure 14, page III-18). Each of
these locations will afford users an opportunity to view the native open space areas, which are a unique feature
of the site. Passive outdoor uses such as individual lunches, small informal employee gathering or “breaks”
from work are intended for these sites. These sites shall be installed by the developer and provided for the
tenants of the Carlsbad Oaks North Business Park prior to occupancy of the first industrial building.
4. OpenSpace
Open Space Lots 10, 11, and 12 are subject to the provisions of the Open Space Zone, Chapter 21.33 of the
Carlsbad Municipal Code, except as otherwise provided herein, and shall be subject to any fibre management
plan approved by the City and implemented by a natural lands management entity. No encroachment or
development shall be permitted, except as required for biological mitigation, passive recreation areas, utility
easements, and trails including any necessary fencing and signage, as shown on Carlsbad Tract Map CT 97-13,
required by Program EIR 98-08, andor this document.
Parking
All parking shall be provided onsite. The parking requirement for all uses shall comply with Chapters 2 1.44 of
the Carlsbad Municipal Code. Where two or more uses occupy a single structure the parking requirement shall
be determined by calculating the requirement for each use individually based on its proportional share of total
floor area. No change to a use requiring more parking will be allowed unless the additional parking is provided.
If the additional parking is not provided, the City shall deny the appropriate permit or license for the new use.
Carlsbad Oaks North Smcific Plan
No parking shall be allowed in the required front yard and street side yard setbacks. No credit shall be given for
on-street parking.
The size and access of all parking spaces and aisle-ways shall follow the standards as provided in Section
21.44.050(a)( 1) of the Carlsbad Municipal Code. No parking overhang will be allowed into any required
setback area. Parking overhang will be allowed only in special specific situations as reviewed and approved by
the Planning Director on a case-by-case basis. In no case shall parking overhang be allowed for compact car
spaces.
Parking structures shall be located away from Faraday Avenue and El Fuerte Street and shall be screened from
public view to the maximum extent possible. Above ground structures should utilize landscaped earth berms
around the edges to reduce the apparent height of the structures. Architectural treatment, building materials and
colors shall be consistent with surrounding buildings. Architectural treatment (e.g., moldings and joints) should
be utilized to provide relief on large walls. Decorative screens, planter boxes, and/or trellis elements of durable
high quality materials and vine planting are also required on each level to screen and soften the appearance of
parking structures. Section D3d of this chapter identifies the landscaping standards within the parking lot areas.
C. Building Setbacks
Except as otherwise provided herein all setbacks within the Carlsbad Oaks Specific Plan area shall be subject to
and consistent with Section 21.34.070 (2) (A) (B) (C) and (D) of the Planned Industrial zone. For the purpose
of this Specific Plan, front and street side yard setbacks are defined as the minimum distance from the ultimate
right-of-way line of the frontage street. Side and rear setbacks shall be measured from the property line.
Setback areas shall be landscaped and irrigated in accordance with this plan and the PM zone.
1. Special front setback for Lots 15-19. and 27: Lots 15, 16, 17, 18, and 19 shall have a minimum 25'
setback, or to top of slope, whichever is greater, exclusive of any driveway other than a driveway
perpendicular to the fronting street that provides access to the lot. Lot 27 shall have a minimum 25' fi-ont
setback on Street C if an average 35' setback is provided on Street D.
Improvements Within Setbacks: The following improvements are specifically permitted in the street-
side setback, unless otherwise specified in this section:
Carlsbad Oaks North Specific Plan
a) Walks;
b) Driveways that run perpendicular to a fronting street and provide direct access from the street
to parking areas shall be permitted. However, upon approval of the Planning Director, the
landscaped portion of the setback may be reduced to 35' to accommodate a dnveway along
the portion of the setback furthest fkom the right-of-way of El Fuerte Street and Faraday
Avenue, or within 25 feet of the right-of-way line of the interior streets. Any driveways within
front-yard setbacks shall be screened from public or private streets by a mixture of mounding
and planting to the satisfaction of the Planning Director.
c) Landscaping (with restrictions as listed below);
d) Planters, architectural fences or walls not to exceed 3 feet in height. (Excluding sight distance
corridors which shaIl be less than 30 inches above street grade.)
e) Monument signs as controlled by this Specific Plan and also subject to sight-corridor
restrictions of this plan.
In the case of through lots extending fiom street to street, both street fkontages shall be treated as a
street setback.
2 SDecial Rear Building Setback and LandscaDe Buffer for Lots 8.13. and 17:
Lots 8 and 13 rear building setback A minimum 150' building setback from rear property
lines shall be provided.
Lot 17 rear building setback A minimum of 150' at the southern property line and a
minimum of 75' at the northern property line shall be provided (see Figure 10, Page 11-10).
Landscape Buffer (Lots 8, 13, and 17): A minimum width of 60' from the eastern property
line that includes a 10' wide drainage swale and 50' of landscaped buffer, or 10' beyond top
of slope, whichever is greater, shall be provided. The minimum 50' wide landscape buffer
shall be comprised of a minimum 12' high slope or berm and a uniform 6' high split face
masonry wall with pilasters and caps located at the top of slopehem along the entire eastern
property boundary.
3 SloDe EdPe Building Setback In accordance with Hillside Development Regulations, Section
21.95.120(1)(1) of the Carlsbad Municipal Code, all main and accessory buildings that are developed at
the top of perimeter slopes greater than fifieen feet in height shall be set back so that the building does not
intrude into a .7 foot horizontal to one foot vertical imaginary diagonal plane that is measured fiom the
Carlsbad Oaks North Specific Plan
edge of slope to the building. This setback shall be measured from the edge of the slope prior to additional
grading (fill) to extend the slope edge through the use of retaining walls. In no case shall setbacks be less
than otherwise required by this document.
4. Fire Sumression Setback: A minimum building setback of 30 feet from the property line shall be required
for fire suppression on the lots abutting native vegetation (see Figure 10, page XI-IO). The fire suppression
setback may not encroach into native vegetation, including manufactured slopes revegetated with native
species.
D. Minimum Lot Size
Except as otherwise provided herein, minimum lot area shall be subject to and consistent with Section
21.34.070(G) of the Planned Industrial Zone.
E. Landscape Architecture
1. Landscape Concept Statement
A number of factors have been considered in establishing the landscape character and development
criteria for the Carlsbad Oaks North Business Park Specific Plan. The prominent physical features of
this hillside site are the generous entry streetscapes, which provide instant overview of the Business
Park, large expanses of natural open space, and the site-sensitive graded slopes. These irregular slopes
create a clustered development providing opportunities for a natural pattern of plant massing as viewed
from a distance, and terraced overviews from the individual building pads. With this in mind, the
intended setting for the Carlsbad Oaks North Business Park is reflected in the project's name. Oak
trees will serve as a theme tree at entry monuments and along major streetscapes. Clustered groves of
trees, planted in informal groupings of the same species, provide the primary support of the theme.
Trees should be placed in large, informal groupings with shrubs massed below to give the appearance
of being a remnant of an old grove or forest.
Additional landscape components such as low maintenance, drought resistant plant material,
preservation of existing naturalized and native vegetation, a brush management program and sensitivity
to the surrounding areas will all contribute to the success of the Specific Plan Area.
The following guidelines for the landscape character, themes, treatments and plant material selections
are only guidelines and shall not be construed as absolute requirements. Alternative concepts should be
Carlsbad Oaks North Specitic Pian
allowed as long as careful consideration is given to ensure the creation and enhancement of an
aesthetically pleasing environment for this planned development.
2. General Requirements
a. All landscaping must comply with the City of Carlsbad Landscape Manual.
b. AI1 areas within the developed area such as setbacks and areas not used for parking or storage shall
be landscaped with groundcovers, shrubs, and tree materials.
c. Natural Open Space Areas: Open Space Lots 10,11, and 12 will be maintained in accordance with
the approved management plan by the Carlsbad Oaks North Business Park Association until some
future date at which time ownership will be transferred to the City of it’s designee for perpetual
maintenance.
d. Undeveloped Areas: For those parts of the property, in which immediate development is not
proposed, the property shall be maintained by the developedownernessee. These areas need not
be fully landscaped until such time as the Planned Industrial Permit is implemented. All required
setback areas shall be fully landscaped and maintained until development occurs.
e. Screening: Areas used for parking, trash enclosures and all other accessory buildings shall be
landscaped in such a manner as to screen said areas from access streets and adjacent properties.
Plant materials for this purpose may consist of lineal or grouped masses of shrubs andor trees.
Landscape screening of parking lots from adjacent roadways andor single family residences shall
be required. No parking overhang shall be permitted at the top of slope. Cars may be screened
from tops of slope by a combination of shrubs, trees and low masonry walls. Where parking lots
will be visible from public streets at or below grade, the use of landscaped berms shall be used
which are of sufficient height to screen parked cars.
f. All landscaping shall meet the requirements for sight distance corridors (see Figure 16, page III-
22).
g. All landscaping pursuant to this section (except for parking areas and other building pad
landscaping), shall be installed by the developer upon completion of mass grading in accordance
with the approved landscape plan and maintained through the Business Park association and/or, if
approved by City Council, a maintenance district.
h. Individual lots: Building pads not occupied by buildings or parking lots shall be entirely
landscaped and maintained in accordance with the approved landscape plan. These areas include
required setbacks, berms, parking area planting and building perimeters. A minimum of 10
Carlsbad Oaks North Specific Plan
percent of the required parking area inclusive of driveways shall be landscaped. Landscaping in
the building setback areas shall not count towards meeting this requirement.
i. A detailed landscape and irrigation plan shall be submitted and approved by the Planning Director
prior to the approval of the final map for any phase of this project. Additionally, a detailed
landscape plan shall be approved as part of the Planned Industrial Permit requirement for each
industrial lot.
3. Landscape Treatment
Eight different categories of landscape treatment have been identified which represent the various
landscape conditions that occur throughout the Specific Plan area. These categories describe the
\ landscape treatments unique to each area or condition. Tree suggestions are provided within each
classification while project-wide shrub and groundcover suggestions follow at the end of this Section.
The Landscape Concept Plan (Figure 14, page III-18) compiles these criteria into a graphic form for
use as a visual guide for locations and overall site development.
The categories are as follows:
a. Entry Treatments
b. Streetscape and Street-side Setbacks (Major and Minor Streets): Including streets,
adjacent slopes and building setback areas
c. Interior Slopes and Setbacks: Slopes within the project and setback areas between building
pads
d. Parking Areas: Parking areas associated with the final building plans
e. Passive Open Space Use Areas and Eating Areas: Developer provided passive open use
sites and outdoor eating areas
f. Perimeter Screening: Perimeter treatments along the north and eastern edge adjacent or
oriented toward the existing residences
g. Naturalizing I Exterior Slope: Slopes oriented toward the natural open space areas
h. Fire SuppressiodSlopes
i. Suggested Shrubs and Groundcovers (all landscape treatment areas)
a. Entry Treatments:
One primary and two secondary entry statements providing a sense of arrival will be developed at the
intersection of Faraday Avenue and El Fuerte Street and the two main entry points to the Carlsbad Oaks
North Business Park at the intersections of Faraday Avenue and Street "D" (respectively). See Figure
Carlsbad Oaks North SDecific Plan
14, page III-18. These entry areas will include monument walls or signs along with strong identifjmg
landscape elements. A refined landscape character will be created through the use of certain plant
material, enhanced paving, lighting, and contour berming. Groupings of mature oak trees (transplant
existing specimen oak trees located onsite where feasible or offsite as necessary) will provide a strong
identifjmg background element at the entries along with other accent trees, accenting shrubs and
groundcover.
EntryMonument tree suggestions:
Quercus agrifolia
Pyrus species
Pinus species
Coast Live Oak
Ornamental Pears
Pine
b. Streetscape and Street-side Setback Areas:
The streetscape area encompasses the street right-of-way, the adjacent street-side setback area and any
additional slope area, which is oriented toward the street throughout the Business Park. An overall
landscaping program comprised of an effective combination of street trees, tree massing, shrubs and
ground cover shall be established to uni@ the development. A 50-foot landscaped setback is provided
along El Fuerte Street and Faraday Avenue. Streets A, B, Cy and D shall include an average 35' wide
landscape easement that promotes greater continuity through Carlsbad Oaks North Business Park as
well as with the adjacent Carlsbad Oaks West and Carlsbad Oaks East Business Parks. It also affords
opportunities for enhanced landscape treatment within the streetscape areas, as well as providing
additional distance between the travel lane and future buildings. Large, street-facing slopes should be
densely planted with shrub material of varying height and groundcover to minimize the constructed
quality of the slopes and maintain a more natural appearance. Slope trees should be planted in large,
informal groupings of the same species to create a dense "grove" effect. While dense tree planting is
preferred, special attention should be given to preserve view opportunities. Tree placement should be
done with reference to anticipated location of all structures.
1) Major Streets (El Fuerte and Faraday Avenue): Except for approved driveway and sidewalk
locations, the entire area between the curb and the building setback line along with any
additional slope area which is oriented toward the street shall be landscaped and maintained
by the developer, Carlsbad Oaks North Business Park association or maintenance district.
Street tree planting shall be formal along these streets.
2) Industrial Streets: Except for approved driveway and sidewalk locations, the entire area
between the curb and the building setback line along with any additional slope area which is
oriented toward the street shall be landscaped and maintained by the developer, Carlsbad Oaks
Carlsbad Oaks North SDecific Plan
North Business Park association or maintenance distrkt. Street trees shall be planted in
informal groupings.
Berms: The landscaping in all street-side setbacks shall include berms to screen parking
where possible and as noted below. The average height of berms along major streets and
Street "D" shall be 36 inches. The height of the berm shall be measured from street curb or
parking lot curb, whichever is higher. When the parking area is more than 36 inches below
street level, the berm may be reduced to 18 inches. Berms are not required where the entire
area between the street and building is to be landscaped and free of parking.
Intersections: Accent or enhanced landscaping shall be provided at key intersections
throughout the business park. Landscaping and berms, not including trees, will be limited to a
height of 30 inches within the triangle formed by a line extended between points 45 feet
distant from the intersection of the right-of-way lines prolonged. Collector and arterial streets
shall conform to AASHTO sight distance requirements (see Figure 16, page 111-22).
Driveways: Landscaping and berms, not including trees, will be limited to a height of 30
inches within the triangle formed by a line extended between points 45 feet distant from the
intersection of the right-of-way lines prolonged.
All landscaping planted within San Diego Gas & Electric or other utility company easements
shall conform to the standards applied to those easements and shall be approved by SDG&E.
All screening trees shall be evergreen varieties.
Streetscape and Street-side setback tree sueeestions:
Quercus agrifolia Coast Live Oak
Koelreuteria paniculata Goldenrain tree
Pinus species
Alnm rhombifolia
c. Interior Slope and Setback Areas:
Pine
Alder
All manufactured slope banks adjacent to a public roadway and all interior manufactured slope banks 4
feet and higher shall be stabilized, planted with a Combination of trees, shrubs, and ground cover and
irrigated consistent with the City's Landscape Manual. These slopes are predominately manufactured
or man-made and located between building pads as either a rear or side slope. Within these areas, the
main objective of the plant material is to stabilize the soil, provide screening and address view
opportunities. The plant material will be more ornamental than native, yet should be of a drought
Ill-IO
Carlsbad Oaks North Specific Plan
resistant nature. Trees should be planted in large, informal groupings of the same species to create a
“grove” effect. While dense tree planting is preferred, special attention should be given to preserve
view opportunities. Tree placement should be done with reference to anticipated location of all
structures and maintaining access to their “front door”. The trees shall be placed more frequently in
the lower portions of the slope to afford the lower lots privacy and preserve distant overviews from
upper lots.
