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HomeMy WebLinkAbout2016-10-04; City Council; Resolution 2016-208EXHIBIT 1 RESOLUTION NO. 2016-208 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA,ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM AND APPROVING SITE DEVELOPMENT PLAN NO.SDP 15-26 AND COASTAL DEVELOPMENT PERMIT NO.CDP 15-50 TO ALLOW FOR CONSTRUCTION OF A 250 ROOM HOTEL WITH ANCILLARY RESTAURANT AND GIFT SHOP WITHIN THE PARKING LOT OF THE LEGOLAND CALIFORNIA RESORT THEME PARK ON PROPERTY GENERALLY LOCATED NORTH OF PALOMAR AIRPORT ROAD, SOUTH OF CANNON ROAD,EAST OF ARMADA DRIVE AND WEST OF THE CROSSINGS DRIVE IN THE MELLO II SEGMENT OF THE LOCAL COASTAL PROGRAM AND IN LOCAL FACILITIES MANAGEMENT ZONE 13. CASE NAME:LEGOLAND HOTEL CALIFORNIA II AKA LLC H2O CASE NO.:SDP 15 -26/CDP 15-50 WHEREAS,pursuant to the provisions of the Municipal Code, the Planning Commission did, on September 7,2016,hold a duly noticed public hearing as prescribed by law to consider a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program,as referenced in Planning Commission Resolution No. 7192; Site Development Plan No.15 -26 and Coastal Development Permit No.15-50, as referenced in Planning Commission Resolution No. 7193; and the Planning Commission adopted Planning Commission Resolutions No. 7192 and 7193 recommending to the City Council that they be approved; and WHEREAS,the City Council of the City of Carlsbad held a duly noticed public hearing to consider said Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program,Site Development Plan, and Coastal Development Permit; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any,of all persons desiring to be heard, the City Council considered all factors relating to the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, Site Development Plan, and Coastal Development Permit. EXHIBIT 1 NOW, THEREFORE,BE IT RESOLVED by the City Council of the City of Carlsbad, California,as follows: 1.That the above recitations are true and correct. 2.That the recommendation of the Planning Commission for the adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and approval of Site Development Plan No.15-26 and Coastal Development Permit No.CUP 15-50, are adopted and approved,and that the findings and conditions of the Planning Commission contained in Planning Commission Resolutions No. 7192 and 7193 on file with the City Clerk and incorporated herein by reference, are the findings and conditions of the City Council. 3.This action is final the date this resolution is adopted by the City Council.The Provisions of Chapter 1.16 of the Carlsbad Municipal Code, "Time Limits for Judicial Review" shall apply: "NOTICE TO APPLICANT" The time within which judicial review of this decision must be sought is governed by Code of Civil Procedure, Section 1094.6, which has been made applicable in the City of Carlsbad by Carlsbad Municipal Code Chapter 1.16.Any petition or other paper seeking review must be filed in the appropriate court not later than the ninetieth day following the date on which this decision becomes final;however,if within ten days after the decision becomes final a request for the record is filed with a deposit in an amount sufficient to cover the estimated cost or preparation of such record, the time within which such petition may be filed in court is extended to not later than the thirtieth day following the date on which the record is either personally delivered or mailed to the party, or his attorney of record, if he has one.A written request for the preparation of the record of the proceedings shall be filed with the City Clerk, City of Carlsbad,1200 Carlsbad Village Drive, Carlsbad,CA,92008. EXHIBIT 1 PASSED,APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Carlsbad on the 4th day of October, 2016, by the following vote, to wit: AYES:Hall, Wood, Schumacher, Blackburn, Packard. NOES:None. ABSENT:None. MA T HALL,•r BAR:AR.ENGLESON,ity Clerk (SEAL)........ <;"..0 if-*IL 111 1 0: Item #5 October 4, 2016 Page 7 of 109 SITE MAP • N NOT TO SCALE EXHIBIT 2 LLC H20 Legoland Hotel California II SOP 15-26 I CDP 15-50 Item #5 October 4, 2016 Page 8 of 109 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 EXHIBIT 3 PLANNING COMMISSION RESOLUTION NO. 7192 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING ADOPTION OF A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM TO ALLOW FOR CONSTRUCTION OF A 250 ROOM HOTEL WITH ANCILLARY RESTAURANT AND GIFT SHOP WITHIN THE PARKING LOT OF THE LEGOLAND CALIFORNIA RESORT THEME PARK ON PROPERTY GENERALLY LOCATED NORTH OF PALOMAR AIRPORT ROAD, SOUTH OF CANNON ROAD, EAST OF ARMADA DRIVE AND WEST OF THE CROSSINGS DRIVE IN THE MELLO II SEGMENT OF THE LOCAL COASTAL PROGRAM AND IN LOCAL FACILITIES MANAGEMENT ZONE 13. CASE NAME: CASE NO.: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 SOP 15-26/CDP 15-50 WHEREAS, Merlin Entertainments Group US Holdings, LLC, "Owner/Developer," has filed a verified application with the City of Carlsbad regarding property described as Lots 18 and 19 of Carlsbad Tract Map 94-09, Carlsbad Ranch -Units 2 and 3, in the City of Carlsbad, County of San Diego, State of California, according to map thereof no. 13408, filed in the Office of the County Recorder of San Diego, April 1, 1997 as file number 1997-147754 ("the Property"); and WHEREAS, a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program was prepared in conjunction with said project; and WHEREAS, the Planning Commission did on September 7, 2016, hold a duly noticed public hearing as prescribed by Jaw to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, examining the initial study, analyzing the information submitted by staff, and considering any written comments received, the Planning Commission considered all factors relating to' the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) B) That the foregoing recitations are true and correct. That based on the evidence presented at the public hearing, the Planning Commission hereby RECOMMENDS ADOPTION of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, Exhibit "MND," according to Exhibits "Notice of Item #5 October 4, 2016 Page 9 of 109 1 Intent (NOi}," and "Environmental Impact Assessment Form -Initial Study (EIA)," 2 attached hereto and made a part hereof, based on the following findings: 3 Findings: 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 1. 2. The Planning Commission of the City of Carlsbad does hereby find: a. b. c. d. it has reviewed, analyzed, and considered the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for SDP 15-26/CDP 15-50 -LEGOLAND HOTEL CALIFORNIA II AKA LLC H20, the environmental impacts therein identified for this project and any comments thereon prior to RECOMMENDING APPROVAL of the project; and the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program has been prepared in accordance with requirements of the California. Environmental Quality Act, the State Guidelines and the Environmental Protection Procedures of the City of Carlsbad; and it reflects the independent judgment of the Planning Commission of the City of Carlsbad; and based on the EIA and comments thereon, there is no substantial evidence the project will have a significant effect on the environment. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. Conditions: 1. Developer shall implement, or cause the implementation of, the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, SDP 15-26/CDP 15-50 -LEGOLAND HOTEL CALIFORNIA II AKA LLC H20. PC RESO NO. 7192 -2- Item #5 October 4, 2016 Page 10 of 109 1 2 3 4 .5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on September 7, 2016, by the following vote, to wit: AYES: Chairperson Anderson, Goyarts, L'Heureux, Montgomery and Segall NOES: None ABSENT: Commissioners Black and Siekmann ABSTAIN: None VELYN ANDERSON, Chairperson CARLSBAD PLANNING COMMISSION ATIEST: ~Zle« DON NEU City Planner PC RESO NO. 7192 -3- Item #5 October 4, 2016 Page 11 of 109 Initial Study (Cicyof Carlsbad 1. PROJECT NAME: LEGO LAND HOTEL CALIFORNIA II AKA LLC H20 2. PROJECT NO: SDP 15-26/CDP 15-50 3. LEAD AGENCY: City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008 5. LEAD AGENCY CONTACT PERSON: 4. PROJECT APPLICANT: Hofman Planning & Engineering Regina Ochoa 3156 Lionshead Avenue, Suite 1 Carlsbad, CA 92010 Teri Delcamp, Senior Planner Office Phone: 760-602-4611 Email: teri.delcamp@carlsbadca.gov 6. PROJECT LOCATION: 1 Legoland Drive, northeast corner of Palomar Airport Road and Armada Drive, Carlsbad, San Diego County (APN 211-100-09-00) 7. GENERAL PLAN LAND USE DESIGNATION: Visitor Commercial (VC) 8. ZONING: Commercial Tourist-Qualified Development Overlay (C-T-Q) 9. PROJECT DESCRIPTION: A request for approval of a Site Development Plan and a Coastal Development Permit to construct a three-story, 250 room hotel and associated restaurant, gift shop, and swimming pool within a portion of the Legoland California Resort parking lot. The roof of the hotel does not exceed 42 feet in height, with allowable parapet protrusions not exceeding 45 feet and a small tower projection at 55 feet. The hotel site is located to the west of the existing hotel and the main pedestrian entrance to Legoland. The hotel is proposed to be located within the existing parking lot to the west of the existing pedestrian entry plaza to the Legoland Resort theme park and will require modification to the entry plaza and existing parking lot. The project will remove 354 existing parking spaces. However, the existing parking lot is adequate to serve the proposed hotel use. The parking lot for Legoland will continue to have a surplus of parking spaces following construction of the hotel, totaling 245 spaces, so no new parking lot area is required. Access for the hotel is proposed from the main Legoland California Resort entrance from Legoland Drive via Cannon Road, and off The Crossings Drive via Palomar Airport Road. The architectural theme of the proposed hotel is based on the LEGO castle, with various towers, crenellated parapets and other castle-related features. The development is located in Planning Area 4 of the Carlsbad Ranch Specific Plan. 10. ENVIRONMENTAL SETTING/SURROUNDING LAND USES: The project will be located on an existing developed parking lot that was previously mass-graded for the development of the theme park. The project will require remedial grading of fill areas and over-excavation of previously cut areas, and proposes a net import of 5,062 cubic yards of material. The project site is surrounded by the Legoland California Resort theme park, a hotel/resort and Open Space beyond to the north, Palomar Airport Road and open space beyond to the south, The Crossings Drive and the Carlsbad municipal golf course to the east, and Grand Pacific Resort hotel/restaurant and a professional office business park to the west. March 2016 -1-Initial Study Item #5 October 4, 2016 Page 12 of 109 Pre>ject Name: ll:GOLAND HOTEL CALIFORNIA II AKA LLC H20 Project No; SOP 15-26/COP 15".50 11; OTHER REQUIRED AGENCY APPROVALS (i.e., pe.··.· rmits, fi.nanciog approwil or participation agreements): . . . . . -. . None. 12. PREVIOl.1$ ENVIBQNMENTAL. DOCUMENtATION; .Envfronli)ental I in pact Report(ElR) 94--01 for the Carlsl)ad ·. Ranch/LEGO.LAND . Spe;!cific Plan Amendrn~nt {SCH # 95051001); Mitigated . Negative De,claratioil for SP 40J(H)/LCPA 08-01/SDP 96,-14{C}/CDP 96~16(C} tflat arn. en.ded th~ Carlsbad Ranch Specific>Planto allovfhpteis and associated uses withiri PJannin& Area 4 forl.egc,Jahd, andapproved t.he ce>nstrQi:tion of a 250-rOQITI hptel Within the parking lot of leg9hmd (aka Legplarid Hotel cantorn\a). 