Interior slope and setback tree suggestions:
Pinw species Pine
Tristania coderta Brisbane Box
Quercus agrifolia Coast Live Oak
d. ParkingAreas:
Trees, equal in number to one per four parking stalls shall be provided throughout all private on-site
parking areas. Trees pertaining to this requirement shall be located within the parking area, exclusive of
building setback areas. The trees may be clustered, grouped or distributed evenly across the area.
Evergreen canopy trees with minimal litter shall be used within parking areas. Planter islands shall be
per the City of Carlsbad’s Landscape Manual.
Landscaping or any combination of landscaping, mounding and decorative walls shall be used to
provide screening of all parking areas from adjacent property or streets to a height of 3 feet.
Parking area tree suggestions:
Pyrus species Ornamental Pear
Cupaniopsis anacardiodes Carrot Wood
Tristania conferta Brisbane Box
e. Passive Open Space Use Areas and Eating Areas:
Two passive open space and eating areas (with the possibility of a third) will be developed within the
Specific Plan. These sitse shall be installed by the developer and provided for the tenants of the
Carlsbad Oaks North Business Park. Located on the eastern edge of Lot 1, adjacent to Faraday, this
site affords users an opportunity to view the native open space areas, which are a unique feature of the
site. A future passive open space use area may also be provided on Lot 9, provided that lot 9 is not
utilized as a pump station. Passive outdoor uses such as individual lunches, small informal employee
gathering or “breaks” from work are intended for all these sites. Shade structures, seating and picnic
Carlsbad Oaks North Specific Plan
tables would be provided. Plant material shall consist of turfed areas, shade trees, shrubs and
groundcover. Shrubs to be kept low for security purposes.
Outdoor Eating area tree suggestions:
Quercus species Oak
Pyrus species Ornamental Pear
Lagerstroemia indica
Platanus acerifolia
Crepe Myrtle
London Plane Tree
Populus nigra “Italica” Poplar
f. Perimeter Screening Areas:
Slopes along the north and eastern edge of the property, adjacent to Dawson Los Monos Canyon
Preserve and residential areas respectively, require plant material with screening qualities. Each area
to be planted shall be carefully evaluated and plant material located to achieve maximum screening
potential. Planting shall be placed in reference to anticipated building locations. To screen views of
buildings at higher locations, large shrubs should be massed at top of slope with dense, screening trees
placed further down the slope. To screen views of buildings at lower locations, trees and shrubs should
be massed at top of slope. Plant material for screening should be predominately evergreen.
Native plants shall be used to the greatest extent feasible in the landscaped areas adjacent to andor
near mitigationlopen space areas andfor wetlandriparian areas. The introduction of invasive exotic
plant species to the landscaped areas adjacent to and/or near the mitigationlopen space areas andor
wetland riparian areas shall be prohibited. Exotic species not to be used include those species listed on
Lists A and B of the California Exotic Pest Plant Council’s list of “Exotic Pest Plants of Greatest
Ecological Concern in California as of October, 1999.” This list includes such species as: pepper trees,
pampas grass, fountain grass, ice plant, myoporum, black locust, capeweed, tree of heaven, periwinkle,
sweet alyssum, English ivy, French broom, Scotch broom, and Spanish broom.
Perimeter screening area tree suggestions:,
Pinus species
Quercus species
Tristania conferta
Ceratonia siliqua
Pine
Oak
Brisbane Box
Carob Tree
111-1 2
x
Carlsbad Oaks North Specific Plan
g. Naturalizing / Exterior Slope:
Perimeter slopes are manufactured slopes that abut both a building pad and open space or native /
naturalized planting. Where naturalizing slopes are adjacent to interior slopes, a transitional planting
area shall be created in the lower third of the slope to carefully blend the two treatments to appear more
natural. The plant palette for this transition zone is to be approved by a biologist prior to installation.
Slopes shall be planted to blend with the native vegetation, and yet produce a low fuel or fire
suppression situation. Trees shall be placed in groups of the same species. Careful consideration will
be given to screening buildings and parking lots where viewed across large open space areas.
Naturalizing / Exterior slopes shall require permanent irrigation and minimal maintenance to eventually
naturalize. The irrigation should be reduced incrementally in the lower areas to allow the plants to
become less and less dependent on irrigation water and fully naturalize to the site.
Native plants shall be used to the greatest extent feasible in the landscaped areas adjacent to and/or
near mitigationlopen space areas andlor wetlandlriparian areas. The introduction of invasive exotic
plant species to the landscaped areas adjacent to andor near the mitigatiodopen space areas and/or
wetland riparian areas shall be prohibited. Exotic species not to be used include those species listed on
Lists A and B of the California Exotic Pest Plant Council’s list of “Exotic Pest Plants of Greatest
Ecological Concern in California as of October, 1999.” This list includes such species as: pepper trees,
pampas grass, fountain grass, ice plant, myoporum, black locust, capeweed, tree of heaven, periwinkle,
sweet alyssum, English ivy, French broom, Scotch broom, and Spanish broom.
‘
Naturalizing slope tree and shrub suggestions:
Pinus species Pine
Platanus racemosa California Sycamore
Quercus species Oak
Arbutus unedo Strawberry Tree
Sambucca mexicana Mexican Elderberry
Artemisia californica
Erioginum fasciculatum
Rhus spp.
Salvia spp.
Baccharis pilularis
Native hydroseed mix
(see also suggestions in section h)
California sagebrush
Buckwheat
Coyote Bush
Carlsbad Oaks North S~ecific Plan
h. Fire Suppression Setbacks
Much of the open space consists of areas of brush vegetation. These can produce a fire threat to
structures if not treated properly. An adequate separation between structures and high fire fuel
vegetation (30-foot minimum) shall be provided. This buffer shall not extend outside property lines
into native vegetation. The following list provides suggested tree, shrub, and groundcover species
suitable for planting within this 30' fire suppression buffer (see Figure 10, Page 11-10). Final selection
of species to be done under the direct supervision of a biologist familiar with the adjacent habitat.
Fire Sumression Setbacks - Naturalizing LandscaDe
Shrubs:
Ceanothus vemcosus
Ceanothus tomentosus
Wart Stemmed Ceanothus
Ramona Ceanothus
Limonium californicum Western Marsh Rosemary
Carpenteria californica Bush Anemone
Comarostaphylis diversifolia Summer Holly
Groundcover:
Atriplex canescens Four-wing Saltbush
Baccharis pilularis Coyote Bush
Lonicera subspicata var. denudata
Ceanothus griseus horizontalis 'Yankee Point'
Native Hydroseed Mix - in consultation with Biologist (to exclude restricted high &el species)
San Diego Honeysuckle
Camel Creeper
Fire Sumression Internal Facing Sloues
Shrubs:
Raphiolepsis indica
Abelia grandiflora,'Edward Goucher'
RosmarinuS officinalis
Leptospermum scoparium
Leucophyllum htescens
Chrysanthemum maximum
Phormium tenax
India Hawthorne
Abelia
Rosemary
New Zealand Tea Tree
Texas Ranger
Shasta Daisy
New Zealand Flax
Ill-I4
Carlsbad Oaks North S~ecific Plan
Photinia fiaseri . Photinia
Abelia grandiflora Abelia
Viburnum spp.
Escallonia spp.
Groundcover:
Mimulus aurantiacus
Gaura lindheimeri 'Siskiyou Pink'
Artemisia 'Powis Castle'
Geranium incanum Cranesbill
Oenothera berIandieri Mexican Evening Primrose
Trachelospmum jasminodes Star Jasmine
San Diego Monkeyflower
i. Suggested Shrubs and Groundcovers (all landscape treatment areas)
The following is a list of suggested shrubs and groundcover to be used within each of the landscape
treatment areas throughout the project. They are categorized by intended use.
Accent Shrubs, Ornamental and Massine. Shrubs:
Raphiolepsis indica India Hawthorne
Abelia grandiflora,'Edward Goucher' Abelia
Rosmarinus oficinalis Rosemary
Leptospermum scoparium
Lavandula augustifolia English Lavender
Leucophyllum fiutescens Texas Ranger
Chrysanthemum maximum Shasta Daisy
Salvia leucantha Mexican Bush Sage
Phormium tenax New Zealand Flax
Plumbago capensis Cape Plumbago
Acacia redolens
Echium fastuosum Pride of Madeira
New Zealand Tea Tree
Carlsbad Oaks North Specific Plan
Drought Tolerant / Naturalizing Shrubs:
Ceanothus verrucosus
Ceanothus tomentosus
Limonium californicum
Carpenteria califoxnica
Comarostaphylis diversifolia
Heteromeles arbutifolia
Rhus integrifolia
Malosma laurina
Screening Shrubs:
Ligustrum japonicum
Photinia fiaseri
Abelia grandiflora
Viburnum spp.
Escallonia spp.
Ornamental Groundcova:
Gaura lindheimeri 'Siskiyou Pink'
Heuchera sanguinea
Artemisia 'Powis Castle'
Gazania spp. .
Acacia redolens 'Desert Carpet'
Geranium incanum
Salvia sonomensis
Lantana montevidensis
Oenothera berlandieri
Trachelospermum j asminodes
Cool Season Lawn Mix
Wart Stemmed Ceanothus
Ramona Ceanothus
Western Marsh Rosemary
Bush Anemone
Summa Holly
Toyon
Lemonadeberry
Laurel Sumac
Privet
Photinia
Abelia
Coral Bells
Gazania
Cranesbill
Creeping Sage
Lantana
Mexican Evening Primrose
Star Jasmine
Carlsbad Oaks North Specific Plan
Drought Tolerant / Naturalizing Groundcover:
Atriplex canescens Four-wing Saltbush
Baccharis pilularis Coyote Bush
Lonicera subspicata var. denudata
Ceanothus griseus horizontalis 'Yankee Point'
Eriogonum fasciculatum California Buckwheat -
var. foliolosum San Diego Variety
Native Hydroseed Mix to consist of:
San Diego Honeysuckle
Cannel Creeper
Artemisia californica California Sagebrush
Eriogonum Fasiculatum var. fasciculatum
Salvia apiana White Sage
Lotus scoparius var. scoparius Coastal Deerweed
Ilk17
Existing Trees to Remain
Lot Numbers IT No Scale
II Eating Areas
Trail in Right-of-way
Sewer Easement (with Pedestrian Trail only in Lot 1 1)
Primary Entry Monumentation
*Note: Open Space Lots 10,11, and 1 2 to be
maintained by the developer or its successor
in interest until transferred to the Cily or its designee.
Offsite Faraday Avenue
construction extends to Orion Way
Refer to Concept Landscape Plan
for more detail El Fuefte St./ Faraday Ave.
Figure 14
Landscape Lodwig Desian Group Maintenance Areas
Faraday Ave.r'D" Street
Secondary Entry Monumentation
Figure 15
Mini-Park Concept BUSINEISS PARK
111-1 9
KEYMAP I
c
’.
No kale
B u s I N E’s SP A R K
111-20
Figure 15a
Mini-Park Concept For Lot 9
Carlsbad Oaks North Specific Plan
F. Maintenance, Architectural Review and Air Quality Control Provisions
Prior to final map approval within the Carlsbad Oaks North Specific Plan, the developer shall prepare
covenants, conditions and restrictions (CC&Rs) applicable to the entire Specific Plan area. The CC&Rs shall
establish a Carlsbad Oaks North Business Park Association, which every lot shall be required to join. '
Annexation provisions will be included. An architectural review process shall be required that ensures that the
design of future industrial buildings incorporates the architectural guidelines required by the Specific Plan.
Prior to approval of Planned Industrial Permits, proof that the association architectural review committee has
approved the proposed development must be provided to the Planning Department.
Maintenance responsibility for setback landscaping, perimeter slopes, recreation areas, streets, parking areas and
all common open space areas (including lots 9-12), shall be indicated in the CC&Rs in accordance with the
approved landscape plan and landscape maintenance exhibit on file with the City. The maintenance and
removal of obstructions in the line of sight corridors at all intersections will be indicated in the project CC&Rs.
&en SDace Maintenance ResDonsibilities: The Developer open space maintenance responsibilities for the
Open Space Lots shall consist of active maintenance to protect and preserve the quality of the habitat (including
but not limited to reasonable prevention of trespass) as required by USFWS and CDFG until some fkture date at
which time ownership will be transferred to the City or its designee for perpetual maintenance.
Open Suace Maintenance Financial Responsibilitv/Obligation: Simultaneous with the transfer of ownership of
open space to the City or its designee, the Developer shall provide funding or other acceptable financial
mechanism to provide for management and conservation in perpetuity.
Air Oualitv Control: The Carlsbad Oaks North Business Park Association shall require that Development and
businesses within Carlsbad Oaks North:
0 Encourage commuter usage of busses, carpools and vanpools.
0 Provide whenever possible, incentives for car pooling, flex-time, shortened work weeks, and
telecommunications and other means of reducing vehicular miles traveled.
Carlsbad Oaks North Specific Plan
0 Develop and implement employer incentive programs to encourage the placement of strategic
bicycle storage lockers, and the construction of safe and convenient bicycle facilities
0 These air quality control provisions shall be indicated in the CC&R’s.
G. Signs and Graphic Requirements
Except as otherwise provided herein, all signs within the Carlsbad Oaks North Specific Plan area shall be
subject to and consistent with the provisions of Chapter 21.41 of the Carlsbad Municipal Code (Sign
Ordinance).
1. General Standards:
a. Community Identity Signs:
Signage that identifies the industrial park (community-identity signs consistent with conceptual design
shown on Figure 16) shall be allowed in addition to all other signs permitted by this Specific Plan. One
(primary) permanent ground sign, not to exceed 75 square feet, identifying the project will be allowed at
the intersection of El Fuerte Street and Faraday Avenue, and one (secondary) permanent ground sign, not
to exceed 12 feet in length and 4 feet in height, will be allowed at both intersections of Faraday Avenue
and Street “D.” With the exception of three community-identity (monument) signs, no other freestanding
signs shall be allowed along Faraday Avenue or El Fuerte Street.
b. Project Identity Signs:
Monument signs shall be placed at driveway entries only of each individual lot. Signs may not encroach
into the public right of way or interfere with sight distance requirements. No monument may be placed
around the perimeter of the buildable pad andor the top of slope away from project entries.
c. Community and Project Identity Signs:
Monument signs should be complementary to the project theme and corporate setting.
d.
than one (1) wall sign on that elevation.
Building elevations which front along Faraday Avenue and El Fuerte Street shall not have more
2. Trail Signage/Open Space Signage:
a.
which border rare plant populations. Note: Refer to the City of Carlsbad Open Space and Conservation
Resource Management Plan for trail marker design concepts and road crossing and information signage
concepts.
Signage should be used in conjunction with any open space easement fencing and along any trails
Carfsbad Oaks North Specific Plan
b.
regularly bounded by signage that prohibits/discourages human intrusion into surrounding native habitats.
These signs shall not identify specific rare plant locations, but when warranted shall indicate the presence
of particularly environmentally sensitive areas.
The actively utilized mountain bike and hiking trails within the project site boundaries should be
c.
project site and more frequently in the vicinity of any sensitive habitat.
Signage should be posted along the perimeter of the open space easements which adjoin the
d.
comdorlroad culverts along Faraday Avenue.
Signage that identifies wildlife crossings should be installed at the two proposed wildlife
15
El Fuerte Street / Faraday Avenue intersection
Primary Entry Monumentation
Secondary Entry Monumentation
Faraday Avenue/ "D Street intersections (2 locations: lots 5,6)
-25'' -25" . . . . . . . .
I' maximum height within the
sight distance triangle at all
intersections, including driveways,
or as required by AASHTO for
sight distance standards. Corner Sight Distance
as required by AASHTO
Sight Distance Requirements
All intersections/driieway locations
Figure 16
C,mmunity Identity/ Lcrdwig Design Group Entryway Signs
111-24
Carlsbad Oaks North SDecific Plan
H. Architectural Guidelines
All structures which are proposed on lots within this Specific Plan shall comply with the following
Architectural Guidelines:
I. Square, box-ldce buildings without facade fenestration and large, unbroken expanses of wall are prohibited.
No more than 35 linear feet of unarticulated exterior walls shall be allowed in areas visible from parking
lots, public streets, adjacent residential homes, or open spaces. Articulation includes additive elements
(columns, projections, towers, etc.) and subtractive elements (windows, doors, carved openings, niches,
etc.).
2. All building elevations are required to have facade variations in a minimum of three (3) separate materials,
textures, and colors.
3. The rear and sides of buildings are required to have architectural detail similar to the front elevation.
4. Light, neutral colors shall be used on buildings to help reduce their perceived size. Contrasting trim and
horizontal color bands are permitted to break up the vertical monotony of tall flat walls.
5. All mechanical equipment, on the roof or on-grade, is required to e screened fiom view from all pedestrian,
vehicular, and open space vantage points.
6. Roof lines are required to be articulated with shorter elements to reduce building mass. Occasional sloped
roof forms shall be introduced over special areas and special functions to create visual interest.
7. Front door and entrances to building shall be clearly defied and easily recognizable from the structure's
parking lot area.
8. Buildings shall be well articulated by changes in height and vertical planes to reduce the appearance of bulk
and create interesting building silhouettes. Special emphasis shall be placed on building fonn to ensure that
structures have changes in height and vertical planes to avoid monotonous and boxy architecture. Sloping
roof, varying roof heights and forms are encouraged to provide interesting building silhouettes. For large
buildings, flat roofs with appropriate parapet treatment to provide relief will be acceptable.
9. Buildings that are adjacent to Faraday Avenue and the residential land uses to the east shall incorporate roof
equipment into the architecture. No roof equipment requiring separate roof screens will be permitted on
these lots after buildings are constructed.
10. A combination of building materials, including accent materials that are consistent with the surrounding
natural environment such as tile or natural stone shall be required. Exterior walls shall be low intensity
colors and shall be accented with low intensity color compatible natural materials in order to blend with the
Ilk25
Carlsbad Oaks North Specific Plan
1.
J.
K.
*L
surrounding natural open space. Cube like highly reflective building designs are not considered appropriate
architectural styles. However, the minimal use of glass curtain walls are acceptable when incorporated into
other natural building materials and architectural features.
11. Special emphasis shall be placed on building entries. Entries shall be defined with special enhanced
architectural treatment, enhanced paving on walkways, and enhanced landscaping.
12. Special emphasis shall be placed on side elevation architecture on lots abutting Faraday Avenue.
13. Windows shall be designed and placed to enhance the exterior appearance of the structure and shall be
consistent in design, size and scale with the building.
14. The north-facing facade of buildings on lots 17 through 21 will not need special details or architectural
treatment.
15. Light colored roof materials shall be used to reflect heat.
Employee Eating Areas
This project shall be required to comply with subsection 21.34.070(3), employee-eating areas, of the Carlsbad
Municipal Code and Planning Department Administration Policy #19. All lots shall be required to provide
outdoor eating areas (at least 60% of the eating areas) in addition to any indoor eating areas provided (up to
40% of the eating areas). Lots which face or have views of the Agua Hedionda Creek area shall attempt to
design those lots such that the employee eating areas face or have views, taking advantage of future open space
vistas. Each eating area will incorporate berms, landscaping, and furniture (to include picnic benches, tables,
and trash receptacles).
Lot Coverage
The maximum building coverage shall be in accordance with Section 2 1.34.070(2)(H) of the Carlsbad
Municipal Code.
Building Height
Except as otherwise specified herein, the maximum building height shall be in accordance with Section
21.34.070( 1) of the Carlsbad Municipal Code. However, to meet FAA requirements, no structures or
Ill-26
Carlsbad Oaks North Specific Plan
protrusions on any lot will be allowed to exceed elevation 548, the highest natural elevation on the property
prior to development.
L. Storage Areas
Except as otherwise stated herein storage areas shall be consistent with the provisions of Section 21.34.090(7) of
the Planned Industrial zone. Outdoor storage areas on Lots 18-21 may be allowed exclusive of solid masonry
wall provided that such storage is entirely screened from the public street and adjacent industrial lots by
buildings andor landscape screening. Outdoor storage requiring screening shall include the parking of all
company owned or operated motor vehicles with the exception of regular passenger vehicles (automobiles).
No rehse collection or other outdoor storage area shall be permitted between street side and the building line.
M. Metal Structures
No metal structures with metal siding or sheeting exteriors shall be permitted.
N. Bike Lanes
Faraday Avenue and El Fuerte Street include bike lanes in accordance with City standards.
0. Pedestrian Trail
Prior to the approval of a final map for any phase of the Carlsbad Oaks North Business Park, the developer shall
provide an offer of dedication to the City of Carlsbad for a trail easement for Trail Segment 26 within open
space lot 1 1, and within the right-of-way of El Fuerte Street and Faraday Avenue. If the City of Carlsbad
accepts dedication of the trail easement during this time, the trail shall be constructed as a public trail, and will
be the maintenance responsibility of the City of Carlsbad. If the City of Carlsbad does not accept dedication of
the trail easement, the trail shall be constructed by the developer upon completion of sewer facilities
improvements within Lot 11, but it shall be constructed as a private trail and shall be the maintenance and
liability responsibility of the Carlsbad Oaks North Business Park Association.
P. Telephone and Electrical Services
All onsite electrical lines (excluding transmission lines) and telephone lines shall be placed underground.
psx
fr Ill-27
Carlsbad Oaks North S~ecific Plan
Q. Nuisances
No portion of the property shall be used in violation of the performance standards of this plan or in such a
manner as to create a public or private nuisance.
R. ' Screening of Equipment
Exterior components of plumbing, processing, heating, cooling and ventilating systems (including but not
limited to piping, tanks, stacks, collectors, heating, cooling and ventilating fans, blowers, ductwork, vents,
louvers, meters, compressors, motors, incinerators, ovens, etc.) shall be screened from adjacent streets and
property. Said screening shall be architecturally compatible with the main building(s) on the site, unless
otherwise required by this document, and shall screen this equipment from the view of adjoining propemes and
public streets.
S. Outdoor Lighting
All outdoor lighting shall be designed to reflect downward. Specifically, lighting shall be directed away from
the residential neighborhood to the east to avoid impacts to adjacent homes or property and away from open
space lots surrounding the industrial lots to the maximum extent feasible. A separate lighting plan shall be
required as part of the Planned Industrial Permit for each perimeter lot abutting either residential land uses or
open space.
Energy efficient low sodium parking lot lights shall be required on all lots. Low-pressure sodium lamps are less
likely than other lights to shift circadian rhythms and may be used to reduce the adverse effects of artificial
lighting on wildlife. When warranted, the low-sodium lights should be used in conjunction with cut-off shields
(fully shielded/full cutoff lighting). Such shields eliminate the horizontal and upward projection of light and
direct the light downward, eliminating excess illumination. Lighting on-site should be restricted to this type of
recommended lighting wherever feasible. Lighting should not be installed in the vicinity of the local wildlife
corridor or at primary water sources within the native lands, to promote use of these areas by local wildlife.
Ill-28
Carlsbad Oaks North Specific Plan
T. Performance Standards
Unless otherwise provided herein, all development within the Carlsbad Oaks North Specific Plan area shall
conform to the Performance Standards of Section 2 1.34.090 of the Planned Industrial Zone.
1. All industrial uses shall be consistent with the Section 21.34.090(1) (Planned Industrial (P-M) Zone) of the
zoning ordinance. These noise standards shall be required by the Carlsbad Oaks North Business Park
CC&R’s and enforced by the Carlsbad Oaks North Business Park Association.
a. In addition to these standards, uses on lots 8, 13, and 17 shall not produce noise in excess of 60
Ldn as measured at the property line and 55 Ldn if the noise is repetitive in nature between the
hours of 6:OO p.m and 7:OO a.m.
2. Each industrial lot will provide for onsite structural filters (EiMP’s) to remove pollutants from storm runoff.
Each industrial lot will be responsible for a preliminary Storm Water Management Plan prior to approval of
a PIP.
3. Drainage and water quality standards will be controlled through compliance with the General Construction
Stormwater Permit (Order No. 99-08, NPDES No. CA000002) and the General Municipal Stormwater
Permit (order No. 2001-02, NPDES NO. CAS0108758) requirements. NPDES discharge permittkg
requirements require implementation of a SWPPP and an annual reporting program for pollutants which are
not visually detectable in stormwater discharges.
U. Loading Areas
1. No loading shall be allowed which is visible from Faraday Avenue and El Fuerte Street.
2. No loading bays will be allowed within the front setback and along the fiont elevation of any structure.
Loading bays should be designed so that they are concealed into the side or rear of structures. All loading
areas must be visually screened from adjacent streets.
3. No loading areas shall be allowed between the buildings and near lot lines of Lots 8, 13, and 17.
4. All loading dock areas must provide access and circulation for semi-trucks, per Cal Trans Design Standards
(ref. turn template 407D). AU other circulation and at-grade loading areas must provide for single-unit
truck access and turn-around per Cal Trans Design Standards (ref. turn template 407E).
5. All loading docks shall contain oil water separators and debris racks to filter trash and oil spills from
loading operations.
Ill-29
Carlsbad Oaks Nom SDeciftc Plan -
V.
w.
Refuse Collection Areas
1. All outdoor refuse collection areas shall be completely enclosed and screened from access streets and
adjacent property by a block wall, six feet in height, approved by the Planning Director. All such areas
shall have concrete floors, and shall be of sufficient size to contain all refuse generated by the business.
These areas shall be no less than six by eight feet in size, per City Standard (Engineering) GS-16, 1993.
2. No refbe collection areas shall be permitted between the street and the building line.
3. All refuse collection areas shall contain trash and oil filters to remove pollutants from drainage and storm
XllIlOff.
4. Refuse containers shall have lids that are installed and secured at all times.
Blasting Areas and Temporary Materials Processing Centers
Portions of the project area could experience noise levels in excess of City standards during grading activities.
Areas of non-rippable rock that would require blasting for removal occur throughout the project site. These
areas, and the potential blast noise impact areas are shown on Figure 17, page 111-3 1. Temporary material
processing centers, also shown on Figure 17, page III-3 1, may also produce noise levels in excess of City
standards. The following measures will reduce potentially significant noise impacts generated by grading
activities to below a level of significance:
1. Prior to blasting, a blasting schedule shall be prepared by the project applicant and submitted to and
approved by the City Engineer.
2. The blasting contractor shall notify the Carlsbad Police department and the County Sheriff's Department
prior to commencing any blasting activities.
3. The project proponent shall give a one-time notice in writing to residences within 1,000 feet of a potential
major blast operation as well as the Dawson Los Monos Canyon Reserve. The notice shall disclose the
anticipated blasting schedule and provide a contact phone number for the blasting contractor.
4. A pre-blast inspection of existing structures within 300 feet of any proposed detonation shall be conducted
by an inspector approved by the Carlsbad Police Department, the San Diego County Sheriffs Department,
and the City of Carlsbad Building Department.
5. The project shall conform to the San Diego County Blasting Ordinance Title 3, Division 5, Chapter II
County Code of Regulatory Ordinance Sections 35.377.101-104, 35.377.301(a), and 35.377.307 to reduce
Ill-30
Carlsbad Oaks North SDecific Plan
the temporary noise impacts due to blasting and Section 8.48.010 of the City's Municipal Code limiting
allowable hours of activities. The allowable hours of activities associated with blasting are 9:OO am. to 4:OO
pm, or one-half hour before sunset, whichever comes first, Monday through Friday. No blasting is allowed
on weekends nor on the holidays specified in Section 8.48.01 of the City's Municipal Code.
6. A blasting report shall be submitted to the City Engineer prior to any blasting activities. The report shall
conform to the San Diego County Blasting Ordinance (Division 5, Title 3, Section 35) and vibration
standards promulgated by the U.S. Bureau of Mines.
7. No rock crushing activities shall be allowed within 850 feet of 1) the Dawson Los Monos Canyon Reserve
located to the north of the project area, and 2) the residential uses located to the east of the project area.
Compliance with this measure shall be enforced by the City of Carlsbad Planning Department.
Hours of Operation - Gradinp and Processing
Hours of grading shall be limited to the time period allowed in Carlsbad Municipal Code Section 8.48.010; 7:OO
am to sunset of weekdays and 8:OO am to sunset on Saturdays. No grading, except in the event of an emergency
(as determined by the City Manager per Municipal Code Section 8.48.020) shall occur on Sundays and
designated holidays. If grading activities will occur within 150 feet of existing residential areas, those grading
activities shall be limited to an eight-hour period within the allowable timeframe indicated above.
Grading and construction equipment shall be properly maintained and fitted with standard mufflers.
Verification shall be provided to the satisfaction of the Planning Department Director prior to the
commencement of grading.
Hours of operation of the materials processing centers (which shall be a minimum of 850 feet from the northern
and eastern property boundaries) shall be limited to the time period allowed in Carlsbad Municipal Code section
8.48.010. No construction, except in the event of an emergency (as determined by the City Manager per
Municipal Code Section 8.48.020) shall occur on Sundays and designated holidays.
Ill41
75 dBA Leq contour (from blasting areas and processing centers)
I/ 65 dB(A] Leq contour (from processing centers]
ladwig Design Group
Figure 17
Blasting Areas and Temporary Material Processing Centers
111-32
Carlsbad Oaks North Specific Plan
IV. Public Facilities Infrastructure Plan
A. Introduction
The Carlsbad Oaks North Specific Plan land area lies entirely within Local Facilities Management Zone 16.
The public facility requirements for this property are fully addressed in the Zone 16 Local Facilities
Management Plan (LFMP). The approved Zone 16 LFMP was prepared pursuant to the City's Growth
Management Program. The Zone 16 LFMP: 1) provides a detailed description of how the zone will develop, 2)
demonstrates how and when each required facility and improvement will be constructed to accommodate phased
development within the zone, and 3) provides a complete description of how each facility and improvement will
be financed when mitigation is necessary.
\
The Carlsbad Oaks North Specific Plan implements, but does not supersede the Zone 16 Local Facilities
Management Plan. The specific plan has been designed to be consistent with the purpose and intent of the Zone
Plan. The following are the development policies as they pertain to the community facilities identified in the
Zone 16 Local Facilities Management Plan. The following also identifies specific mitigation requirements of
the Zone 16 LFMP. Development within the Carlsbad 0aks.North Specific Plan shall be responsible for
providing its fair share ofrequired facilities within Zone 16 as well as impacted facilities outside of Zone 16.
B. City Administrative Facilities and Library Facilities
Zone 16, including the Carlsbad Oaks North Specific Plan area, will be developed with entirely non-residential
uses. Therefore no impacts will be generated by development in Zone 16 to the City's adopted performance
standard, and no mitigation is required for Zone 16 to meet the adopted performance standards.