13. SUI\IIMARY ()F ENVIRONMENTAL FACTORS POTENTIALLY AFFECTEl>: The sumrnary of envir:on.mentai factors checked beloWwoqld be potentially, aff~eted by '11is project, involving at leastone impact thc1t is a "PotentiaHy Significant Impact/ or "Pe>t~ntiaJly SigQificant Impact Unless MitigatiQO !OC:9JPP@t~~:f' as ii:ldicat~d PY the chet:klist on the following pcig~s~ · · · D Agriculture & Forestry Re~ouJ1;'es D Airllu~litv D giological Resources lg) C.u.ltural Resi:!urces IZl Geolozy/Soils 0 Greenhouse Gas Emissions D Hazards/Hazar(!.ousM.aterials D Hydrology/Watefc;tuality D Land Use & Planning D 1111inerar~esc11.itces IZl Noise D P6pul~on & Housing D P11J>lic:Setvic~s D Rliicreation ~ Transportation/Traffic D lJtiiities & $er:vite Systems IZl Mand~~ Findings ofSignificanc: 14. PREPARATIC>N: The !hitia! Study fot the subjE!ct projedwa~ prepar~p by: TER! PELCAMP~S~ ~2-Initial Study Item #5 October 4, 2016 Page 13 of 109 Project Name: Legoland Hotel California-n aka lLC H20 Project No: SOP 15-26/Cl)P 15-SO 15. DETERMINAJ'iPN, (to be completed by Lead Agency) On the basis of thjs initial evaluat1011: 0 0 .p 0 I find that the proPQSed project COULD. fllOT ha\/e a significant effe.ct on the environment~ and a NEGATIVE DEC:lARATION wUl be prt!pared. I find that although the ptopgsed project could have .a slgnifica.nt effect. on th~ environrpent, there will not be a sl~lmrlntf.lffect in this case be~µse th~ mitiga~ori 111easures ~escrlbed herein have been added t9 the project. A MtTIGATEP ijEGATIV~ DECLARATION will be prepared, · I find that tl:le proPQs~ prt:>J~ct f\11AY have a slgnificanf~ect on the environment, and an ;NWR0"4M ENTAL IMPACT REPOR'f is required. . I find th:at the propo$',f project MAY have a ''potentially signlficarit IIJlpaci:(st on the enviranrnent,but at fe~ o,ie pote11trally.sigr1ificant hr1pi11:t 1) ~as bt?epadequately a~lyz~d In an. eadler document pu,-st,tant ti) appHcable legai standards; and 2) ha$ r,~n addressed by f}]ltigati~n measures ~E!~ on th@ earlier analysis as describi:!d herein, A Negative Oeclar,tion 1s . .f'eqUited, but it must'an~lyili! Only tl'le effects that rer,1aln tG be addressed, . . l find that although th~ pwposed proJ~ct c:ouldhave a, s.ignificant effect on the envirtmment, there WILL NOT.be asigriifl~nt effect lnthls case bec:ause al) potel'ltlally slgniflc:ant eff~cts (a) !lave beel'I analyzed adequately in an,earHer ENVIRONMENTAL IMPACT REPOR.T or NEGATIVE DEC:tA~ATIDI\I. purs1.1iint. to applicable standards . al'ld (h) have been ayolded · or mitigated pursuant to that earlier EN\(lr{ONMENTAL .IMPACT REPORT or Nl:GATIVE DECLARATION, including· revis!Qf'!s or 111itiga.ticm rneasures thc1t are lmposei:l uPQn the propQSed project. Therefore, nothing further ls required. 16, ENVIRONMENTAL DETERMINATION! The initial studvfot1:nis project has ~en l'li!vfewed and the e ironmental determination, indicated above, Is herebyilpproved. 1?, APPllCAf!JT C:Ql\l(:IJRRENCE WITH MtTJ<iATU)N.MEASURES: This isto certffythat I have reviewed tf:te mitigation measures in tl')e Jlli~ial Stµdy .and concur with the addition of the~ measutes to the ·~ t{t(tc Signature tia\e\ Print Name ~3-. lnltia!Study Item #5 October 4, 2016 Page 14 of 109 Project Name: LEGO LAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 EVALUATION OF ENVIRONMENTAL IMPACTS: 1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on proje<;t-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from "Earlier Analyses," as described in (5) below, may be cross-referenced). 5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a. Earlier Analysis Used. Identify and state where they are available for review. b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c. Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances}. Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8. The explanation of each issue should identify: a. The significance criteria or threshold, if any, used to evaluate each question; and b. The mitigation measure identified, if any, to reduce the impact to less than significant. 9. Tribal consultation, if requested as provided in Public ResoLJrces Code Section 21080.3.1, must begin prior to release of a negative declaration, mitigated negative declaration, or environmental impact report for a project. Information provided through tribal consultation may inform the lead agency's assessment as to whether tribal cultural resources are present, and the significance of any potential impacts to such resources. Prior to beginning consultation, lead agencies may request information from the Native American Heritage Commission regarding its Sacred Lands File, per Public Resources Code sections 5097.9 and 5097.94, as well as the California Historical Resources Information System administered by the California Office of Historic Preservation. March 2016 -4-Initial Study Item #5 October 4, 2016 Page 15 of 109 a) b) c) d) Project Name: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 Have a substantial adverse effect on a scenic vista? D D D IX] Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a State D D D IX] scenic highway? Substantially degrade the existing visual character or quality of the D D D IX] site and its surroundings? Create a new source of substantial light and glare, which would D D D IX] adversely affect day or nighttime views in the area? a-d) No Impact. The proposed project site is not identified as a scenic vista and no scenic resources are present on the previously developed site. The site is developed with the existing Legoland California Resort theme park and hotel, and the new hotel would not substantially degrade the existing urbanizing visual character of the site. The hotel would not generate a significant new source of light since it is located adjacent to the theme park within an existing illuminated parking lot. a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance {Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to non-forest use? D D D D D D D D D *tn determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model-1997 prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment Project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board.) a-c) No Impact. The project site is presently developed as a parking lot and pedestrian plaza for the entrance to the Legoland California Resort theme park. Therefore, no impacts to agricultural lands or operations will occur. March 2016 -5-Initial Study Item #5 October 4, 2016 Page 16 of 109 a) b) c) d) e) Project Name: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 Conflict with or obstruct implementation of the applicable air D D cg] D quality plan? Violate any air quality standard or contribute substantially to an D D cg] D existing or projected air quality violation? Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard D D D (including releasing emissions which exceed quantitative thresholds for ozone precursors)? Expose sensitive receptors to substantial pollutant D D D cg] concentrations? Create objectionable odors affecting a substantial number of D D ~ D people? *where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Local Air Quality: An area is designated in attainment when it is in compliance with the National Ambient Air Quality Standards (NAAQS} (federal) and/or California Ambient Air Quality Standards (CAAQS} (state). These standards are set by the Environmental Protection Agency or the California Air Resources Board for the maximum level of a given air pollutant that can exist in the outdoor air without unacceptable effects on human health or the public welfare. The criteria pollutants of primary concern that are considered in an air quality assessment include ozone (03), nitrogen dioxide (N02), carbon monoxide (CO), sulfur dioxide {S02), particulate matter {PM10, and PM2.s), lead and toxic air contaminants. Although there are no ambient standards for voes or NOx, they are important as precursors to 03. The San Diego Air Basin (SDAB) is designated as a marginal nonattainment area for the 2008 8-hour NAAQS for 03. The SDAB is designated in attainment for all other criteria pollutants under the NAAQS with the exception of PM10, which was determined to be unclassified. The SDAB is currently designated nonattainment for 03 and particulate matter, PM10 and PM2.s, under the CAAQS. It is designated as attainment for CAAQS for CO, N02, S02, lead and sulfates. a) Less than Significant Impact. The project site is located in the SDAB. The periodic violations of (NAAQS) in the SDAB, particularly for 03 in inland foothill areas, requires that a plan be developed outlining the pollution controls that will be undertaken to improve air quality. In San Diego County, this attainment planning process is embodied in the Regional Air Quality Strategies (RAQS} developed by the San Diego County Air Pollution Control District (APCD) with regional growth projections provided by San Diego Association of Governments {SAN DAG). The RAQS outlines the APCD's plans and regulatory control measures designed to attain state air quality standards for ozone. The RAQS, which was initially adopted in 1991, is updated on a triennial basis with the most recent update occurring in April 2009. March 2016 -6-Initial Study Item #5 October 4, 2016 Page 17 of 109 Project Name: LEGO LAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 The APCD has also developed the SDAB's input into the State Implementation Plan (SIP) which is required under the Federal Clean Air Act (CAA) for pollutants that are designated -as being in nonattainment of national air quality standards for the air basin. The SIP relies on the same information from SAN DAG to develop emission inventories and emission control strategies that are included in the attainment plan for the air basin. The proposed project relates to the SIP and/or RAQS through the land use and growth assumptions that are incorporated into the air quality planning document. These growth assumptions are based on each city's and the County's general plan. The project is within the scope of development that was anticipated in the SAN DAG growth projections and Carlsbad's General Plan in 2009 used to develop the RAQS and SIP. Operation of the project will result in emissions that were considered as a part of the RAQS growth projections. As such, the proposed project is not anticipated to conflict with either the RAQS or the SIP. Additionally, the operational emissions from the project are below the screening levels, and subsequently will not violate ambient air quality standards. b) Less than Significant Impact. The APCD operates a network of ambient air monitoring stations throughout San Diego County. Due to its proximity to Carlsbad with similar geographic and climatic characteristics, the Del Mar-Mira Costa College monitoring station concentrations of 8-hour and 1-hour 03 are considered most representative of 03 in Carlsbad. The Escondido-East Valley Parkway monitoring station is the nearest location where PM10, PM2.s, N02, and CO concentrations are monitored. The El Cajon -Redwood Avenue monitoring station is the nearest location where S02 concentrations are monitored. Data available for these monitoring sites from 2010 through 2013 indicate that the most recent air quality violations recorded were as follows: the 1-Hour 03 concentration did not exceed the state standard any time during the years 2010 through 2013; the 8-Hour 03 concentration exceeded the state standard in 2010, 2011, and 2012, and exceeded the federal standard in 2012; the 24-Hour PM10 concentration exceeded the state standard in 2009; the state annual PM10 standard was exceeded in 2013; and the federal standard for 24-Hour PM2.s standard was exceeded in 2012 and 2013. Air quality within the region was in compliance with both CAAQS and NAAQS for N02, CO, and 502 during this monitoring period. Grading and Construction: The project involves remedial grading and construction of a hotel within an existing parking lot which includes emissions associated with grading and construction. Emissions would be minimized through standard construction measures, storm water pollution prevention plan requiremehts, Best Management Practices (BMPs), and when applicable, the California Green Building Standards Code that would reduce fugitive dust debris, emissions and other criteria pollutant emissions during grading and construction. Therefore emissions from the construction phase would be minimal, temporary and localized, resulting in pollutant emissions that are not anticipated to significantly contribute to an existing or projected air quality violation. Operations: Vehicle trip emissions associated with travel to and from the project will result in 2,000 ADTs in a worst-case scenario assuming all of the trips are solely for hotel guests. Realistically, the vast majority of hotel vehicle trips will already be trips to the Lego land California Resort theme park. Thus, vehicle trip emissions associated with the project are minimal and are not anticipated to significantly contribute to an existing or projected air quality violation. c) Less than Significant Impact. Air quality emissions associated with the project include emissions from grading and construction. However, grading and construction operations associated with the project would minimize emissions through standard construction measures, storm water pollution prevention plan measures and best management practices, and Green Building Code as noted in b). Other proposed March 2016 -7-Initial Study Item #5 October 4, 2016 Page 18 of 109 Project Name: LEG OLAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 or future projects wi.thin the surrounding area were evaluated and none of the projects emit significant amounts of pollutants or exceed AQMD or APCD standards. Operational emissions associated with the project are anticipated to be consistent with the RAQS and SIP and do not exceed APCD standards. The proposed project would represent a contribution to a cumulatively considerable potential net increase in emissions throughout the air basin. As described above, however, emissions associated with the proposed project would be minimal. Given the limited emissions potentially associated with the proposed project, air quality would be essentially the same whether or not the proposed project is implemented. According to the CEQA Guidelines Section 15064(h)(3), the proposed project's incremental contribution to the cumulative effect is not cumulatively considerable. Any impact is assessed as less than significant. d) No Impact. Sensitive receptors include schools, hospitals, playgrounds, child care centers, athletic facilities, long-term health care facilities, rehabilitation centers, convalescent centers, retirement homes or other facilities that house individuals with health conditions that would be adversely impacted by changes in air quality. As noted above, the proposed project would not result in substantial pollutant emissions or concentrations. In addition, there are no sensitive receptors located in the vicinity of the project. The project itself is not proposed in the vicinity of an existing pollution source that would expose sensitive receptors within the project to pollutants. No impact is assessed. e) Less than Significant Impact. The proposed project could generate objectionable odors from construction, vehicles and/or equipment exhaust from volatile organic compounds, ammonia, carbon dioxide, hydrogen sulfide, methane, alcohols, disulfides, dusts or other pollutants during the construction or operation of the project. Such exposure would be in trace amounts, localized in the immediate area, temporary and would generally occur at magnitudes that would not affect substantial numbers of people. Therefore, impacts associated with odors during construction or operation would be considered less than significant. a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, D D D IRl policies, or regulations, or by California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian, aquatic or wetland habitat or other sensitive natural community identified in D D D IRl local or regional plans, policies, or regulations or by California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including but D D D IRl not limited to marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? March 2016 -8-Initial Study Item #5 October 4, 2016 Page 19 of 109 Project Name: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? D D D D D D D D D a-f) No Impact. The site is located within a developed vehicular parking lot. There are no species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by California Department of Fish and Game or U.S. Fish and Wildlife Service onsite or within the adjoining properties. There is no riparian, aquatic or wetland habitat or other sensitive natural community identified in local or regional plans, policies, or regulations or by California Department of Fish and Game or U.S. Fish and Wildlife Service onsite. There are no federally protected wetlands as defined by Section 404 of the Clean Water Act on the property. The property is not known to be subject to the movement of any n~tive resident or migratory fish or wildlife species or be within established native resident or migratory wildlife corridors or contain native wildlife nursery sites. Since the property is devoid of animal or plant species that could be considered as sensitive or protected, the development of the site will not conflict with the provisions of the City's adopted Habitat Management Plan. a) Cause a substantial adverse change in the significance of a historical D D D IX] resource as defined in §15064.5? b) Cause a substantial adverse change in the significance of an D IX] D D archeological resource pursuant to §15064.5? c) Directly or indirectly destroy a unique paleontological resource or D IX] D D site or unique geologic feature? d) Disturb any human remains, including those interred outside of D D IX] D dedicated cemeteries? e) Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either: D ~ D D 1) a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred ,place, or object with cultural value to a California Native March 2016 -9-Initial Study Item #5 October 4, 2016 Page 20 of 109 Project Name: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 American Tribe, that is listed or eligible for listing in the California Register of Historical Resources, or on a local register of historical resources as defined in Public Resources Code section 5020.l(k); or 2) a resource determined by a lead agency, in its discretion and supported by substantial evidence, to be significant according to the historical register criteria in Public Resources Code section 5024.1 (c) while considering the significance of the resource to a California Native American tribe. a) No Impact. There are no historical resources as defined in §15064.5 present on the site, so no impact is assessed. b,c) Less than Significant with Mitigation Incorporated. The project's geotechnical report prepared by Leighton and Associates, Inc., states that the prior mass grading of the site for the development of the theme park resulted in a tut to fill transition transecting the hotel site from north to south. Soils to the west of the transition are documented fill of approximately 22 feet, whereas to the east of the transition is shallow documented fill over Old Paralic Deposits (OPD) and the Santiago Formation. The majority of the hotel footprint is to the east of the transition line, and will be located on OPD; however, the Santiago Formation lies beneath the OPD at between 13 and 15 feet below existing grade. The geotechnical report recommends that the previously cut area be over-excavated to a depth of 12 feet or 10 feet below the lowest footing bottom elevation. Both OPD and the Santiago Formation are highly sensitive for pa,leontological resources. Thus, the project grading has the potential to disturb soils which may contain fossils. EIR 94-01 contained mitigation measures relating to grading of previously undisturbed soils, requiring an archaeologist and a paleontologist to monitor ground-disturbing activities. Given the recommendations of the geotechnical report, the project will grade previously un-disturbed OPD and Santiago Formation soils. To reduce impacts to potential archaeological resources to a level that is less than significant, mitigation measures are included that require the applicant to retain a qualified archaeologist to be present during grading operations in native soils on the east side of the cut to fill transition, to be empowered to halt or redirect grading in order to evaluate any unanticipated archaeological resources, to coordinate with the Native American monitor, and submit periodic reports to the City Planner and a final report to the South Coastal Information Center. To reduce the potential paleontological impact to a level that is less than significant, mitigation measures are included that require the applicant to retain a qualified paleontologist to be present at least periodically during grading operations on the east side of the cut to fill transition, to be empowered to halt or redirect grading in order to evaluate and/or to recover exposed fossils for potential curation, and submit periodic reports to the City Planner. d) Less than Significant. The site is not a dedicated cemetery and there is no evidence that the project site would contain human remains located outside of a dedicated cemetery. However, in the unlikely event that human remains are encountered, the discussion under b and c above and e below adequately address and mitigate any potential for significant impacts. Thus, impacts under this category are considered to be less than significant. March 2016 -10-Initial Study Item #5 October 4, 2016 Page 21 of 109 Project Name: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 e) Less than Significant with Mitigation Incorporated. The Planning Division notified the San Luis Rey Band of Mission Indians and the Soboba Band of Luisefio Indians, which are traditionally and culturally affiliated California Native American tribes that had requested notice of proposed projects, on January 19, 2016. The notices were sent before the project was determined to be complete. The San Luis Rey Band of Mission Indians responded within 30 days on February 1, 2016, and requested consultation. The Soboba Tribe of Luisefio Indians sent a separate letter to the city on January 19, 2016, stating that they wish to defer consultation for all projects under AB 52 to the San Luis Rey Band of Mission Indians. Consultation between the city and the San Luis Rey Band of Mission Indians (the Tribe) began at a meeting on February 16, 2016. The city sent copies of the geotechnical report for the project and the MND for the prior hotel project to the Tribe. The Tribe expressed concerns relating to the grading of previously undisturbed soils given the relative proximity of other sites where Tribal Cultural Resources (TCRs) have been encountered in the past. The Tribe requested additional information on earthwork quantities that was pending submittal of revised project plans. That information was provided to the Tribe when it became available. The city also requested and received the results of a Sacred Lands File search from the California Native American Heritage Commission. The Sacred Lands File search was negative for recorded sacred sites in the project area. Based on the tribal consultation and the city's analysis of evidence pursuant to California Register of Historical Resources criteria while considering potential significance to the Tribe, the city has determined that there is a potential that a TCR may be present within the project site, which may be impacted if it is encountered during grading. Mitigation measures were discussed during consultation or have been considered by the city in order to minimize impacts on any potential TCR that may be present on the site. Mitigation measures have been included to require the project developer to enter into a pre-excavation agreement with the San Luis Rey Band of Mission Indians so that a Luisefio Native American monitor is present when the archaeologist is on site during grading operations in native soils on the east side of the cut to fill transition in order to identify and appropriately treat any potential TCR if encountered. Incorporation of these mitigation measures will reduce the project's possible impact on potential TCRs to a less than significant level. a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other D D D substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii. Strong seismic ground shaking? D IZJ D D iii. Seismic-related ground failure, including liquefaction? D D D IZJ iv. Landslides? D D D IZJ b) Result in substantial soil erosion or the loss of topsoil? D D D IZJ March 2016 -11-Initial Study Item #5 October 4, 2016 Page 22 of 109 c) d) e) Project Name: LEGO LAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result D IZl D D in on-or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? Be located on expansive soils, as defined in Section 1802.3.2 of the California Building Code (2007), creating substantial risks to life or D D IZl D property? Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers D D D IZl are not available for the disposal of wastewater? a.i-a.ii) less than Significant with Mitigation Incorporated; An updated geotechnical investigation of the project site, Geotechnical Update Report, Proposed Castle Hotel Expansion, Lego/and Theme Park, was prepared by Leighton and Associates, Inc. (November 23, 2015) to provide subsurface information and geotechnical recommendations specific to the proposed site. According to this report, the subject site is not located within any Earthquake Fault Zones as created by the Alquist-Priolo Act, nor are there any known major or active faults on or in the immediate vicinity of the site. Because of the lack of known active faults on the site, the potential for surface rupture at the site is considered low. The main seismic hazard that may affect the site is ground shaking from one of the active regional faults, with the nearest known active fault being the Rose Canyon Fault Zone located 4.7 miles west of the site. A mitigation measure requires the project to implement the recommendations contained within the Geotechnical Update Report, Proposed Castle Hotel Expansion, Lego/and Theine Park, prepared by Leighton and Associates, Inc., (November 23, 2015) to reduce the potential geotechnical impacts to a level of less than significant. a.iii-a.iv) No Impact. The topography of the site is relatively flat with elevations ranging from approximately 145 feet above mean sea level (msl) to approximately 155 feet msl. The project's geotechnical report states that the onsite soils are not considered liquefiable due to their dense condition and absence of shallow ground water condition. The report also notes that because of the low susceptibility to liquefaction, the potential for lateral spread induced by ground shaking is low. Finally, the report states that no active landslides or indications of deep-seated landsliding were noted during previous grading, and there is no evidence of ancient landslides or slope instability existing on the subject site. b} No Impact. The topography of the site is relatively flat. Regardless, the project's compliance with standards in the City's Excavation and Grading Ordinance that prevent erosion through pad and slope planting and installation of temporary erosion control means will avoid substantial soil erosion impacts. c) less than Significant with Mitigation Incorporated. See response to a.iii-a.iv above regarding no potential for secondary seismic-related or landslide impacts. However, as discussed in Section V.c, the geotechnical report recommends 10-12 feet of over-excavation on the easterly portion of the project site to address the cut-fill transition. This will address potential impacts associated with differential settling March 2016 -12-Initial Study Item #5 October 4, 2016 Page 23 of 109 Project Name: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 of the proposed hotel improvements, and will allow for a standard foundation system. The geotechnical report also notes that the upper two feet of previously documented fill on the westerly portion of the site with is weathered or disturbed and should be removed and reprocessed prior to the placement of additional fill or construction of the new improvements. The mitigation measure requiring the project to implement the recommendations contained within the Leighton and Associates, Inc., geotechnical report will reduce the potential geotechnical impacts to a level of less than significant. d) Less than Significant Impact. The project's geotechnical report states the majority of soils on the site, including those that will be excavated in the Old Para lie Deposits and Santiago Formation, have a low to medium expansion potential. However, the report recommends that laboratory testing be conducted upon completion of grading for the proposed hotel pad to determine the actual expansion potential of the finish grade soil at the site. Compliance with the recommendations of the geotechnical report, as required by the mitigation measure noted above, will ensure that potential impacts associated with any unanticipated expansive soils will be less than significant. e) No Impact. The proposed project does not propose septic tanks and will utilize the public sewer system. Therefore, there will be no impacts involving soils that support the use of septic tanks or alternative wastewater disposal systems. a) Generate greenhouse gas emissions, either directly or indirectly, D D IX] D that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for D D IX] D the purposes of reducing the emissions of greenhouse gases? a,b) Less than Significant Impact. The City of Carlsbad General Plan and Climate Action Plan (CAP) adopted in 2015 address reduction of GHG emissions. The CAP has identified a CEQA significance threshold for projects of 900 metric tons of carbon dioxide equivalent (MT C02e). The project is expected to generate GHG emissions in the short-term as a result of construction emissions and in the long-term as a result of automobile trips and energy consumption. Based on the GHG emission calculations contained within the Lego/and Hotel Project Greenhouse Gas Analysis (GHG study) prepared for the project by Rincon (June 2016), the proposed project under a Business as Usual scenario would generate a total of 4,439 MT C02.e per year. Of this, automobile trips would represent 1,842 MT C02e emissions; energy consumption would represent 2,506 MT C02e emissions; and project-related construction emissions would represent 22 MT C02e emissions per year averaged over a 30-year period. The GHG study analyzed various mechanisms and measures that would reduce the amount of emissions. These measures include compliance with Green Building Code requirements, enhanced building commissioning, using efficient LED lighting, low water flow fixtures and low water use landscaping, providing infrastructure for EV charging stations, implementing a Transportation Demand Management (TDM) plan and strategies (addressed as transportation mitigation under Section XVI, Transportation/Traffic), and reduction of vehicle trips through shared trips to the hotel and theme park because the hotel is on-site directly adjacent to the theme park entrance. March 2016 -13-Initial Study Item #5 October 4, 2016 Page 24 of 109 Project Name: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 The GHG study indicates that implementation of most of these measures (water use reduction, LED lighting, TDM for employees, parking reductions and proximity to transit, and waste diversion) would reduce the C02e emissions by 976 MT per year, which is a 22 percent reduction. The 22 percent reduction in the project's GHG emissions is consistent with the City of Carlsbad's CAP. Some of the measures were not included in the reduction assessment (enhanced commissioning, EV charging station infrastructure and possible future installation of stations, and full compliance with current Title 24 requirements), and will further reduce C02e emissions. Therefore, impacts from GHG emissions on the environment are considered to be less than significant because the project will be conditioned to include the project features described in the GHG study, and the Transportation/Traffic mitigation measures address the TDM strategies. a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous D D D materials? b) Create a significant hazard to the public or environment through reasonably foreseeable upset and accident conditions involving D D D ~ the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile D D D of an existing or.proposed school? d) Be located on a sitewhich is included on a list of hazardous materials sites compiled pursuant to Government Code Section D D D ~ 65962.5 and, as a result, would it create a significant hazard to the public or environment? e) For a project within an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or D D D public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in D D D ~ the project area? g) Impair implementation of or physically interfere with an adopted D D D ~ emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wild lands are D D D ~ adjacent to urbanized areas or where residences are intermixed with wildlands? a-h} No Impact. The project is a hotel/restaurant building. Other than common household hazardous materials like household cleaners, paint, and glues, etc. there will not be a significant presence of hazardous materials. Therefore the project will not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials; create a significant March 2016 -14-Initial Study Item #5 October 4, 2016 Page 25 of 109 Project Name: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SOP 15-26/CDP 15-50 hazard to the public or environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment; or emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school. The project site is not a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would not create a significant hazard to the public or environment. The project site is within the airport influence area of the McClellan- Palomar Airport, but is not located within the flight activity zone or runway protection zone. Moreover, a Notice Concerning Aircraft Environmental Impacts was previously required as a condition of the original approval and was recorded on August 14, 1997. The property is not within close proximity of a private airstrip. An emergency response plan or emergency evacuation plan has been adopted for the project site and the plan will be modified to include the hotel/restaurant. The project does not interfere with the adopted plan. The site is not adjacent to or near an area where wild lands are adjacent to urbanized areas. a) Violate any water quality standards or waste discharge D D lZl D requirements? b) Substantially deplete groundwater supplies or interfere substantially with ground water recharge such that there would be a net deficit in aquifer volume or a lowering of the local ground D D D lZl water table level (i.e., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, D D lZl D in a manner, which would result in substantial erosion or siltation