C. Park Facilities
Since the Carlsbad Oaks North Specific Plan and the entire Zone 16 LFMP will be developed for non-residential
uses, the established performance standard of 3 acres of Community Park or Special Use Area per 1,000
population within the Park District does not apply to Zone 16 or the Carlsbad Oaks North Specific Plan.
However, the City has concluded that non-residents who work in the City also have an impact on the City's
recreational facilities.
N-I
Carlsbad Oaks North Specific Plan
Mitigation Recommendations: The Zone 16 LFMP recommendation for park mitigation is to establish a park fee
of $0.40 per square foot on the zone's non-residential development. ms fee would be collected at the time of
building permit issuance and would be used to construct recreational facilities to offset the demand created by
employees within Zone 16.
Open Space
The Growth Management performance standard requires that 15% of the total land area in the zone exclusive of
environmentally constrained non-developable land be set aside for permanent open space and must be available
concurrent with development. There are 175.6 net acres per the LFMP constraints analysis in Zone 16,
therefore, at build out, Zone 16 will require 26.3 acres of performance standard open space. This demand is
more than satisfied by the provision of 219.5 acres of open space in Carlsbad Oaks North Business Park. This
specific plan also proposes the development of a trail systedpedestrian walkway to allow occupants to move
freely within the Carlsbad Oaks North Specific Plan area and to access both the open space and recreational
amenities provided. They are also designed to tie into the Future Citywide Trail System. Signage for the
specific plan's proposed trail system will be consistent and meet the signage requirements of the Future
Citywide Trail System.
E. Fire
Within the growth Management Program, a fire performance standard for non-residential uses is not identified.
However, a fire performance standard was adopted for the non-residential uses in zone 5. The Carlsbad Oaks
North Specific Plan does not exceed any of the three thresholds applied to zone 5 as discussed below:
1. Daily work force in excess of 12,000 people.
2. Specific plan is beyond the five-minute response time for fire protection.
3. The Fire Department is unable to provide 1,000 gallon per minute of fire flow in 10 minutes or less.
Zone 16, and the Carlsbad Oaks North Specific plan currently and at build out, meet all three non-residential
fire-service thresholds. For this reason the specific plan and all development in Zone 16 is not required to
provide additional fire facilities. However, the specific plan will be required to meet the landscaping restrictions
Carlsbad Oaks North SDecific Plan
identified in the city of Carlsbad’s Landscape Manual as well as provide required sprmkler systems in all
proposed development.
F. Schools
Under the Growth Management Program, a performance standard for non-residential uses is not identified.
However, a school performance standard was adopted for the non-residential uses in zone 5 which assumed that
non-residential zones would be required to pay a school fee based on the square footage of development. The
fee is based on legislation which determined that employees can educate their children in the same school
district in which their place of employment is located. The fee is intended to offset the cost of the construction
of school facilities required to accommodate children of parents working within the school district.
G. Transportation Facilities
Access to the property will be provided by the extension of El Fuerte Street fiom the south and Faraday Avenue
from the east and west. Both El Fuerte Street and Faraday Avenue are shown as 84’ ROW Secondary Arterial
roadways on the Circulation Element of the General Plan.
Driveway locations have been determined as part of this Specific Plan, as shown on Figure 10, page 11-10.
These driveway locations are in conformance with the City Standard, and will be adhered to when future
Planned Industrial Permits (PIP) are applied for. Deviations from this plan or from City Standards may
necessitate an amendment to this Specific Plan.
El Fuerte Street will be extended as a part of this Specific Plan with the first phase of development to intersect
with the future Faraday Avenue, shown as an 84-foot ROW Secondary Arterial on the Circulation Element of
the General Plan. The roadway alignments will be carefully considered to minimize any impacts on La Mirada
Creek and still function as intended by the Circulation Element. Faraday Avenue will be constructed to
secondary arterial street standards connecting Orion Drive on the west and Melrose Drive to the east with the
first phase of this development. The County of San Diego has agreed to dedicate the right-of-way across their
property as part of the settlement agreement for the trashhransfer station with the City of Carlsbad.
Carlsbad Oaks North Specific Plan
Transportation financing for off-site facilities (and on-site Faraday Avenue) may be financed by an assessment
district, financing (fee) district with reimbursement or other financing means acceptable to the City.
This development will construct and contribute its share (including Traffic Impact Fees) to the construction and
improvements of major streets including, but not limited to, the extension of El Fuerte Drive and Faraday
Avenue and other transportation facilities identified in the Carlsbad Oaks North traffic analysis. This project
shall be approved under the express condition that the applicant shall pay a public-facilities fee as required by
City Council Policy No. 17 on file with the City Clerk and incorporated herein by reference and according to the
agreement executed by the applicant for payment of said fee. Refer to Local Facilities Management Plan Zone
16 for additional and specific information and timing requirements.
I 6' RC.C. CURB & GUEd L4' RCC. s1DEWAl.K
MI! L4' AC PVMT OMR 6' AB.
(MIN) OR As RECOMMENDED BY SOILS ENGINEER
industrial Streets "A" through "D"
Noscale
ww 84'
I 6' RCC. CURB & GUlEd L4' RCC. ?IDEWw( 7- IbSs
L4' AC PVMT O'ER 6' AB. (MN] OR AS NCOMMENDED BY WLS ENGINEER
El Fuerte Street / Faraday Avenue
Nosode
ww
84'
64' L 10 ,
32 32 - \nC PAMMEM AND BASE
Existing Faraday Avenue (City of Carlsbad)
Existing El Fuerte Street
Noswk
1. I -1 I
FWEMEM AM) BASE
Existing Faraday Avenue (City of Vista)
No Scde
lodwiq Design Group B us I N EISSP A R K
N-5
Figure 18
Street Cross Sections
+- El Fuerte Street a
8
Legend
Streets “A - I’D” : Industrial
Faraday Avenue and El Fuerte Street: Secondary Arterial
Note: See Street sections for more detail
Existing Streets
lodwig Design Group
No Scale
Figure I9
Circulation
Carlsbad Oaks North SDecific Plan
H. Sewer Facilities
The South Agua Hedionda Sewer interceptor would serve existing and planned industrial development within
the South Agua Hedionda Basin. The proposed interceptor segment is a 15-inch, gravity-flow, pump station and
force main, trunk sewer and will be approximately 2.7 miles in length.
Figure 2 1 on page IV-9 depicts the approved sewer alignment. The sewer alignment consists of a gravity sewer
within an existing sewer easement road south of Faraday Avenue from the Carlsbad Oaks North eastern
boundary to the El Fuerte Street right-of-way where it continues north to Lot 9. A t Lot 9, the sewer will
become a force main sewer utilizing a pump station. The force main sewer will be constructed within the rights
of way of El Fuerte Street north to Faraday Avenue aid west in Faraday Avenue to El Camino Real and north to
the connection of the South Agua Hedionda gravity sewer near College Blvd.
IV-7
Carlsbad Oaks North Specific Plan
“Page Intentionally Left Blank”
IV-8
I I
Legend
1-7 Phase I Sewer
Phase II Sewer
Phase 111 Sewer
I . .. ‘ ” 1 Existing Sewer Line
1 @ 1 Lot Numbers
Ladwig Design Group B u s I N E% s -P A R IC
N-9
No Scale
Figure 20
Sewer
ladwig Design Group BUSINE-s PARK
N-10
-pq
No Scale
Figure 21
Offsite Sewer
Carisbad Oaks North SDecific Plan
I. Drainage Facilities
A Preliminary hydrology analysis has been conducted for the project and drainage facilities are proposed that
will control runoff. A detailed hydrology analysis must be prepared prior to approval of a fmal map or issuance
of grading permit to address specific drainage characteristics of the proposed development and supporting
infrastructure. The drainage control plan will be implemented in accordance with the recommendations of the
detailed hydrology study and will address on-site and off-site drainage requirements to ensure on-site runoff
will not adversely affect off-site areas. This shall include the design and construction of the detention basin as
identified in the Rick Engineering “Rancho Carlsbad Channel and Basin Project” report dated June 30, 1998.
All graded lots within Carlsbad Oaks North Business Park with the exception of a small (2-acre) portion of Lot
24, will be graded to direct flows into an onsite desiltation basin and then directly into an underground system
that either connects to the major onsite drainage system or in some cases of small drainage areas, into a rock
dissipater and then to a natural drainage swale. The major onsite drainage system in “D” Street flows
underground to Faraday Ave. and into two separate pollution control basins prior to discharging into La Mirada
Creek.
Where La Mirada Creek crosses under Faraday Avenue, a major detention facility will be constructed (see
drainage report from Howard Chang, Ph.D., PE., dated April 1997, and Rick Engineering Company report for
Rancho Carlsbad Channel and Basin project, job #13 182, dated 6/30/98). The March 1994 City Master
Drainage Plan requires several existing storm drain systems that were constructed with the original Carlsbad
Oaks East and West Projects to provide attenuation to bring these older systems into conformity with current
design standards. All of the existing system flows will be detained in the new basin at Faraday. In addition, the
drainage Master Plan cost estimate includes a provision for a potential bridge structure (Paragraph BP on page
83) on Faraday Ave. across La Mirada Creek. The Carlsbad Oaks North Business Park project is proposing a 6’
x’ 7’ box culvert (per Rick Engineering Company study) with a detention basin. Another Master Drainage Plan
Facility (BPB 36” and 45” RCP) will be constructed on-site in I’D” Street.
Legend
Note: Offsite Faraday Avenue
construction extends to Orion Way
refer to Tentative Map 97-1 3 for more detail
Figure 22
Drainage
N-12
I 00°0 I Storm Drain
I l”] Stream Center Line
181 Drainage Facility Numbers
Note: The applicant will be requesting
fee credits where appropriate for
Master Drainage Plan facilities.
.1.
Carlsbad Oaks North SDecific Plan
J. Storm Water Pollution Prevention
Implementation of the project will result in a change in the topographical conditions of the area and
development of the site. Because a majority of the project area topography is in its natural condition, a
substantial increase in impervious surfaces and correspondmg stormwater runoff volumes is anticipated.
Approximately 200 acres will be graded and developed with the Specific Plan and supporting lnfrastructure on
and off-site.
After project implementation, the project site will generally drain in the same manner as the existing condition;
however, grading requirements of the project will alter the existing drainage patterns causing erosion or siltation
on the site or in the area on a short-term basis during construction. The short-term erosion and siltation will be
controlled through compliance with the General Construction Stomwater Permit (Order No. 99-08, NPDES
NO. CASOOOOO2) and the General Municipal Stormwater permit (Order No. 2001-01, NPDES NO.
CAS0 108758) requirements. "DES discharge permitting requirements require implementation of a SWPPP
(including a sampling and analysis strategy and sampling schedule for pollutants which are not visually
detectable in stormwater discharges), which consists of eight required elements necessary to control erosion and
siltation and contaminated runoff from construction sites.
Each graded lot within the project site will be graded to direct flows into an on-site temporary desiltation basin
and then directly into an underground system that either connects to the major on-site drainage system or in
some cases of small drainage areas, into a rock dissipator and then to a natural drainage swale. Each developed
lot will have a structural BMP or drainage filtration basin to collect and filter pollutants from the point source.
The major drainage system in Street D flows underground to Faraday Avenue and into two and separate
pollution control basins prior to discharging into Agua Hedionda Creek.. Figure 23 (NPDES Facilities) depicts
the location of temporary and permanent desilting basins and fhture "DES facilities. Where Agua Hedionda
Creek crosses under Faraday Avenue, a major detention facility will be constructed. The permanent water
quality basins are located south of Faraday Avenue as the majority of the on-site stormwater runoff drains south
to La Mirada Creek and westward to Agua Hedionda Lagoon,
N-I 3
Carlsbad Oaks North Specific Plan
A Concept Water Quality Plan has also been prepared for the project to assist in defining the permit
requirements needed for the construction and post-construction scenarios. The Concept Water Quality Plan
includes a discussion of the project BMF’) plan implementation (construction BMP options, post-construction
BMP options, BMP options for future development, sizing criteria, pollutant loads, detention basins, and
SWPPP monitoring). During construction, BMPs such as desilting basins, hydroseeding, and other erosion
control measures will be employed consistent with the SWPPP; however, BMPs may change based on the City’s
interpretation of Order No. 2001-01.
Phase 1. Construction
The greatest potential for short-term water quality impacts to the drainage basin would be expected during the
grading and construction of the project when cleared and graded areas are exposed to rain and storm water
runoff. Improperly controlled runoff could result in erosion and sediment transportation into the existing
drainage basin. During construction, the objectives for implementing BMP’s as described in the “California
Storm Water Best Management Practice Handbook,” are for the following: practice good housekeeping, contain
waste, minimize disturbed areas, stabilize disturbed areas, protect slopes and channels, control site perimeter
and control internal erosion.
To mitigate storm water pollution, mostly sediment, during construction, both BMP’s for contractor activities
and BMP’s for erosion and sedimentation shall be used.
BMP’s for contractor activities include the following:
1.
2.
3.
4.
5.
6.
Managing dewatering and paving operations and structure construction and painting.
Management of material delivery, use and storage.
Spill prevention and control.
Waste management for solid, hazardous and sanitary waste, contaminated soil, concrete.
Vehicle and equipment cleaning, fueling and maintenance.
Contractor, employee and subcontractor training.
IV-I 4
Carlsbad Oaks North SDecific Plan
BMP’s for erosion and sedimentation control include the following:
1. Vegetative stabilization such as hydroseeding or mulching.
2, Physical stabilization such as dust control, geotextiles and mats, construction road stabilization and
stabilized construction entrance.
3. Diversion of run-off using earth dikes, temporary swales and drains.
4. Velocity reduction using outlet control, check dams and slope roughening.
5. Sediment trapping using silt fence, gravel bag banier, inlet protection, sediment traps and basins.
A storm water pollution prevention plan (SWPP) will be prepared and implemented during this construction
phase. The SWPPP will consist of the selected BMP’s, guidelines and activities to carry out actions which will
prevent the pollution of storm water runoff. A preliminary SWPP has been prepared as part of the concurrent
applications and is attached as an appendix to this Specific Plan.
Phase 2. Post Construction
Of the three phases the post construction phase should generate the least amount of urban pollutants. The
grading has been completed, slopes have been landscaped and irrigated, the storm drain system, temporary
desilting basins and the permanent water quality basins have been installed. During this phase a combination of
source and treatment control BMP’s shall be implemented.
Potential Source Control BMP’s
1. Street/Storm Drain Maintenance
2.
3. Waste handling and disposal
Non storm water discharge to drains
4. Landscaping and grounds maintenance
5. Over watering activities
6. Employee training
N-I 5
. Carlsbad Oaks North Specific Plan
Potential Treatment Control BMP’s
1. Storm drain outlet controls
2.
3. Permanent water quality basins
This phase will continue until all individual lots within the project have been developed. As each lot is
developed, the temporary desilting basins will be replaced with permanent BMP measures that will be
appropriate for the specific use of each lot.
Temporary desilting basins on each lot (see Figure 23, page IV-20)
Phase 3. Future Development
When each individual lot is developed, it shall provide both source control and treatment control BMP’s as
described in the ‘‘California Storm Water Management Practice Handbook” for industrial and commercial
projects. Each development shall use source control BMP’s and one or more of the following treatment control
BMP’s:
Potential Source Control BMP’s
1.
2.
3.
4.
5.
6.
7.
8.
9.