on-or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the flow rate or amount. (volume) of D D D surface runoff in a manner, which would result in flooding on-or off-site? e) Create or contribute runoff water, which would exceed the capacity of existing or planned stormwater drainage systems or D D lZl D provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? D D IRl D g) Place housing within a 100-year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or D D D lZl other flood delineation map? h) Place within 100-year flood hazard area structures, which would D D D impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the D D D failure of a levee or dam? March 2016 -15-Initial Study Item #5 October 4, 2016 Page 26 of 109 Project Name: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 j) Inundation by seiche, tsunami, or mudflow? D D D a) Less than Significant Impact. The project is required by law to comply with all federal, state and local water quality regulations, including the Clean Water Act, California Administrative Code Title 23, specific basin plan objectives identified in the "Water Quality Control Plan for San Diego Basin" (WQCP), and the city's Standard Urban Storm Water Management Plan (SUSMP). The WQCP contains specific objectives for the Carlsbad Hydrologic Unit, which includes the requirement to comply with National Pollutant Discharge Elimination System (NPDES} and the use of Best Management Practices (BMPs). Construction activities for this project are covered under state-wide construction permit Order No. 2009- 0009-DWQ issued by the State Water Resource Control Board Permit. As part of the permit requirements, the applicant will prepare and submit a Storm Water Pollution Prevention Plan (SWPPP} for the project. Through each phase of construction, the SWPPP will identify specific erosion control and storm water pollution prevention plan practices that will be implemented to protect downstream water quality. Post- development activities forth is project are covered under Order No. R9-2007-0001 issued by the California Regional Water Quality Control Board San Diego Region. As part of these requirements, the applicant must prepare and submit a Storm Water Quality Management Plan (SWQMP} addressing what treatment Best Management Practices (BMPs) will be constructed to treat the post-development runoff from the project. The preliminary Priority Development Project Storm Water Quality Management Plan for LLC H20 prepared by DCI Engineers (June 24, 2016) addresses how pollutants from this project will be reduced, captured, filtered, and/or treated prior to discharge from the project site, and the project will be developed in accordance with the final SWQMP to be approved by the city. Through this process, the project will not violate any water quality standards or waste discharge requirements and impacts are therefore considered to be less than significant. b) No Impact. This project does not propose to directly draw any groundwater. The project will be served via existing public water distribution lines adjacent to the site. c-f) Less than Significant Impact. The Preliminary Hydrology Report for LLC H20 prepared by DCI Engineers (June 24, 2016} for the project indicates that the proposed drainage design does not adversely affect surrounding properties and the storm drain system adequately drains the proposed project in a 100-year storm event. Construction of the proposed project improvements is required by law to comply with all federal, state and local water quality regulations, including the Clean Water Act and associated NPDES regulations and temporary impacts associated with the construction operation will be mitigated. The total post development runoff discharging from the site will remain at or below the pre-development amounts. The project provides positive drainage away from the building while conveying peak flows into the on-site storm drain system. Because the percolation test at six locations showed zero to very low percolation on the site, infiltration is not feasible for the project. Thus, on-site drainage flows will enter catch .basins and underground piping leading to a sub-surface detention vault that wilf handle hydromodification management. Runoff will be treated within a Modular Wetlands System prior to discharge into public storm drains. Therefore, the project will not violate any water quality standards, March 2016 -16-Initial Study Item #5 October 4, 2016 Page 27 of 109 Project Name: LEGO LAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SOP 15-26/CDP 15-50 deplete groundwater supplies or quality, substantially alter existing drainage patterns, cause substantial erosion or flooding, or significantly impact the capacity of storm water drainage systems. The project's SWQMP indicates that Priority Development Project structural storm water BMPs are incorporated into the project design to address water quality for the project. BMPs will be implemented during construction and operational phases, which specifically address sediments, nutrients, trash and debris, oxygen demanding substances, oil and grease, bacteria and viruses. The project will not significantly increase pollutant discharges and will not alter the water quality of receiving surface waters. As a result of these project design features, there will be a less than significant impact to water quality, site erosion, and pollutant discharge, and no receiving water quality will be adversely affected through implementation of the proposed project. g-j) No Impact. No housing is proposed. The project site is not located within a 100-year flood hazard area according to Flood Insurance Rate Maps, Map Nos. 06073C0764G, 06073C0768G, 06073Cl030G and 06073Cl035G (all May 16, 2012. Furthermore, based on the distance between the site and large, open bodies of water, and given the elevation of the site with respect to sea level (145 to 155 feet above mean sea level), the possibility of seiche, tsunami, or mudflow is considered to be low. b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? D D D D D D a) No Impact. The project site is a single parcel of land on the site of the existing Legoland California Resort theme park. Given the project's location and size, it is clear that it will not divide an established community. b) No Impact. Consistent with the zoning of the property which is Commercial Tourist and allows hotels with the processing of a Site Development Plan, the Carlsbad Ranch Specific Plan was previously amended to allow hotel uses within Planning Area 4 (Lego Theme Park). The Specific Plan is the Implementing Ordinance for the Local Coastal Program (LCP), and the LCP was also amended accordingly. The City of Carlsbad has coastal permitting authority for projects that are consistent with and implement the Specific Plan and the LCP, and this project meets these objectives. Per the Carlsbad Ranch Specific Plan, the maximum height limit is 35 feet, but increases in height up to 45 feet for the roof and architectural projections are allowed with increased setbacks. The proposed hotel roof height varies from about 31 feet to 42 feet, and parapets reach a maximum height of 45 feet (with one small area of exception discussed below). Legoland has provided the required increased setbacks for the requested additional height. The Specific Plan also allows for limited architectural projections up to 55 feet, provided the area of those projections does not exceed three percent of the total roof area. These requests require March 2016 -17-Initial Study Item #5 October 4, 2016 Page 28 of 109 Project Name: LEGO LAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 City Council approval of the project, and approval is based on findings that the limited projections up to 55 feet are not usable floor area, do not screen equipment, will not impact adjacent properties, and are necessary for design excellence. The crenellated tower above the hotel's main entrance reaches a height of 55 feet. This tower's total area is 775 square feet, which is only 1.5 percent of the hotel's total roof area and is well below the allowable three percent. This small architectural projection meets all of the required findings for approval. There is no other applicable land use plan, policy, regulation, or habitat conservation plan affecting this property that is adopted for the purpose of avoiding or mitigating an environmental effect. c) No Impact. The project is not subject to the habitat preservation and mitigation measures of the Carlsbad Habitat Management Plan. a) Result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the State? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? D D D D D D a-b) No Impact. Carlsbad is devoid of any non-renewable energy resources of economic value to the region and the residents of the State. Mineral resources within the city are no longer being utilized and extracted as exploitable natural resources. Therefore, no mineral resource impacts will occur as a result of any project. (EIR 13-02, page 3.15-1) a) Exposure of persons to or generation of noise levels in excess of standards established. in the local general plan or noise ordinance D D D or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundbourne D D IZl D vibration or groundbourne noise levels? c) A substantial permanent increase in ambient noise levels in the D D D IZl project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the D D D project? March 2016 -18-Initial Study Item #5 October 4, 2016 Page 29 of 109 e) f) Project Name: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 For a project located within an airport land use plan or, where such a plan has not been adopted, within 2 miles of a public D lZ] D D airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to D D D excessive noise levels? a,e) less than Significant with Mitigation Incorporated. The project site is located within the Airport Land Use Compatibility Plan, McClellan-Palomar Airport (ALUCP) and will subject guests and employees on the exterior of the hotel to noise levels up to 68 CNEL. While noise impacts are identified, the ALUCP requires that the interior noise levels would need to be attenuated to 45 CNEL for the hotel use and 50 CNEL for the restaurant and retail uses. Exterior noise levels are determined to be acceptable by the ALUCP for the proposed hotel land use. A mitigation measure has been added to the project to demonstrate attenuation of interior noise levels to 45 CNEL prior to building permit issuance, which will reduce potential impacts related to noise levels to a less than significant level. b,d) less than Significant Impact. The anticipated grading operations associated with the proposed hotel will result in a temporary and minor increase in groundbourne vibration and ambient noise levels. Following the completion of grading, ambient noise level and vibrations are expected to return to pre- existing levels. Therefore, impacts are con~idered to be less than significant. c} No Impact. The project consists of the construction of a hotel on an existing theme park site which is not in proximity to any residential uses. The operation of the hotel will not have a measurable permanent increase in ambient noise above existing noise levels already associated with the theme park. Therefore, no permanent ambient noise impacts will occur. f) No Impact. The project is not located within the vicinity of a private airstrip; therefore, no impact is assessed. March 2016 a) Induce substantial growth in an area either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b} Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? -19- D D D D D D Initial Study Item #5 October 4, 2016 Page 30 of 109 Project Name: LEGO LAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? D