Non-storm water discharges
Vehicle and equipment heling, cleaning and maintenance
Material management and storage
Outdoor storage of materials and by-products
Waste handling and disposal
Building and grounds maintenance
Building repair, remodeling and construction
Over-water activities
Employee training
N-I 6
Carlsbad Oaks North Specific Plan
Potential Treatment Control BMP’s
1. Infiltration
2. Wet ponds
3. Constructed wetlands
4. Biofilters
5. Extended detention basins
6. Media filtration
7. OiVwater separators and water quality inlets
8. Multiple systems
Since a PIP permit is required for each development, the specific BMF”s for each development will be
determined at the time development is proposed. As required, a storm water pollution prevention plan will also
be prepared and implemented for each lot. The SWPPP consist of guidelines and activities to select and carry
out actions which prevent the pollution of storm water discharge. In addition to the selected BMP’s for each lot,
the permanent water quality basins, located downstream, will serve as additional treatment in removing
pollutants from storm water runoff prior to discharge into the existing natural drainage course.
Sizing Criteria
The sizing of the treatment control BMP’s shall comply with the RWQCB’s numeric sizing criteria. As required
by the RWQCB, the project, depending on the type of BMP, will use one of the following numeric sizing
criteria:
Volume based BMP is volume of woff produced from a 0.6” storm event.
Flow based BMP is volume of runoff produced from ramfall of 0.2 in./hr.
The following pollutant loads are based on a commerciaVoffice/industrial development with 70 to 90%
imperviousness (California Storm Water Best Management Practice Handbook, Municipal).
N-I7
Carlsbad Oaks North Soecific Plan
Description mgn
Oxygen Demand and Sediment: BOD 9.7
COD 61 .O
TSS 91.0
TDS 100.0
Nutrients :
Heavy Metals:
TP 0.24
SP 0.10
TKN 1.28
N02/N03 0.63
Pb 0.13
cu 0.04
Zn 0.33
Cd 0.002
Oil & Grease: 24.01
Total 288.5 mg/L (0.018 lb/cf)
For a typical 1 acre development, the minimum size for a structural BMP and pollutant
load would be:
Area: 1 acre
Storm event: 0.6”
Direct Runoff: 0.12”
Min. volume: (43,560 sf)(O.l2”)/(12”/ft) = 436 cf
Pollutant load: (436 cf)(O.O18 lb/cf) = 7.8 lbs.
Detention
As part of the project, a detention basin is proposed at the Faraday Avenue crossing of the existing drainage
channel. The detention basin is one of four basins along the south tributary of the South Agua Hedionda Lagoon
proposed by the City of Carlsbad. Since the storm drain outlets for this project are located upstream of this
crossing/detention basin, the basin will ensure that there is no significant impact to downstream properties due to
increased runoff.
IV-I a
Carlsbad Oaks North Specific Plan
Urban Pollutants
Construction Post ConstructionFuture Development
Sediment
Nutrients
Bacteria and Viruses
Oxygen Demanding Substances
Oil and Grease
anti-freeze
hydraulic fluids
cleanerdsolvents
chromium
copper
lead
zinc
iron
cadmium
nickel
manganese
paint
wood preservatives
Toxic Materials
fuels
PCB’s
Heavy Metals
pesticides
herbicides
Floatables
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
f : -i. : N-19
Legend
I. 1 Temporary Desitting Basin
I.] Future NPDES Facility tl Stream Center Line
LotNumbers
ladwig Design Group B us I N E% s-P A R K
N-20
I No Scale I
Figure 23
NPDES Facilities
Legend r.1 Water Main
I ......"'./ Reclaimed Water Line
I 1* 'I ' 1 Pressure Zone Boundary
1 * I Pressure Reducing Station
LotNumbers
ladwig Design Group BUSINE-s PARK
N-2 1
Figure 24
Water
Carlsbad Oaks North S~e~ifii Plan
V. Specific Plan Implementation Measures
A. Regulations and Ordinances
The Carlsbad Oaks North Specific Plan shall be implemented in conjunction with the following regulations and
ordinances:
1. Carlsbad General Plan
2.
3.
Carlsbad Zoning Ordinance - Title 21
Environmental Protection Procedures - Title 19
4. Subdivision Ordinance - Title 20
5. Uniform Building Code - Title 18
6. City Landscape Manual
7. Carlsbad Municipal Code
8. Carlsbad Municipal Water District Regulations
9. Airport Land Use Plan (CLUF’)
10. Performance Standards and Mitigation requirements of Zone 16 Local Facilities Management Plan
11. Drainage and Water Quality Standards per the General Construction Stormwater Permit (Order No. 99-08,
NPDES No. CASOOOOO2) and the General Municipal Stormwater Permit (Order No. 2001-02, NPDES No.
CAS0 10875 8) requirements.
12. All other relevant City Regulations, Standards, and Policies
B. Enforcement
1. Before this project is reviewed by the City council, the applicant shall execute the agreement to pay the fees
for facilities and improvements as required by the Growth Management Program and any other agreement
required by municipal Code Section 21.90.
2. As a condition of subdivision approval, planned industrial permit or building permit under Title 21 of the
Carlsbad Municipal Code, the subdivider shall enter into an agreement with the City whereby the subdivider
covenants on behalf of the subdivider and subdivider’s successors in interest to the following:
Carlsbad Oaks North Specific Plan
a. Not opposing the formation of a financing district in the area of th~s project for Circulation Element
roadways or City Master Plan Facilities.
b. Payment of the bridge and major thoroughfare fee for the area of the district in which this development
is located.
c. Payment of the adopted traffic impact fee for the appropriate area of the City in effect at the time the
building permits are received.
3. 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 65913.5. 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.
4. Unless noted, approval of this document does not excuse compliance with all other applicable City
ordinances in effect at the time building permits are issued.
5. General Notes:
a. Except as specified in this plan, the requirements of the PM zone and all other applicable provisions of
the zoning, subdivision, grading, and building codes (and any amendments thereto) of the City of
Carlsbad shall apply.
b. Where minor questions arise regarding interpretation of this Specific Plan, the Planning Director shall
resolve them in a manner consistent with the Municipal code, adopted City plans and city policy. Such
decisions by the Planning Director may be appealed to the Planning Commission and the City Council.
c. The developer or property owners' association shall be responsible for maintaining all fill and cut
slopes adjacent to public streets and all special landscape areas as outlined in this text.
C. Amendment Procedures: Minor, Major, and Five-Year Comprehensive Review and Update
Approval of this Specific Plan indicates acceptance by the City Council of a general framework for the
development of Carlsbad Oaks North Business Park. Part of that framework establishes specific development
standards. It is anticipated that certain amendments to the Specific Plan may be necessary during the
development of the area. Any amendments to the Specific Plan shall occur in accordance with the City of
Carlsbad's Municipal Code and the specific amendment process described below.
v-2
Carlsbad Oaks North Specific Pian
Amendments are divided into three categories: 1) Minor (adrmnistrative); 2) Major (discretionary); and 3) Five-
Year comprehensive review and update. Major and Minor amendments must be consistent with the goals of the
Specific Plan, the General Plan, Zone 16 Local Facilities Management Plan, current City policies, ordinances
and standards. Amendments may be initiated by the City Council or property owner(s).
1. Minor (administrative) Amendment
All amendments that meet the criteria noted below shall be reviewed for approval administratively by the
Planning Director. Any revision to lot areas would require a lot line adjustment. The Planning Director has the
authority to approve modification to the Specific Plan as follows:
a. Up to a 10% expansion or reduction in area of recorded lots if the overall yield or use specified for
each of the recorded lots affected does not increase.
b. A Minor realignment oi modification of driveway locations and internal streets of the Specific Plan
if approved by the Planning Director and City Engineer as not constituting a significant change to any
individual recorded lot.
2. Major (discretionary) Amendment
All Specific Plan Amendments that do not meet the above Minor Amendment criteria shall require a Major
Amendment to the Specific Plan. Major Amendments shall be processed in the same manner as Master Plan
Amendments, as described in Section 21.38.120 of the City of Carlsbad’s Municipal Code. All Major
Amendments shall be reviewed for approval by the Planning Commission and City Council. Requests for Major
Amendments to the Specific Plan shall require serious consideration as it relates to the intent of the original
Specific Plan. As a condition of consideration of any amendment to the Specific Plan it shall be the applicant’s
responsibility to:
a. Ensure that the proposed amendment meets the goals of the Specific Plan.
b.
amendment can be satisfactorily mitigated.
Ensure that any impacts on the Specific Plan community or surrounding area resulting from the
c.
the Planning Director.
Update any Specific Plan studies and/or provide additional studies when determined necessary by
v-3
Carlsbad Oaks North Specific Plan
d.
update any Specific Plan exhibits affected by the proposed amendment.
Provide a dated strike-oudunderline copy of the Specific Plan text where changes are proposed and
3.
If determined necessary, at the direction of the City Council, the Specific Plan shall be comprehensively
reviewed by the City of Carlsbad Planning Department every five years or more frequently at the discretion of
the City Council. The review shall consider but not be limited to the following topics:
Five Year Comprehensive Review and Update
a. The Specific Plan’s fulfillment of current City policies and standards.
b. The fiscal impact of the Specific Plan’s implementation.
c. The Specific Plan’s maintenance of environmental quality.
d. Adequacy of public facilities
e. Additional improvement or modifications to correct deficiencies or improve design.
D. Financing
Refer to the Zone 16 Local Facilities Management Program
E. Capital Improvements Program
Refer to the Zone 16 Local Facilities Management Program
F. Phasing
The Carlsbad Oaks North Specific Plan will be developed in three phases. The phasing schedule will depend
largely on market conditions and the timing of the development of adjoining parcels. All public improvements
required by a subsequent tentative map for a specific plan area shall be constructed prior to issuance of building
permits for any lot within that specific plan area. Design and secured agreements for all phases of construction
that affect public improvements shall be posted, as required.
The first phase of lot development will occur along Faraday Avenue. Phase I development will consist of lots 1-
12 created by CT 97-13. Excluding streets, this area contains approximately 62.9 acres of lot area. Phase I1 of
lot development will consist of lots 13-19, located on the eastern portion of “D street. Approximately 37.3
acres of lot acreage is included in this phase. Phase III consists of lots 20-27, to the west of Phase 11, containing
v4
Carlsbad Oaks North S~ecific Plan
approximately 54.0 acres of lot area. The total area of Phases I, 11, and I11 is 167.3 acres. Lot 9, a lot reserved
for hture pump station andor open space, contains 0.6 acres, and will be developed with Phase I. In addition,
Open Space lots 10, 11, and 12 (101.4 acres + 18.5 acres + 99.6 = 219.5 acres) will be a part of Phase I. Phase
I1 and Phase I11 are interchangeable with each other, and developed after Phase I. When Phase I1 or 111 is
developed, the balance of the loop road (Street “D”) will be completed to provide the necessary traffic, utility
and public safetyhervice connections. Phasing may be altered by the provisions of the Citywide and Local
Facilities Plan required pursuant to Chapter 21.90 of the Carlsbad Municipal Code and Conditions of Approval
for the subdivision of the project (CT 97-13).
v-5
Legend
Phase 1 Lots, Streets, and Open Space
Phase 2 Lots and Streets
Phase 3 Lots"
.* Pedestrian Trail
@ Lot Numbers
*Note: Phase 2 and 3 lots may be reversed.
lodwig Design Group
Figure 25
Phasing Plan
Carlsbad Oaks North S~ecific Plan
G. Grading/Erosion Control
The following mitigation measures shall control the overall development of the Carlsbad Oaks North Specific
Plan. The developer shall be responsible for implementing the mitigation measures for the project. The
development 'of the Carlsbad Oaks North Specific Plan shall be consistent with the Zone 16 Local Facilities
Management Plan.
1. GradingEomdation Design
a. The conclusions and recommendations of the final geotechnical study required by the Subdivision
Map Act shall be incorporated into this project, as well as the Geotechnical Update, dated January 4,
2000 by Geocon, included in the appendices.
2. DrainageErosion ControvWater Quality
a.
Pollution Discharge Elimination System (N.P.D.E.S.) standard. These facilities could include, but are
not limited to one or more of the following: vegetated swales, fossil filter system, oil/water separator or
drainage basin. Also, any loading area located in a sump must have facilities to direct drainage to a
pollution mitigation area as described above. Storm Water Pollution Prevention measures, as discussed
on page IV- 13, will be required.
Future development within this project shall provide facilities to comply with the National
b.
concurrently with grading operations.
Drainage and siltation-control facilities shall be constructed by the developer prior to or
c.
immediately following grading.
Ground cover suitable for slope erosion control will be planted and maintained by the developer
d.
implemented by the developer or the property owners' association to minimize pollutant runoff from
internal private roadways and parking areas related to the project.
A regular street and parking lot cleaning and drainage pollutant basin maintenance program will be
H. Environmental ImpactslMitigation
The Program Environmental Impact Report prepared by Cotton/Bridges/Associates, Inc. analyzed the Carlsbad
Oaks North Specific Plan in regard to impacts associated with land use, transportatiodtrafic, air quality, noise,
biological resources, geology and soils, hazards and hazardous materials, hydrology and water quality, cultural
resources, paleontological resources, aesthetics, public services and utilities, and population and housing. The
w-7
Carlsbad Oaks North Specific Pian
following table presents a summary of the environmental impacts, the mitigation measures required to reduce
potentially significant impacts, and the level of significance of each impact after mitigation. Theses mitigation
measures shall be incorporated into the development and operation of the Carlsbad Oaks North Business Park
project or completed as otherwise specified.
Figure 26 EIR Summary Table
See the following table (Figure 26) 2-1-Summary of Environmental Impacts and Mitigation Measures prepared by
Cotton Bridges Associates dated August 2002.
2.0 Executive Suniniary
Significant Impact
FIGURE 26
~
Mitigation Measure Impact After Mitigation
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
Land Use Compatibility
A potentially significant impact
associated with hazards and
hazardous materials has been
identified.
An Tact to the sensitive aesthetic
and environmental resources has been
identified within the open space areas
on-site as a result of land use
incompatibility.
A significant impact has been
identified between the proposed
industrial land uses and the existing
residential development east of the
project site.
5.1 LAND USE AND PLANNING
See Mitigation Measure HM1 in Section 5.7 - Hazards and Hazardous Materials.
See Mitigation Measures BR1 through BR8 in Section 5.5 - Biological Resources.
LU1. A minimum 75 to 150-foot building setback (including ancillary structures, loading
zones, trash enclosures, refuse collection areas) shall be required between Lots #8,
#13, and #17 of the Specific Plan and the eastern boundary. This setback shall
include the proposed 60-foot minimum landscape buffer and construction of a block
wall at the top of the slope or berm as identified in the Specific Plan.
Each Planned Industrial Permit or a Conditional Use Permit for any hture facility LU2.
proposed on Lots #8, #13, and #17 shall be reviewed for strict compliance with the
performance standards established in the Carlsbad Oaks North Specific Plan
(Section I11 Development Standards and Design Guidelines, subsections 0, P, Q,
and R). Measures to achieve these performance standards and thereby avoid
potential conflicts between the Planned Industrial development and the existing
Implementation of Mitigation Measure
HM 1 will reduce the significant land
use compatibility impact associated with
hazards and hazardous materials to a
level less than significant.
Implementation of Mitigation Measures
BR1 through BR8 will reduce the
significant land use compatibility
impact associated with sensitive
aesthetic and environmental resources
(with the exception of the northern
harrier) to a level less than significant.