D D a-c) No Impact. The project does not propose resi.dential development or the extension of existing roads or infrastructure which would induce growth. The project is not removing or displacing existing residential units or persons. a) Result in substantial adverse physical impacts associated with the provision of new or physically altered government facilities, a need for new or physically altered government facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: i. Fire protection? ii. Police protection? iii. Schools? iv. Parks? V. Other public facilities? D D D lg] D D D lg] D D D lg] D D D lg] D D D lg] a.i-a.v) No Impact. The proposed project will not affect the provision and/or availability of public facilities (i.e., fire protection, police protection, schools, parks, etc.). The proposed project shall be subject to the conditions and facility service level requirements within the Local Facilities Management Plan for Zone 13, including a $0.40 per square foot of non-residential development fee to be collected at building permit issuance. The Carlsbad Ranch Specific Plan EIR 94-01 included a mitigation measure for projects to submit security plans for review and approval by the Carlsbad Police Department. The Legoland California Resort theme park has on record an Emergency Action plan. To ensure compliance with the previously adopted mitigation measure, the project includes a condition requiring a revised Emergency Action plan addressing the second hotel to be submitted for review and approval by the Police Department prior to building permit issuance. Therefore, no significant public service impacts will occur. March 2016 -20-Initial Study Item #5 October 4, 2016 Page 31 of 109 Project Name: LEGO LAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the constructiOn or expansion of recreational facilities, which might have an adverse physical effect on the environment? D D D D D D a-b) No Impact. The proposed hotel at Lego land California Resort theme park will not affect existing neighborhood and regional parks or other recreational facilities or require construction or expansion of new facilities since the hotel will support visitor use of the theme park itself. Moreover, as part of the City's Growth Management Program (GMP), a performance standard for parks was adopted. The park performance standard requires that three acres of Community Park and Special Use Area per 1,000 population within a park district (quadrant) must be provided. The project site is located within Park District #1 (Northwest Quadrant). The necessary park acreage to achieve the GMP standard (three acres/1,000 population) for Park District #1 has been achieved; therefore, recreational facilities are adequate and the project will not have any potential impacts on recreation facilities. a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components D D D of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county D D D IZl congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in D D D substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sh9rp curves or dangerous intersections) or incompatible uses (e.g., farm D D D IZl equipment)? March2016 -21-Initial Study Item #5 October 4, 2016 Page 32 of 109 e) f) Project Name: LEGO LAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 Result in inadequate emergency access? D D D IZI Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the D IZI D D performance or safety of such facilities? a) less than Significant with Mitigation Incorporated. The Lego/and Hotel 2 Transportation Impact Analysis Report (TIA) prepared for the project by STC Traffic, Inc. (June 2016) indicates that the project will generate 2,000 Average Daily Trips (ADT) (100 AM and 140 PM peak hour trips). This traffic will utilize Legoland Drive, The Crossings Drive, Palomar Airport Road and Cannon Road. This number represents a worst-case assumption that 100% of hotel guests will not be staying there for the purpose of visiting Legoland. On the contrary, the majority of guests at the existing Legoland Hotel are there to visit the theme park. According to Lego land, the hotel is at capacity for most of the year, and refers theme park guests to other hotels in the area. Having a second hotel on-site will actually reduce some of the vehicle trips from off-site hotels to and from the theme park. A majority of the hotel-related traffic will utilize Palomar Airport Road (PAR) to access the proposed hotel after initial guest check-in. At the build-out Year 2035 volumes, both with and without the project, two intersections are projected to operate at a Level of Service (LOS) E: the intersections of PAR with Paseo del Norte and Armada Drive. The Mobility Element of the Carlsbad General Plan notes that the city's street network at build-out will have capacity constraints on some arterial streets and on freeways within and adjacent to the city, operating at LOSE or LOS F. The General Plan indicates that Palomar Airport Road between lnterstate-5 and College Boulevard is one of these arterial street facilities. The only way to achieve LOS D for this segment of PAR would be to widen the arterial beyond the existing six-lane cross section. However, creating streets wider than six lanes would create new challenges for intersection operations, maintenance and stormwater management. Further, having more than three travel lanes in each direction would be inconsistent with the Mobility Element's goals and policies for implementing livable streets techniques, transportation demand management (TOM) and system management programs to attain a more balanced multi-modal level of service (MM LOS) which will better manage the transportation network as a whole. Thus, Mobility Element Policy 3-P.10 exempts PAR from lnterstate-5 to College Boulevard (in addition to three other arterial street segments) from the vehicle LOS D standard at the time of build-out. However, projects that add traffic to these exempted streets are required to implement TOM strategies that will help improve circulation. A mitigation measure requires Legoland to implement their TOM plan and strategies for this hotel as discussed under (f) below. The TIA indicates that other than the above two intersections, all intersections and roadway segments will operate at acceptable levels (LOS D or better) through build-out in 2035. The multimodal analysis and recommendations in the TIA are discussed under (f) below. The proposed mitigation measures will result in a less than significant impact with mitigation incorporated. b) No Impact. In 2009 the congestion management agency (SAN DAG) employed an "opt out" option defined in Assembly Bill (AB) 2419. The congestion management program is no longer relevant to · development in the City of Carlsbad. March 2016 -22-Initial Study Item #5 October 4, 2016 Page 33 of 109 Project Name: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SOP 15-26/CDP 15-50 c) No Impact. The proposed project does not include any aviation components. It would not, therefore, result in a change of air traffic patterns or result in substantial safety risks. No impact assessed. d) No Impact. All project circulation improvements will be designed and constructed to City standards; and, therefore, would not result in design hazards. The proposed project is consistent with the City's General Plan, Carlsbad Ranch Specific Plan, and zoning. Therefore, it would not increase hazards due to an incompatible use. No impact assessed. e) No Impact. The proposed project has been designed to satisfy the emergency requirements of the Fire and Police Departments. No impact assessed. f) Less than Significant with Mitigation Incorporated. The project is served by the North County Transit District (NCTD). Access to transit would continue to occur at the existing NCTD bus stops on Palomar Airport Road. One is located approximately 500 feet east of Armada Drive. There is an existing pedestrian gate and walkway on Armada Drive approximately 1/10 mile north of Palomar Airport Road which leads pedestrian visitors to the main pedestrian spine and the theme park entrance. That walkway will be temporarily affected by the proposed hotel's construction. As shown on the project plans, a temporary accessible pedestrian pathway will be provided throughout construction to ensure continued pedestrian access from transit to the theme park entrance. The other bus stops are located approximately 200 feet from the Palomar Airport Road intersection with The Crossings Drive, and would provide access via existing sidewalks and bike lanes to the employee parking entrance and the general entrance from The Crossings Drive. The Carlsbad Ranch Specific Plan, General Plan Mobility Element and the Climate Action Plan (CAP} require traditional transportation alternatives to increase mobility and access, and to reduce greenhouse gas emissions. Even though PAR from Interstate 5 to College Boulevard is exempted from meeting LOS D at build-out, the Mobility Element notes that projects should implement strategies to help reduce overall auto-oriented impacts to this corridor segment. The TIA prepared for the project addresses vehicular and multi-modal levels of service for the project in accordance with the Mobility Element and listed measures that Legoland already implements in support of alternative transportation, including: • Financial incentives to employees for use of alternative modes during peak seasons/weekends • Preferential employee carpool parking • Shuttle service between local hotels and Legoland • School and tour bus drop-off and parking near theme park entrance • Pedestrian entrance from Grand Pacific Resort and private entrance from Sheraton Carlsbad Resort • Subsidized on-site meals for employees • Free meals for employees on holidays and busiest days of the year • Bike racks, lockers and showers for employees • On-site services for existing hotel guests (restaurant, rental car and concierge services) To address the Mobility Element guidance, a mitigation measure requires the above strategies to be extended to the proposed hotel. In addition, the project plans show the locations of additional bike racks that will be installed with construction of the project. The TIA analyzes the project's MMLOS for pedestrian, bicycle and transit in addition to traffic. Per the Mobility Element, all modes need to be operating at LOS Dor better. The TIA indicates that the pedestrian mode will operate at LOS A, transit at LOS C or better, but the bicycle mode will operate at LOS F on The Crossings Drive. The reason for this LOS Fis a gap in the bicycle lane network on The Crossings Drive identified in the TIA. There are currently March 2016 -23-Initial Study Item #5 October 4, 2016 Page 34 of 109 Project Name: LEG OLAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 no bicycle lanes on The Crossings Drive north of Palomar Airport Road to the existing Class I bicycle trail that runs along the northerly perimeter of the Legoland property. Therefore, a mitigation measure has been included to require the project to re-stripe The Crossings Drive to provide Class II bicycle lanes within the existing paved street area on both sides of The Crossings Drive, from the intersection at Palomar Airport Road to the entrance to the existing Class I bicycle trail at the northerly perimeter of the theme park site. In addition, a crosswalk connection across The Crossings Drive to the existing Class I bicycle trail will be installed. Incorporation of this mitigation measure will mitigate the identified impact and close the gap in the bicycle lane network along the project site's frontage on The Crossings Drive. Inclusion of the mitigation measures will reduce potential impacts related to transportation and traffic to a less than significant level. a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which would cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? D D D D D D D D D D D D D D D D D D D D D a-g) No Impact. The proposed project will be required to comply with all Regional Water Quality Control Board Requirements. The existing project wastewater demand capacity is 21.3 million gallons per day (gpd) and the proposed project wastewater maximum daily demand is 52,371 gpd. The increase is not considered significant and will not have an effect on the Encina Wastewater Treatment Facility's capacity. All public facilities, including water facilities, wastewater treatment facilities and drainage facilities, have been planned and designed through the Local Facilities Management Ordinance and the individual Zone Plans to accommodate the growth projections for the City at build-out. The project site is located in Zone 13 which is an infill zone that has not been developed to its capacity. There is adequate wastewater, water, and storm water drainage capacity to accommodate the project as designed and/or March 2016 -24-Initial Study Item #5 October 4, 2016 Page 35 of 109 Project Name: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 conditioned. The project therefore does not result in development that will require expansion or construction of new water facilities/supplies, wastewater treatment or storm water drainage facilities. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects?) c) Does the project have environmental effects, which will cause the D D D D D D substantial adverse effects on human beings, either directly or D [XI D D indirectly? a) Less than Significant with Mitigation Incorporated'. The subject site does not support any protected or sensitive biological resources or habitat types; it does not contain any fish or wildlife spedes; and is not identified by any habitat conservation plan as containing a protected or rare or endangered plant or animal species. The site is infill, already developed, and is not adjacent to any habitat preserves or wildlife corridors. The project will not eliminate any known important examples of the major periods of California history. The requirement for qualified paleontological, archaeological and Native American monitors to be present during over-excavation of previously cut soils that are highly sensitive for fossils and sensitive for archaeological and Tribal Cultural resources, and to implement an appropriate mitigation program will ensure potential impacts on important examples of the major periods of California prehistory are addressed to a level that is less than significant. b) Less than Significant Impact. The San Diego Association of Governments (SANDAG) projects regional growth for the greater San Diego area, and local General Plan land use policies are incorporated into SANDAG projections. Based upon those projections, region-wide standards, including storm water quality control, air quality standards, habitat conservation, congestion management standards, etc. are established to reduce the cumulative impacts of development in the region. All of the city's development standards and regulations are consistent with the region wide standards. The city's standards and regulations, including grading standards, water quality and drainage standards, traffic standards, habitat and cultural resource protection regulations, and public facility standards, ensure that development within the city will not result in a significantly cumulatively considerable impact. There are two regional issues that development within the City of Carlsbad has the potential for cumulatively considerable impacts. Those issues are air quality and regional circulation. As described above, air quality would essentially be the same whether or not the development is constructed. In the March 2016 -25-Initial Study Item #5 October 4, 2016 Page 36 of 109 Project Name: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 Transportation/Traffic section above, the project is identified as having potential impacts associated with LOS at two intersections, and localized bicycle mode LOS adjacent to the project. The project has not been identifiec;! as causing any potential regional circulation impacts. The proposed mitigation measures for the localized impacts will reduce impacts to a less than significant level. With regard to any other potential impacts associated with the project, city standards and regulations will ensure that development of the site will not result in any significant cumulatively considerable impacts. Thus, impacts are assessed to be less than significant. c) Less than Significant with Mitigation Incorporated. The project has been identified to have potential impacts related to attenuating interior noise levels associated with the McClellan-Palomar Airport and potential ground settlement in the cut-to-fill transition existing on the site from prior mass grading. Mitigation measures have been incorporated for each of these impacts that reduce potential impacts to a less than significant level. Therefore, with these mitigation measures, the project will not have the potential to substantially adversely affect human beings either directly or indirectly. March 2016 -26-Initial Study Item #5 October 4, 2016 Page 37 of 109 Project Name: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 XIX. LIST OF MITIGATION MEASURES (if applicable) CUL-1: Paleontological Monitoring a. The applicant shall retain a qualified paleontologist to be present during over-excavation grading operations on the east of the cut to fill transition and to implement an appropriate mitigation program. b. Once existing surface asphalt or other material has been removed and prior to any grading in the area identified for over-excavation on the final approved grading plan, the paleontologist shall review the grading plan, perform a walkover survey of the site and prepare a report regarding the potential for the encounter of fossils during grading. c. A copy of the paleontologist's report shall be provided to the City Planner prior to issuance of a building permit. d. The paleontologist shall at least perform periodic inspections of the site, or be present more often if recommended in the report or if fossils are encountered during grading. e. The paleontologist shall be allowed to divert or redirect grading in the area of an exposed fossil in order to facilitate evaluation and, if necessary, salvage exposed fossils. Due to the small nature of some of the fossils present in the geologic strata, it may be necessary to collect matrix samples for laboratory processing through fine screens. f. The paleontologist shall make periodic reports to the City Planner during the grading process. g. All fossils collected may be donated to a public, non-profit institution with a research interest in the materials, such as the San Diego Natural History Museum. h. Any conflicts regarding the role of the paleontologist and the grading activities of the project shall be resolved by the City Planner and City Engineer. i. A final report shall be prepared and submitted to the City of Carlsbad Planning Division upon completion. CUL-2: Archaeological Monitoring Prior to the issuance of a grading permit, the applicant shall provide written evidence that a certified archaeologist has been retained who: shall be present at the pre-grading conference, shall be present during over-excavation grading operations on the east of the cut to fill transition as shown on the final grading plan, shall coordinate with the Luiseno Native American monitor per requirements of CUL-3, and shall establish procedures for archaeological resource surveillance and temporary halting or diverting work to assess the nature and significance of any find other than Tribal Cultural Resources addressed in CUL-3. If unanticipated archaeological resources are encountered, the archaeologist shall report such findings to the applicant and the city. If the archaeological resources are determined to be significant, the archaeologist shall determine appropriate actions in cooperation with the applicant up to and including data recovery in accordance with the City of Carlsbad Cultural Resource Guidelines. These actions, as well as final mitigation and disposition of archaeological resources, shall be subject to the review of the city. A final report shall be prepared and submitted to the City of Carlsbad Planning Division and the South Coastal Information Center upon completion. CUL-3: Tribal Cultural Resource Monitoring March 2016 a. Prior to the commencement of any ground disturbing activities, the project developer shall enter into a Pre-Excavation Agreement, otherwise known as a Tribal Cultural Resources Treatment and Tribal Monitoring Agreement, with the San Luis Rey Band of Mission Indians or other Luiseno tribe. This agreement will contain provisions to address the proper treatment of any tribal cultural resources and/or Luiseno Native American human remains inadvertently -27-Initial Study Item #5 October 4, 2016 Page 38 of 109 March 2016 Project Name: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 discovered during the course of the project. The agreement will outline the roles and powers of the Luisefio Native American monitors and the archaeologist. b. A Luisefio Native American monitor shall be present during all ground disturbing activities that may impact native soils. Ground disturbing activities may include, but are not be limited to, archaeological studies, geotechnical investigations, clearing, grubbing, trenching, excavation, preparation for utilities and other infrastructure, and grading activities. c. Any and all uncovered artifacts of Luisefio Native American cultural importance shall be returned to the San Luis Rey Band of Mission Indians, and/or the Most Likely Descendant, if applicable, and not be curated. d. The Luisefio Native American monitor shall be present at the project's preconstruction meeting to consult with grading and excavation contractors concerning excavation schedules and safety issues, as well as consult with the principal archaeologist concerning the proposed archaeologist techniques and/or strategies for the project. e. Luisefio Native American monitors and archaeological monitors shall have joint authority to temporarily divert and/or halt construction activities. If tribal cultural resources are discovered during construction, all earth moving activity within and around the immediate discovery area must be diverted until the Luisefio Native American monitor and the archaeologist can assess the nature and significance of the find. f. If a significant tribal cultural resource(s) and/or unique archaeological resource(s) are discovered during ground disturbing activities for this project, the San Luis Rey Band of Mission Indians shall be notified and consulted regarding the respectful and dignified treatment of those resources. Pursuant to California Public Resources Code Section 21083.2(b) avoidance is the preferred method of preservation for archaeological and tribal cultural resources. If however, the Applicant is able to demonstrate that avoidance of a significant and/or unique cultural resource is infeasible and a data recovery plan is authorized by the City of Carlsbad as the lead agency, the San Luis Rey Band of Mission Indians shall be consulted regarding the drafting and finalization of any such recovery plan. g. When tribal cultural resources are discovered during the project, if the archaeologist collects such resources, a Luisefio Native American monitor must be present during any testing or cataloging of those resources. If the archaeologist does not collect the tribal cultural resources that are unearthed during the