-
Implementation of Mitigation Measures
LU 1 and LU 2 will reduce the
significant land use compatibility
impact between the proposed land uses
and residential development to a level
less than significant.
,
Carlsbad Oaks North Spec fie Plan Citj- of CiirGhad
August 2002 Final Program EIR v-9
2.0 Executive Summary
Significant Impact Mitigation Measure
residential development (with respect to such issues as noise, lighting, air quality,
and safety) shall be implemented as necessary. Specific measures would be
determined and implemented as part of the discretionary review of a Planned
Industrial Permit or a Conditional Use Permit and could include, but not be limited
to, restriction of certain types of uses and hours of operations, building and loading
bay placement, enhanced landscaping, and directional lighting.
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
Impact After Mitigation
Melrose DnvePalomar Airport
Road
Palomar Airport Road/El Fuerte
Street
Melrose Drivehcho Santa Fe
Road
Melrose Drive/Alga Road
Aviara-Algal Camino
Melrose Drive/Sunset Avenue
Melrose Drive/Sycamore
Melrose Drivepark Center
SR 78 WB RampsEl Camino
Real
San MarcodGrand Avenue
SR78 EB RampslSycamore
Implementation of the proposed
project will result in a significant
impact to the following intersections:
5.2 TRANSPORTATION~TRAFFIC
#20 MelroseIPAR
T1. Prior to approval of Final Map or Grading Permit, whichever occurs first, for any
portion of the development that would generate traffic, the applicant shall provide for
the design and construction of the improvement of intersection #20 Melroseh’alomar
Airport Road as illustrated on Figure 5.2-3E of this EIR. Proof of design, bonds, and
construction schedule shall be submitted to the City of Carlsbad before issuance of
any building permit.
#47 PARE1 Fuerte
“2. Prior to approval of Final Map, Grading Permit, or Building Permit, whichever occurs
first, for any portion of the development that would generate traffic, the applicant
shall provide for the design and construction of the improvement of intersection M7
Palomar Alrport RoadEl Fuerte as illustrated on Figure 5.2-3L of this EIR. Proof of
design, bonds, and construction schedule shall be submitted to the City of Carlsbad
before issuance of any building permit.
#22 MelroseDZancho Santa Fe
T3. Prior to approval of Final Map, Grading Permit, or Building Permit, whichever occurs
first, for any portion of the development that would generate traffic, the applicant
shall pay a “fair share” contribution as determined by the City of Carlsbad for the
improvement of intersection #22 MelroseRancho Santa Fe as illustrated on Figure < 9 ?C .-.f thio ElD
Implementation of mitigation measures
will reduce the significant impacts to the
following intersections to a level less
than significant:
- Melrose Drive /Palomar Airport
- Palomar Airport RoadEl Fuerte
- Melrose Drivemancho Santa Fe
Road
Street
Road
- Melrose DriveIAlga Road
- Aviara-Alga/El Camino Real
The impact to the following
intersections will remain significant and
unavoidable:
10
City of Carlsbarl
August 2002
Carlsbad Oaks North Specific Plan Final Program EIR v-10
2.0 Executive Sunrmary
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
Significant Impact
General Construction Impacts
The site preparation and grading
activities associated with the
proposed project will exceed the
SDAPCD Rule 20.2 construction
emission thresholds, which is
considered a significant impact.
Mitigation Measure
Proof of payment of this fair share contribution shall be submitted to the City of
Carlsbad prior to issuance of any building permit.
5.2-3F of th~s EIR.
#21 Melrose/Alga
T4. Prior to approval of Final Map, Grading Permit, or Building Permit, whichever occurs
first, for any portion of the development that would generate traffic, the applicant
shall pay a "fair share" contribution as determined by the City of Carlsbad for the
improvement of intersection #21 MelroseIAlga as illustrated on Figure 5.2-3F of this
EIR. Proof of payment of ths fair share contribution shall be submitted to the City of
Carlsbad prior to issuance of any building permit.
#28 Aviara-AlgalECR
T5. Prior to approval of Final Map, Grading Permit, or Building Permit, whichever
occurs first, for any portion of the development that would generate traffic, the
applicant shall pay a "fair share" contribution as determined by the City of Carlsbad
for the improvement of intersection #28 AlgdEl Camino Real as illustrated on
Figure 5.2-3G of this EIR. Proof of payment of this fair share contribution shall be
submitted to the City of Carlsbad prior to issuance of any building permit.
5.3 AIR QUALITY
AQ1. During the clearing, grading, earth moving or excavation on the project site, the
following measures shall be implemented:
Control fugitive dust by regular watering, paving construction roads, or other
dust preventive measures;
Maintain equipment engines in proper tune;
Seed and water until vegetation cover is grown;
Impact After Mitigation
- Melrose Drive/Sunset Avenue
- Melrose Drive/Sycamore
- Melrose DriveRark Center
-
- San MarcodGrand Avenue
- SR 78 EB Ramps/Sycamore
SR 78 WB Ramps/El Camino Real
Implementation of Mitigation Measure AQ1 will reduce the significant short-
term general construction impacts to the
extent feasible; however, the short-term
impact associated with NOx and PMlO
will remain significant and unavoidable.
11 11
Carlsbad Onks North Specific Plan City of Carlsbad
August 2002 Final Program EIR v-11
2.0 Executive Summary
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
Significant Impact
Rock Crushing
The potential for dust emissions from
rock crushing activities is considered
a significant impact.
~~~~~
Mitigation Measure
e
e
e
e
e
e
e
e
e
0
Spread soil binders;
Wet the area down, sufficient enough to form a crust on the surface with repeated
soakings, as necessary, to maintain the crust and prevent dust pickup by the wind;
Street sweeping, should silt be carried over to adjacent public thoroughfares;
Use water trucks or sprinkler systems to keep all areas where vehcles move dirt
enough to prevent dust raised when leaving the site;
Wet down areas in the late morning and after work is completed for the day;
Use of low sulfiu fuel (0.5% by weight) for construction equipment;
Soil erosion measures;
Water exposed surfaces two times per day;
Reduce speeds on unpaved roads to 15 mph or less; and
Water haul roads two times per day.
AQ2. During rockcrushmg activities, Best Available Control Technology (BACT)
techniques, such as: misting along the conveyor feeds for the crusher; wetting of
stockpiles; and limited crusher activities when wind speeds are in excess of 25 mph
shall be used to control dust emissions.
Impact After Mitigation
Implementation of Mitigation Measure
AQ2 will reduce the dust emissions
associated with rock crushmg activities
to a level less than significant.
12
Cily of Carlshad Carlsbad Oaks North Speclfc Plan
Final Program EIR v-12 August 2002
2.0 Executive Suniniary
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
Significant Impact
Building Construction
The construction of buildings within
the proposed project area will result
in short-term air emissions that are
significantly higher than the
SDAPCD thresholds, whch is
considered a significant impact.
Project Operations Impacts
The long-term air pollutant emissions
associated with operation of the
project in year 2005 and 2020 will
exceed threshold criteria for all four
of the pollutant categories, CO, ROG,
NOx, and PM 10, which is considered
a significant impact.
Mitigation Measure
No feasible mitigation measure has been identified to address this impact.
AQ3. The following measures shall be implemented as feasible for all subsequent
development projects within the project area as identified in the City of Carlsbad
General Plan Final Master Environmental Impact Report:
Provide within the proposed development, a commercial site designated to serve
the commercial needs of the occupants of the business park.
Development within Carlsbad Oaks North shall provide traffic control devices
along all roadway segments and at intersections and interconnect and synchronize
the operation of traffic signals along arterial streets, whenever feasible.
Development and businesses within Carlsbad Oaks North shall encourage
commuter usage of busses, carpools and vanpools.
Provide, whenever possible, incentives for car pooling, flex-time, shortened work
weeks, and telecommunications and other means of reducing vehicular miles
traveled.
Develop and implement employer incentive programs to encourage the
placement of strategic bicycle storage lockers, and the construction of safe and
convenient bicycle facilities.
Development withm Carlsbad Oaks North shall provide shade trees to reduce
building heating (cooling) needs.
Development within Carlsbad Oaks North shall use energy efficient low-sodium
parkmg lot lights.
Development within Carlsbad Oaks North shall use light colored roof materials
to reflect heat.
Impact After Mitigation
The short-term air quality impact
associated with building construction
will remain significant and unavoidable.
Implementation of Mitigation Measure
AQ3 will reduce the significant air
quality impact associated with the Year
2005 + Interim Project operations and
the Year 2020 + Project operations to
the extent feasible; however, the impact
will remain significant and unavoidable
for both project scenarios.
1J
Carlsbad Oaks North Specific Plan City (zf Cilrlshad
Final Program EIR V-13 August 2002
2.0 Executive Summary
Prior to blasting, a blasting schedule shall be prepared by the project applicant and
submitted to and approved by the City Engineer.
The blasting contractor shall notify the Carlsbad Police Department and the County
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
Implementation Of MitigationMeaues
N1 through N7 will reduce the
potentially significant noise impact
associated with and rock
Significant Impact I
Shefls Department prior to commencing any blasting activities.
Mitigation Measure I Impact After Mitigation
crushing to a level less than significant.
Blasting and Rock Crushing
Significant noise impacts to off-site
land uses associated with blasting and
rock crushing could occur if the
blasting locations and rock crushing
activities were relocated from their
:urrently proposed locations.
5.4 NOISE
N1.
N2.
N3.
N4.
N5.
N6.
The project proponent shall give a one-time notice in writing to residences within
1,000 feet of a potential major blast operation as well as the Dawson hs Manos
Canyon Reserve. The notice shall disclose the anticipated blasting schedule and
provide a contact phone number for the blasting contractor.
A pre-blast inspection of existing structures withm 300 feet of any proposed
detonation shall be conducted by an inspector approved by the Carlsbad Police
Department, the San Diego County Sheriffs Department and the City of Carlsbad
Building Department.
The project shall conform to the San Diego County Blasting Ordinance Title 3,
Division 5, Chapter I11 County Code of Regulatory Ordinance Sections 35.377.101-
104, 35.377.301(a) and 35.377.307 to reduce the temporarynoise lmpacts due to
blasting and Section 8.48.010 of the City’s Municipal Code limiting allowable hours
of activities. The allowable hours of activities associated with blasting are 9:00 am to
4:30 pm, or one-half hour before sunset, whichever comes first, Monday through
Friday. No blasting is allowed on weekends nor on the holidays specified in Section
8.48.01 of the City’s Municipal Code.
A blasting report shall be submitted to the City Engineer prior to any blasting
activities. The report shall conform to the San Diego County Blasting Ordinance
(Division 5, Title 3, Section 35) and vibration standards promulgated by the U.S.
Bureau of Mines.
14
Carlsbad Oaks North Specific Plan City of Carlsbad
Final Program EIR V-14 August 2002
2.0 Executive Summary
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
Significant Impact
Year 2020 + Project Traffic Related
Noise
The 3.0 &A increase in noise levels
along Faraday Avenue west of
Melrose Drive will result in a
significant impact to the single-family
residences located within
approximately 135 feet of the
roadway centerline.
~~ ~~ ~
Sensitive Vegetation
Implementation of the proposed
project will impact sensitive habitats
including: 0.9 acres of live oak
woodland, 0.2 acres live oak riparian
forest, 10.9 acres southern maritime
chaparralhuttall’s scrub oak, 0.6
acres valley needlegrass, 83.9 acres
coastal sage scrub, 4.0 acres coyote
brush scrub, 2.2 acres coastal sage
scrub-chaparral scrub, 101 acres
southern mixed chaparral, 2 1.7 acres
non-native grassland, and 2.8 acres of
wetlands.
Mitigation Measure
N7. No rock crushing activities shall be allowed within 850 feet of: 1) the Dawson Los
Monos Reserve located to the north of the project area; and 2) the residential uses
located to the east of the project area. Compliance with thls measure shall be
enforced by the City of Carlsbad Public Works Department.
~- ~
N8. Prior to issuance of a grading permit, the developer shall have an acoustical study
prepared by a certified acoustician (subject to City approval) to determine the proper
location, height, and configuration of any additional noise barrier (e.g., wall or berm)
to protect the residences located withm 135 feet of Faraday Avenue west of Melrose
Drive and east of El Fuerte Street from noise levels in excess of 65 &A. The
developer shall make a written offer to impacted property owners to install a noise
barrier approved by the Planning Director at the size and location specified by the
acoustical analysis. Installation shall be required prior to the opening of Faraday
Avenue unless proof is provided by the developer that a property owner has rejected
the proposed noise barrier.
5.5 BIOLOGICAL RESOURCES
BR1.
BR2.
The project proponent shall mitigate all significant impacts to upland habitat in
accordance with the mitigation ratios identified in Table 5.5-4. Proof of
implementation of thls mitigation shall be provided prior to grading or vegetation
removal on the project site and shall be subject to the review and approval of the
City of Carlsbad Planning Department. The mitigation can occur on dedicated lands
not proposed for development within the project site, so long as viable connectivity
to the principal open space lands are maintained, Mitigation can also occur in
approved regional land banks with agency approval.
Prior to removal of vegetation (issuance of grading permit) the Developer shall
encumber Open Space lots and mitigation lands with a conservation easement in
favor of CDFG, and prior to final map the Developer shall grant to the City an
Irrevocable Offer to dedicate fee title of Open Space Lots 10, 1 1, and 12 to be
accepted by the City upon completion of grading and improvements. The City shall
transfer the fee title to a natural lands management entity for perpetual maintenance.
~~ ~ ~
Impact After Mitigation
Implementation of Mitigation Measure
N8 will reduce the Year 2020 + Project
Traffic-Related noise impact to a level
less than significant.
Implementation of the Mitigation
Measures BR1 and BR2 will reduce the
significant impact to sensitive
vegetation to a level less than
significant.
15
Carlsbad Oaks North Specific Plan City cf(iir1shad
Final Program EIR V-15 August 2002
2.0 Executive Sunirnary
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
Significant Impact
Sensitive Plants
Although populations of clay
bindweed, San Diego thornmint, and
thread-leaf brodiaea are outside of the
proposed impact area, indirect
impacts could occur due to habitat
intrusion associated with increased
human foot and bicycle traffic.
Wetlands
Approximately 2.4 acres of wetlands
will be impacted by the proposed
project.
Mitigation Measure
The natural lands management entity selected must have an open space management
plan that is acceptable to the wildlife agencies and approved by the City.
Simultaneous with the transfer of ownership of open space to the City, the
Developer shall provide funding or other acceptable financial mechanism to provide
for management and conservation in perpetuity.
BR3. Although populations of clay bindweed, San Diego thornmint, and thread-leaf
brodiaea are outside of the proposed impact area, indirect impacts could occur due to
habitat intrusion associated with increased human foot and bicycle traffic. A low
split rail fence should be installed on the borders of the trails in areas adjacent to
these sensitive plant populations. Management efforts for the San Diego Goldenstar
shall be undertaken to search clay soils in the area of the known occurrence of this
species during site clearing and grubbing. TO the extent feasible, all bulbs and corms
shall be salvaged from the soil and transplanted into suitable clay soils located
elsewhere in the open space. Transplant receiver areas shall be managed and fenced,
as appropriate in a manner similar to the known existing occurrence of rare plants
discussed previously. These measures are expected to support the goal of reducing
detrimental edge effects for these species that will ultimately be required as an
element of the area specific management plans to be prepared for lands included in
the MHCP preserves, including the on-site open space to be conserved as a part of
this project.
BR4. The project proponents shall mitigate wetland impacts on-site per the mitigation ratios
in Table 5.5-4 or the final mitigation ratios determined during state and federal permit
negotiations, whichever are greater. The mitigation shall result in no-net-loss of
wetlands as required by the Carlsbad HMP. As part of the permit processing, a
wetland restoration and monitoring plan must be prepared and be subject to the
review and approval of these agencies. Regarding the wetland mitigation, it is
recommended that should all three components of the project (i.e., Carlsbad Oaks
North Business Park, Faraday Avenue Roadway Extension, and Agua Hedionda
Sewer Interceptor) be approved, a single mitigation effort should be implemented. To
the extent practical, efforts should be made to enhance degraded wetlands along the on-site drainage in lieu of conducting a straight habitat creation mitigation program.
Impact After Mitigation
Implementation of Mitigation Measures
BR1 and BR3 will reduce the significant
impact to sensitive plants to a level less
than significant.
Implementation of Mitigation Measure
BR4 will reduce the significant
wetlands impact to a level less than
significant.
16
City of Curisbud Carlsbad Oaks North Specific Plan
Final Program EIR V-16 August 2002
2.0 Executive Suninrary
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
Significant Impact Mitigation Measure
Figures 5.5-5 and 5.5-6 depict the available areas to conduct wetland creation.
Enhancement opportunities are widespread on the Specific Plan site as a result of
rapidly expanding pampas grass and other exotic species.
Impact to oak dominated riparian habitats shall be mitigated as peripheral restoration
along the riparian corridors, with the provision that individual impacted oak trees (> 4
inches diameter at breast height) be mitigated at a minimum 10: 1 replacement ratio
with container trees (5-gallon size or larger). The oaks should be placed at the outer
perimeter of a revegetation site to provide habitat diversity and buffer to the
restoration effort.
It is anticipated that a conceptual wetland mitigation plan would be prepared for permitting
purposes prior to site development. A restoration specialist should prepare and implement
the plan. The plan shall include specifications, grading, irrigation, and planting plans. It
shall also include maintenance and monitoring actions, and success criteria to be applied
during a 5-year mitigation establishment period. It is recommended that the wetland
mitigation be completed concurrent with Phase I of the project development to adequately
mitigate for unavoidable temporal losses of habitat.
In addition, the following recommended measures are provided to minimize indirect
impacts to on-site and off-site wetland resources. These measures shall be incorporated
into project construction specifications.
1) Staginglstorage areas for equipment and materials shall be located outside of all
drainages.
2) Equipment maintenance shall be prohibited within or near any drainage where
petroleum products or other pollutants fiom the equipment may enter these areas
under any flow.
Excavated soils from trenching operations shall be stored above the ordinary high
water mark for all drainages during the rainy season and any materials placed in a
seasonally dry portion of a drainage shall be removed prior to inundation by hgh
flows.
Silty or turbid water shall be prohibited from being discharged into any drainage.
3)
4)
~~
Impact After Mitigation
17 I/
Carlsbad Oaks North Specific Plan City of CurlLvbud Final Program EIR V-17 August 2002
2.0 Executive Summary
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
Significant Impact
~
Raptor Nesting Habitat
The proposed project will result in a
potentially significant impact to
sensitive raptor species nesting in the
project area, including the northern
hamer.
Riparian Crossing Design
The two culverts proposed at riparian
locations under Faraday Avenue may
qede animal movement and are
considered significant impacts.
Mitigation Measure
Such water shall be settled, filtered, or otherwise clarified prior to discharge.
5) Natural drainage patterns shall be maintained as much as possible during
construction. Erosion control techques, including the use of sandbags and the
installation of sediment traps, shall be employed to control erosion and limit excess
drainage of construction activities.
6) Trash or any debris, shall be disposed of at an approved offsite facility.
7) An arborist shall review the proposed grading plans in order to determine if there are root impacts to oak that would require tree pruning.
BR5. Loss of nesting Northern Harriers within the greater project area is expected, and is
considered an unmitigable impact at the project level. White-tailed Kites may also
discontinue nesting within the riparian canopy of the primary creeks. Mitigation is
recommended to enhance and provide additional protection for other kite nesting or
roosting locations in the Carlsbad Area (e.g., riparian habitat along Agua Hedionda
Creek west of El Camino Real). This would include initial identification of historical
kite nestinglroosting sites on publicly owned lands, and funding of signage, and
policing actions if necessary, to keep humans from trespassing into the near vicinity
of these nesthoost sites whle they are actively in use. Clearing of vegetation,
including all native habitat as well as non-native grassland, shall be performed in the
non-breeding season (outside of the period from February 15 through August 30) in
order to avoid impacts to nesting raptors.
BR6. For the road crossings to provide effective benefits to wildlife movement, proper
design is essential. The crossings shall include fencing that bels animals towards
the entrances to the undercrossings and reduce over the road crossings. Vegetation
should be kept back from driving surfaces to discourage animals from approaching
the roadways. Fences shall not be located immediately adjacent to roadway surfaces
and shall include cover vegetation on the road side of any fencing so that animals
that do get onto the road have protected cover that they can retreat into. Fencing can
be discontinuous but should be used to train movements of animals in the pattern of
flow desired.
Impact After Mitigation
The project-specific impact to the
northern harrier will remain significant
and unavoidable.
Implementation of Mitigation Measure
BR6 will reduce the significant impact
associated with the culvert crossings to
a level less than significant.
18
Carlsbud Oaks North Specific Plan City of Carlsbad Final Program EIR V-18 August 2002
2.0 Executive Summary
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
I Significant Impact
Wildlife Movement Corridor
Construction of the sewer interceptor
will result in a significant impact to
localized wildlife.
I Indirect Impacts
Significant indirect impacts from
lighting, human intrusion, pets, and
invasive plants to resident fauna and
local wildlife comdors have been
identified.
Mitigation Measure
Fencing and vegetation shall be designed to direct movement through the corridor in
an efficient manner, and without pockets or dead-ends which can cause confusion
and can cause animals to cross roadways.
BR7. During construction of the sewer and any other underground utilities in proximity to
natural open space, trenches shall be inspected daily and any trapped wildlife shall be
removed and released unharmed into native vegetation a hundred feet or more from
the construction area. Construction fencing shall also be installed to minimize
impacts to wildlife during the construction phase of the project. Implementation of
thls mitigation shall be subject to monitoring by the City of Carlsbad Planning
Department.
BR8. Mitigation of indirect impacts to resident fauna and local wildlife corridors within the
proposed site development plan require the following measures to be taken:
1) Extemporaneously created trails other than those approved for focused
recreational open space use andor for utility access should be prohibited. Sign
of illicit trail-brealung should be followed by placement of substantial
impediments to discourage subsequent use. The actively utilized mountain
blke and Wng trails within the project site boundaries should be regularly
bounded by signage that prohibits/discourages human intrusion into
surrounding native habitats. These signs shall not identify specific rare plant
locations, but when warranted shall indicate the presence of particularly
environmentally sensitive areas.
2) Low-pressure sodium lamps are less likely than other lights to shft circadian
rhythms and shall be used to reduce the adverse effects of artificial lighting
where lighting is located adjacent to open-space areas. Low-sodium lights
shall be used in conjunction with cut-off shields (fully shieldedfull cutoff
lighting) around the perimeter edge of development. Such sluelds shall direct
the light downward and towards development to eliminate excess illumination
Impact After Mitigation
Implementation of Mitigation Measure
BR7 will reduce the impact to localized
wildlife from construction of the sewer
to a level less than significant.
Implementation of Mitigation Measure
BR8 will reduce the significant indirect
impacts to a level less than significant.
I
19 .,
City of Cnr/.ybnd
A ugus t 2002
Carlsbad Oaks North Specific PIan Final Program EIR V-19
2.0 Executive Siimmary
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
Significant Impact Mitigation Measure
of open space habitats. Lighting shall not be installed in the vicinity of the -- locai wildlife corridors to promote use of these areas by local wildlife.
Fencing (non-barbed) shall be constructed where active-use urban
infrastructure is proposed to discourage intrusion into the preserve areas.
Fencing of the entire open space easement is not recommended, as areas of
habitat contiguous with off-site undisturbed habitat should not be Mer
fragmented.
Signage shall be used in conjunction with any open space easement fencing
and as previously mentioned along any trails wluch border rare plant
populations. Signage should be posted along the perimeter of the open space
easements which adjoin the project site and more frequently in the vicinity of
any sensitive habitat. Roadway signage that warns.of wildlife crossing shall be
installed on the roadway above at the two proposed wildlife comdorlroad
culverts along Faraday Avenue to assist in minimizing roadkills and wildlife
avoidance accidents .
Native plants shall be used to the greatest extent feasible in the landscaped
areas adjacent to andor near mitigationlopen space areas andor
wetlandriparian areas. Invasive exotic plant species shall not be planted,
seeded, or otherwise introduce to the landscaped areas adjacent andor near the
mitigationlopen space areas andor wetland riparian areas. Exotic species not
to be used include those species listed on Lists A and B of the California
Exotic Pest Council’s list of “Exotic Pest Plants of Greatest Ecological Concern
in California as of October 1999.” This list includes such species as: pepper
trees, pampas grass, fountain grass, ice plant, myoporum, black locust,
capeweed, tree of heaven, periwinkle, sweet alyssum, English ivy, French
broom, Scotch broom, and Spanish broom.
Existing pampas grass shall be removed fiom areas proposed for open space
conservation.
Leash law restrictions shall be posted along any trail access points and shall be
enforced.
Impact After Mitigation
20
Carlsbad Oaks North Specific Plan City of Carlsbad
Final Program EIR v-20 August 2002
2.0 Executive Summary
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
Significant Impact Mitigation Measure
Clearing of scrub and riparian vegetation, shall be performed in the non-
breeding season (September 1 through February 14) in order to avoid impacts
to nesting birds including sensitive riparian species and the California
gnatcatcher.
Construction trenches should be inspected daily and any trapped wildlife shall
be removed and released unharmed into native vegetation a hundred feet or
more from the construction area. Construction fencing shall also be employed
where appropriate to minimize impacts to wildlife during the construction
phase of the project.
The concentration of ongoing recreational human activities in a reduced area
(ie., not including areas proposed for development) is not necessarily
considered significant, if similar future activities are restricted to the pre-
existing routes of travel. However, there should be future monitoring of the
local wildlife habitat and vegetation conditions in areas that are currently
pristine native habitat, to better evaluate any ongoing impacts, and to respond
with management actions if required in the fbture. If the proposed open space
easement is to fbction properly as mitigation it will need not only to be
preserved but also managed in perpetuity. To assume that vegetation
communities such as occur on-site are static systems would be incorrect.
Temporal vegetation community shifts may alter the suitability of areas for
some species over time. The level of disturbance within an area may change
(including fire frequency) and micro-habitat use by some resident species may
cease if a local or regional corridor has limited capacity to support these
resident populations. Taking such temporal issues, as well as edge effects into
consideration, the proposed open space easements should be managed to
contribute the goals of the MHCP and maximize diversity and abundance where
appropriate. A management plan for the proposed open space easement shall be
developed and implemented by an appropriate management entity.
______~.
Impact After Mitigation
LI
Carlsbad Oaks North Specific Plan Cig of Carlsbad
Final Program EIR v-2 1 August 2002
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
Significant Impact Mitigation Measure
11) At the time of implementation of the project, a public notification process will
be undertaken through on-site posting with maps indicating the location of
authorized trails.
Geology
The presence of loose, porous soils
and expansive soils in the project area
is considered a significant impact.
Landslides
Landslides exist within the project
area that are considered unsuitable for
5.6 GEOLOGY/SOILS
GS1. All hture grading and construction of the project site shall comply with the
geotechnical recommendations contained in the Preliminary Geotechnical
Investigation for Proposed Carlsbad Oakr East prepared by Woodward-Clyde
Consultants (June 15, 1990) (as updated by GEOCON, Inc. January 4,2000),
Geologic Reconnaissance with Limited Subsurface Investigation, Proposed South
Agua Hedionda Interceptor Alignment, Carlsbad California prepared by Leighton
and Associates, Inc. (November 30,2000), and Geological Reconnaissance,
Proposed Faraday Avenue Extension Orion Street to Brookhaven Pass, Carlsbad,
California prepared by Leighton and Associates, Inc. (March 23,2001). These
reports contain specific recommendations for mitigating geotechnical conditions
related to soils earthwork, slope stability, and ground and surface waters for each
specific component of the project (Specific Plan, Roadways, and Sewer). All
recommendations contained in the report shall be incorporated into all final
engineering and grading plans. The soil engineer and engineering geologist shall
review the grading plans prior to finalization to verify the plans compliance with the
recommendations of the report. A thud party review of the geotechnical report and
final grading plans shall be conducted by the City of Carlsbad Engineering
Department prior to the issuance of a grading permit. Compliance with this measure
shall be verified by the City of Carlsbad.
Prior to development on-site, complete removal of the ancient landslides that occur
in areas of proposed development or some other form of stabilization is required.
Final recommendations for stabilization can be determined after specific
development plans are finalized. Compliance with this measure shall be verified by
GS2.
Impact After Mitigation
Implementation of Mitigation Measure
GS 1 will reduce the significant impacts
associated with geology to a level less
than significant.
Implementation of Mitigation Measure
GS2 will reduce the potentially
significant impact associated with
landslides to a level less than
22
Carlsbad Oakr North Specific Plan City of Cdybad
Final Program EIR v-22 August 2002
2.0 Executive Sunimaty
Significant Impact
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
structural support, which is
considered a significant impact.
Seismicity
Land uses within the project area may
be subject to strong groundshaking
and soils liquefaction, which is
considered a significant impact.
Groundwater
Improvements associated with the
proposed project are anticipated to be
significantly impacted by surface or
groundwater.
Hazardous Materials
Implementation of the proposed
project could result in a significant
impact associated with the use and
storage of hazardous materials.
Mitigation Measure
the City of Carlsbad.
GS3. All future development of the project site shall adhere to the Uniform Building Code
and State building requirements in effect at the time specific development is
proposed. Compliance with this measure shall be verified by the City of Carlsbad.
The alluvial and colluvial portions of the project area in whch development is
proposed shall be completely stabilized. Final recommendations for stabilization can
be determined after specific development plans are proposed. Compliance with this
measure shall be verified by the City of Carlsbad.
Prior to grading and construction an additional geotechnical investigation shall be
conducted to identify possible future seepage areas that could occur during grading.
Field recommendations for mitigation of hture potential seepage, as well as for the
provision of drainage in areas known to be susceptible to groundwater accumulation
shall be implemented. Compliance with this measure shall be verified by the City of
Carlsbad.
GS4.
GS5.
5.7 HAZARDS AND HAZARDOUS MATERIALS
Impact After Mitigation
significant,
Implementation of Mitigation Measures
GS3 and GS4 will reduce the potentially
significant lmpacts associated with
seismicity to a level less than
significant.
Implementation of Mitigation Measure
GS5 will reduce the potentially
significant impact associated with
surface or ground water to a level less
than significant.
HM1. The following conditions shall be incorporated into the proposed Specific Plan and
shall be required of future development:
a. No project facilities located within 1,000 feet of any residential unit shall
store, handle, or use toxic or highly toxic gases as defined in the most
currently adopted fue code at quantities that exceed exempt amount as
defined in the most currently adopted fire code.
Facilities that store, handle, or use regulated substances as defined in the
California Health and Safety Code 25532(g) in excess of threshold quantities
shall prepare risk management plans for determination of risks to the
community.
b.
Implementation of Mitigation Measure
HM1 will reduce the potentially
significant impact associated with the
use and storage of hazardous materials
to a level less than significant.
LJ
Carlsbad Oaks North Specific Plan City of Carlsbad
Final Program EIR V-23 August 2002
2.0 Executive Summary
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
Significant Impact
Hydrology/Drainage
The proposed project will drain
significantly more stormwater runoff
into Aqua Hedionda Creek,
La Mirada Creek and eventually into
Aqua Hedionda Lagoon that under
existing conditions. This is
considered a sigaificant impact.
Mitigation Measure
C. Facilities that store, handle, or use any quantity of a toxic or hghly toxic gas
as defined in the most currently adopted fire code, which are also regulated
substances as defined in the California Health and Safety Code 25532(g)
shall prepare an offsite consequence analysis (OCA). The analysis shall be
performed in accordance with Title 19 of the California Code of Regulation
2750.2 through 2750.3. If the OCA shows the release could impact the
residential community, the facility will not store, handle, or use the material
in those quantities. If a decrease in the quantity of material reduces the
distance to toxic endpoint to where the community is not impacted, the
facility shall be able to utilize the material in that quantity.
Computer models may be utilized as a tool to determine the distance a
hazardous material can travel if released to the atmosphere. Parameters such
as temperature, wind speed, atmospheric stability, and quantity released,
material properties, and type of release (e.g., pressurized gases) is considered
by these models. Models can be overlayed onto maps, which will show the
distance to toxic endpoint in the event of a release. These models can be
performed under “worst case” meteorological conditions and chemical
release. Under this situation, the maximum harm potential is determined
from the most sophsticated method available to ensure community safety.
5.8 HYDROLOGYNATER QUALITY
WQH1. Subsequent to project approval, but prior to approval of fual design plans within the
Specific Plan area and final engineering plans for the roadways, a detailed hydrology
study shall be prepared to address the specific drainage characteristics of the
proposed development and supporting infrastructure. The drainage control plan shall
be implemented in accordance with the recommendations of the detailed hydrology
study and shall address on-site and off-site drainage requirements to ensure on-site
runoff will not adversely affect off-site areas.
Impact After Mitigation
Implementation of Mitigation Measure
WQHl will reduce the significant
hydrology/drainage impact to a level
less than significant.
24
City cf Curlsbud
August 2002
Carlsbad Oaks North Specific Plan
Final Program EIR V-24
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
Significant Impact
considered a significant impact.
Water Quality
The impact to water quality
associated with industrial land uses is
still considered a significant impact.
Archaeological Resources
The project will impact the following
significant cultural sites: Temp 1,
Temp 2, Temp 8, SDI-5231, and SDI-
2776.
Mitigation Measure
WQH2. Regarding the industrial land use, the proposed project is required by the RWQCB
to comply with the areawide Municipal Stormwater Permit, Order No. 2001 -0 1. In
addition, industrial land uses are required to comply with Order No. 97-03-DWQ,
NPDES, General Permit No. CAS000000 1 Discharges of Stormwater Associated
with Industrial Activities Excluding Construction Activities. Further, all
requirements contained in the Concept Water Quality Plan shall be implemented in
accordance with the Plan and verified by the City Engineer. The Best Management
Practices (BMP) Plan Options address the use of source and treatment control based
BMPs such as: 1) Non-stormwater discharges; 2) Vehicle and equipment fueling,
cleaning and maintenance; 3) Material management and storage; 4) Waste handling
and disposal; 5) Wet ponds; 6) Constructed wetlands; 7) OiVwater separators and
water quality inlets and/or 8) A combination of source and treatment control BMP
options.
5.9 CULTURAL RESOURCES
C1. A data recovery program shall be completed for any significant archaeological site
impacted by the project in compliance with the City of Carlsbad’s Cultural Resource
Guidelines Criteria and Methodology for completing a Data Recovery Program
Phase 111 (December 1990). Data recovery provides for a sample of the site to be
excavated, artifacts and ecofacts to be analyzed, special studies (i.e., radiocarbon
dating, residue analysis, obsidian hydration, and sourcing) and a report of finding
that addresses the important research questions. In addition, monitoring of brushing,
grading, and trenching shall be required during the construction of the project in
order to identify any significant components of the site that were not observed
during data recovery excavations. Monitoring will also focus on any potential to
discover sites that were not identified in the previous surveys due to them being
buried or masked from view. Any previously unrecorded sites discovered during
brushing, grading, or trenching will require significance evaluation and, if found to
be important, mitigation applied before grading can resume at the location of the
discovery. All artifacts and data collected from the testing and mitigation work for
Impact After Mitigation
Implementation of Mitigation Measure
WQH2 will reduce the significant
impact to water quality to a level less
than significant
Implementation of Mitigation Measure
C1 will reduce the significant impact to
archaeological resources to a level less
than significant.
25
City of Ctrr-lsbad Carlsbad Oaks North Specific Plan
Final Program EIR V-25 August 2002
2.0 Executive Summary
Significant Impact
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
~~~
Mitigation Measure Impact After Mitigation r
the project will be submitted to the San Diego Archaeological Center for permanent
curation.
The City of Carlsbad will be responsible for the funding of this curation program.
Paleontological Resources
Implementation of the proposed
project has the potential to result in a
significant impact to paleontological
resources if present in geologic
formations of the site. The project
area contains geologic formations
with moderate and high potential for
producing significant paleontological
resources.
5.10 PALEONTOLOGICAL RESOURCES
PR1. Prior to site grading, a qualified paleontologist shall be retained to carry out an
appropriate mitigation program. (A qualified paleontologist is defined as an
individual with an MS or Ph.D. in paleontology or geology who is familiar with
paleontological procedures and techniques.)
The qualified paleontologist shall be present at the pre-construction meeting to
consult with the grading and excavation contractors.
A paleontological monitor shall be on-site a minimum of half-time during the
original cutting of previously undisturbed sediments to inspect cuts for contained
fossils. In the event that fossils are discovered, it may be necessary to increase
the per/day in field monitoring time. Conversely, if fossils are not being found
then the monitoring should be reduced. (A paleontological monitor is defined as
an individual who has experience in the collection and salvage of fossil materials.
The paleontological monitor shall work under the direction of a qualified
paleontologist.)
When fossils are discovered the paleontologist (or paleontological monitor) shall
recover them. In most cases, this fossil salvage can be completed in a short
period of time. However, some fossil specimens (such as a complete large
mammal skeleton) may require an extended salvage period. In these instances
the paleontologist (or paleontological monitor) shall be allowed to temporarily
direct, divert, or halt grading to allow recovery of fossil remains in a timely
manner. Because of the potential for the recovery of small fossil remains, such as
isolated mammal teeth, it may be necessary in certain instances, to set up a
screen-washing oaeration on the site.
Implementation of Mitigation Measure
PR1 will reduce the potentially
significant impact to paleontological
resources to a level less than significant.
2.0 Executive Summary
TABLE 2-1
SUMMARY OF ENVIRONMENTAL, IMPACTS AND MITIGATION MEASURES
Significant Impact I Mitigation Measure 1 Impact After Mitigation
Fossil remains collected during the monitoring and salvage portion of the
mitigation program shall be cleaned, repaired, sorted, and cataloged.
Prepared fossils, along with copies of all pertinent field notes, photos, and maps,
shall either be deposited (as a donation) in a scientific institution with permanent
paleontological collections such as the San Diego Natural History Museum or
retained by the City and displayed to the public at an appropriate location such as
City Hall.
A final summary report shall be completed and retained on file at the City that
outlines the results of the mitigation program. This report shall include
discussions of the methods used, stratigraphic section(s) exposed, fossils
collected, and significance of recovered fossils. ’
0
Aesthetics
A significant impact related to the
views from surrounding roadways
and residences onto the site will
occur.
5.1 1 AESTHETICS
AEl. The following measures shall apply to all lots visible ftom Faraday Avenue and El
Fuerte Street, as well as Lots #8, #13, and #17:
Prohbit placement of mechanical equipment on roofs unless the project
incorporates architectural treatment consisting of architectural elements or
building parapets that are of sufficient height and design to screen hture
mechanical roof equipment;
Prohbit installation of roof screens other than building parapets or architectural
elements that are integrated into the architectural design of buildings;
Prohibit loading bays that are visible from Faraday Avenue and El Fuerte Street;
Require enhanced architectural treatment of all buildmg elevations that are
visible from Faraday Avenue and El Fuerte Street.
0
Implementation of Mitigation Measure
AEl will reduce the significant
aesthetics impact to a level less than
significant.
37 LI
Cify of Carlsbad Carlsbad Oaks North Specific Plan
Final Program EIR V-27 August 2002
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
Mitigation Measure Significant Impact Impact After Mitigation
Light and Glare
A significant impact related to new
light and glare sources has been
identified with the proposed project.
The project will result in a significant
impact to Drainage Facilities, Water
and Reclaimed Water Facilities, and
Sewer Facilities.
AE2. Any hture development of Lots #8, #13, and #17 shall comply with the outdoor
lighting standards of the Carlsbad Oaks North Specific Plan, Part 111, Section R. A
separate lighting plan shall be prepared for each perimeter lot abutting residential land
uses or open space to ensure that no off-site spillage will occur.
Implementation of Mitigation Measure
AE2 will reduce the significant impact
to light and glare to a level less than
significant.
I
5.12 PUBLIC SERVICES AND UTILITIES
Mitigation Measures identified Mitigation Measures identified in Sections 5.3 Air Quality
(short-term construction), 5.4 Noise (short-term construction), 5.5 Biological Resources, 5.9
Cultural Resources, and 5.8 Hydrology/Water Quality (short-term construction and long-term
operational) will reduce the impact to a less than significant level.
CUMULATIVE IMPACTS
Implementation of Mitigation Measures
identified in Sections 5.3 Air Quality,
5.4 Noise, 5.5 Biological Resources,
5.9 Cultural Resources, and 5.8
Hydrology/Water Quality will reduce
the impact to a less than significant
level.
The proposed project will result in
significant cumulative impacts to
intersections in Vista and adjacent
jurisdictions.
5.2 TRANSPORTATION/TRAFFIC
The City of Carlsbad requires the project applicant to participate in the established TraMic
Improvement Fee (TIF) program in order to implement the Mitigation Measures T1 through
T18 (identified above in the Project-Level Impacts subsection of this table).
Because several of the impacted
intersections are outside the jurisdiction
of Carlsbad, neither the applicant nor
the City of Carlsbad has the jurisdiction
to implement the proposed mitigation in
other jurisdictions. Because of this, the
significant impact at the intersections
outside of the City of Carlsbad may
remain significant and unavoidable.
28
City of Carlsbad
August 2002
Carlsbad Oaks North Specific Plan
Final Program EIR v-28
TABLE 2-1
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
Significant Impact Mitigation Measure Impact After Mitigation
5.3 AIR QUALITY
Any additional air emission is
considered to contribute to a
cumulatively significant impact;
therefore, the proposed development on the project site will contribute to a
significant cumulative impact on the
air quality in the region.
No feasible mitigation exists that would reduce this cumulative impact to a level less than
significant.
Even with implementation of Mitigation
Measures AQ1 through AQ3, the
cumulative air quality impact will
remain significant and unavoidable.
.
29 Carlsbad Oaks North Specific Plan CIY of Cnrlsbad
Final Program EIR V-29 Augusr 2002
Carfsbad Oaks North Specific Plan
VI. SPECIFIC PLAN ENVIRONMENTAL REWEW
A. Relationship to Environmental Impact Report 98-08
As required by the California Environmental Quality Act, a Program Environmental Impact Report (EIR) was
prepared as a separate document concurrently with the Carlsbad Oaks North Specific Plan. The Environmental
Impact Report, prepared by Cotton/Bridges/Associates, Inc. analyzed the Specific Plan in regard to impacts
associated with land use, transportation and traffic, air quality, noise, biological resources, geology and soils,
hazards and hazardous materials, hydrology and water quality, cultural resources, paleontological resources,
aesthetics, public services and utilities, and population and housing.
Through implementation of the mitigation measures identified in Section V.H., Environmental Impacts
Mitigation, of this document, development of the Carlsbad Oaks North Specific Plan will not result in significant
project specific and/or cumulative impacts to the physical environment with the exception of traffic, air quality,
and biological resources. Overriding consideration have been made by the City Council for traffic, air quality,
and biological impacts through certification of the EIR. Development of the Carlsbad Oaks North Business
Park in accordance with the Carlsbad Oaks North Specific Plan therefore requires that all mitigation measures
imposed by the certified Environmental Impact Report (EIR 98-08) be incorporated into the project or
completed as required by each mitigation measure.
Carlsbad Oaks North S~ecific Plan
B. Subsequent Environmental Review
As detailed planning progresses, it is anticipated that Planned Industrial Permits, Conditional Use Permits, Non-
Residential Planned Unit Developments andlor Tentative Maps will be submitted for City review in accordance
with the Specific Plan. A Program Environmental Impact Report was required for the Carlsbad Oaks North
Specific Plan to determine and evaluate the project's potential impacts. If subsequent activities are proposed
outside of the scope of the Program Environmental Impact Report, then an Initial Study shall be used to
determine whether an additional California Environmental Quality Act (CEQA) document must be prepared.
Potential additional CEQA documents include Negative Declarations, Mitigated Negative Declarations, Project,
Supplemental and Subsequent EIRs. Subsequent CEQA documents may be tiered with the original EIR and
may incorporate and reference aspects and elements of the original EIR.
Carlsbad Oaks North S~ecific Plan
VII. SPECIFIC PLAN ADMINISTRATION
A. Introduction
Amendments to the Carlsbad Oaks North Specific Plan shall be subject to the review and approval of the City
Council provided public input has been solicited through public hearings. The Planning Commission shall first
hear and consider all applications for an amendment to the specific plan. The Planning Commission shall
prepare a recommendation and findings on all applications for an amendment to the City Council. As required
by the Government code and the California Environmental Quality Act, all agencies significantly affected by the
amendment to the plan shall also be notified of the proposed action prior to approving the amendment of the
specific plan.
Depending on the extent and impact of the Specific Plan Amendment, a subsequent environmental Impact
Report or mitigated negative declaration which focuses on the new impacts may be warranted.
B. State Requirements
As contained in section 65450, etseq. of the California Government Code, a specific plan shall be prepared,
adopted, and amended in the same manner as a general plan, except that a specific plan may be adopted by
resolution or by ordinance and may be amended as often as deemed necessary by the legislative body. No
specific plan may be adopted or amended unless the proposed plan or amendment is consistent with the city’s
General Plan.
C. Local Requirements
Certain amendments to the specific plan may be necessary during the development of the area. Any
amendments to the specific plan shall occur in accordance with the Carlsbad General Plan and processed in
accordance with Section V.C., Amendment Procedures, of this document. Amendments may be initiated by the
City Council or the property owner. Amendments to the Specific Plan shall be processed in accordance with the
applicable requirements of law which include Section 65450, etseq. of the California Government Code.
Carlsbad Oaks North S~ecific Plan
VIII. SPECIFIC PIAN ENFORCEMENT
A. Violation of Specific Plan
The Carlsbad Oaks North Specific Plan shall constitute the orderly development and the zoning for the property. Consistent with
the City of Carlsbad Municipal Code, any violation to the standards and regulations identified in the Carlsbad Oaks North Specific
Plan adopted by Carlsbad’s City Council constitutes a violation of the zoning ordinance. Where the Specific Plan is silent on an
issue, the requirements of the Carlsbad Municipal Code shall apply.