ground disturbing activities, the Luisefio Native American monitor, may in their discretion, collect said resources and provide them to the San Luis Rey Band of Mission Indians for dignified and respectful treatment in accordance with the their cultural and spiritual traditions. h. If suspected Native American human remains are encountered, California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the San Diego County Coroner has made the necessary findings as to origin. Further, pursuant to California Public Resources Code Section 5097.98{b) remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made. Suspected Native American remains shall be examined in the field and kept in a secure location at the site. A Luisefio Native American monitor shall be present during the examination of the remains. If the San Diego County Coroner determines the remains to be Native American, the Native American Heritage Commission (NAHC) must be contacted within 24 hours. The NAHC must then immediately notify the "Most Likely Descendant" of receiving notification of the discovery. The Most Likely .Descendant shall then make recommendations within 48 hours, and engage in consultation concerning treatment of remains as provided in Public Resources Code 5097.98. -28-Initial Study Item #5 October 4, 2016 Page 39 of 109 Project Name: LEGO LAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 i. In the event that fill material is imported into the project area, the fill shall be clean of tribal cultural resources and documented as such. If fill material is to be utilized and/or exported from areas within the project site, then that fill material shall be analyzed and confirmed by an archeologist and Luiseno Native American monitor that such fill material does not contain tribal cultural resources. j. No testing, invasive or non-invasive, shall be permitted on any recovered tribal cultural resources without the written permission of the San Luis Rey Band of Mission Indians. k. Prior to the release of the grading bond, a monitoring report and/or evaluation report, if appropriate, which describes the results, analysis and conclusions of the monitoring program shall be submitted by the archaeologist, along with the Luiseno Native American monitor's notes and comments, to the City of Carlsbad for approval. Said report shall be subject to confidentiality as an exception to the Public Records Act and will not be available for public distribution. GE0-1: Prior to issuance of grading and building permits, as applicable, the project design shall incorporate the recommendations contained within the Leighton and Associates, Inc., Geotechnical Update Report dated November 23, 2015, as amended. N-1: Prior to issuance of a building permit, the applicant shall submit for review and approval by the Building Official and City Planner or designees an interior noise analysis compliant with City standards to demonstrate that the proposed hotel design would limit interior noise to the City's 45 CNEL interior noise standard and that the restaurant/retail uses design would limit interior noise to the City's so CNEL interior noise standard. T-1: Prior to issuance of a grading permit, the applicant shall submit for review and approval by the City Engineer and City Traffic Engineer or their designees a street striping plan showing installation of 1) Class II bicycle lanes on both sides ofThe Crossings Drive between Palomar Airport Road and the entrance to the Class I bicycle trail north of the Legoland property; and 2) a crosswalk connection across The Crossings Drive at the Class I bicycle trail. Bicycle lanes and the crosswalk shall be installed in accordance with the approved plan to the satisfaction of the City Engineer prior to issuance of a Certificate of Occupancy for the hotel. T-2: Prior to issuance of a building permit, the applicant shall provide to the City Planner and City Engineer or designees a written commitment from the owner's authorized representative that the Legoland Transportation Demand Management (TDM) plan and strategies described in the Greenhouse Gas Study and Transportation Impact Analysis shall be extended to this hotel and implemented on an on-going basis for the life of the project. March 2016 -29-Initial Study Item #5 October 4, 2016 Page 40 of 109 Project Name: LEGO LAND HOTEL CALIFORNIA II AKA LLC H20 Project No: SDP 15-26/CDP 15-50 EARLIER ANALYSES Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c}(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b} Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation measures. For effects that are "Less Than Significant with Mitigation Incorporated," describe the mitigation measures, which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. EARLIER ANALYSIS USED AND SUPPORTING INFORMATION SOURCES The following documents were used in the analysis of this project and are on file in the City of Carlsbad Planning Division located at 1635 Faraday Avenue, Carlsbad, California, 92008. 1. Final Master Environmental Impact Report for the City of Carlsbad General Plan Update (EIR 13-02), City of Carlsbad Planning Division, September 2015. 2. Carlsbad General Plan, City of Carlsbad Planning Division, dated September 2015, as updated. 3. City of Carlsbad Municipal Code (CMC), Title 21 Zoning, City of Carlsbad Planning Division, as updated. 4. Habitat Management Plan for Natural Communities in the City of Carlsbad (HMP}, City of Carlsbad Planning Division, final approval dated November 2004. 5. San Diego Regional Airport Authority/San Diego County Airport Land Use Commission. McClellan- Palomar Airport Land Use Compatibility Plan (ALUCP}. Amended December 1, 2011. 6. Geotechnical Update Report, Proposed Castle Hotel Expansion, Lego/and Theme Park, Leighton and Associates, Inc., November 23, 2015. 7. Lego/and Hotel Project Greenhouse Gas Analysis, Rincon, June 2016. 8. Preliminary Hydrology Report for LLC H20, DCI Engineers, June 24, 2016. 9. Priority Development Project Storm Water Quality Management Plan for LLC H20, DCI Engineers, June 24, 2016. 10. Lego/and Hotel 2 Transportation Impact Analysis Report, STC Traffic, Inc., June 2016. March 2016 -30-Initial Study Item #5 October 4, 2016 Page 41 of 109 Mitigation Monitoring and Reporting Program PROJ l:CT NAME: LEG OLAND HOTEL CALIFORNIA II AKA LLC H20 PROJECT NO: SDP 15-26/CDP 15-50 APPROVAL DATE/RESOLUTION NUMBER(S): ------ ('cicyof Carlsbad The following environmental mitigation measures were incorporated into the Conditions of Approval for this project in order to mitigate identified environmental impacts to a level of insignificance. A completed and signed checklist for each mitigation measure indicates that this mitigation measure has been complied with and implemented, and fulfills the City's monitoring requirements with respect to Assembly Bill 3180 (Public Resources Code Section 21081.6). CUL-1 Paleontological Monitoring a. The applicant shall retain a qualified paleontologist to be present during over-excavation grading operations on the east of the cut to fill transition and to implement an appropriate mitigation program. b. Once existing surface asphalt or other material has been removed and prior to any grading in the area identified for over-excavation on the final approved grading plan, the paleontologist shall review the grading plan, perform a walkover survey of the site and prepare a report regarding the potential for the encounter of fossils during grading. c. A copy of the paleontologist's report shall be provided to the City Planner prior to issuance of a building permit. d. The paleontologist shall at least perform periodic inspections of the site, or be present more often if recommended in the report or if fossils are encountered during grading. e. The paleontologist shall be allowed to divert or redirect grading in the area of an exposed fossil in order to facilitate evaluation and, if necessary, salvage exposed fossils. Due to the small nature cif some Explanation of Headings Type = Project, ongoing, cumulative. Monitoring Dept.= Department, or Agency, responsible for monitoring a particular mitigation measure. Shown on Plans= When mitigation measure is shown on plans, this column will be initialed and dated. Verified Implementation= When mitigation measure has been implemented, this column will be initialed and dated. Remarks = Area for describing status of ongoing mitigation measure, or for other information. Prior to issuance of grading permit/on-going PLN/ENG PLN Planning Division ENG Land Development Engineering Division BLDG Building Division Page 1 of 6 Item #5 October 4, 2016 Page 42 of 109 CUL-2 of the fossils present in the geologic strata, it may be necessary to collect matrix samples for laboratory processing through fine screens. f. The paleontologist shall make periodic reports to the City Planner during the grading process. g. All fossils collected may be donated to a public, non-profit institution with a research interest in the materials, such as the San Diego Natural History Museum. h. Any conflicts regarding the role of the paleontologist 'and the grading activities of the project shall be resolved by the City Planner and City Engineer. i. A final report shall be prepared and submitted to the City of Carlsbad Planning Division upon completion. Archaeological Monitoring Prior to the issuance of a grading permit, the applicant shall provide written evidence that a certified archaeologist has been retained who: shall be present at the pre-grading conference, shall be present during over-excavation grading operations on the east of the cut to fill transition as shown on the final grading plan, shall coordinate with the Tribe's Native American monitor per requirements of CUL-3, and shall establish procedures for archaeological resource surveillance and temporary halting or diverting work to assess the nature and significance of any find other than Tribal Cultural Resources addressed in CUL-3. If unanticipated archaeological resources are encountered, the archaeologist shall report such findings to the applicant and the city. If the archaeological resources are determined to be significant, the archaeologist shall determine appropriate actions in cooperation with the applicant up to and including data recovery in accordance with the City of Carlsbad Cultural Resource Guidelines. These actions, as well as final mitigation and disposition of archaeological resources, shall be subject to the review of the city. A final report shall be prepared and Mitigation Monitoring and Reporting Program PROJECT NAME: LEGOLAND HOTEL CALIFORN1A II AKA LLC H20 PROJECT NUMBER: SDP 15-26/CDP 15-50 Prior to issuance of grading permit/on-going PLN Page 2 of 6 Item #5 October 4, 2016 Page 43 of 109 CUL-3 submitted to the City of Carlsbad Planning Division and the South Coastal Information Center upon completion. Tribal Cultural Resource Monitoring a. Prior to the commencement of any ground disturbing activities, the project developer shall enter into a Pre-Excavation Agreement, otherwise known as a Tribal Cultural Resources Treatment and Tribal Monitoring Agreement, with the San Luis Rey Band of Mission Indians or other Luiseiio tribe. This agreement will contain provisions to address the proper treatment of any tribal cultural resources and/or Luiseiio Native American human remains inadvertently discovered during the course of the project. The agreement will outline the roles and powers of the Luisefio Native American monitors and the archaeologist. b. A Luisefio Native American monitor shall be .present during all ground disturbing activities that may impact native soils. Ground disturbing activities may include, but are not be limited to, archaeological studies, geotechnical investigations, clearing, grubbing, trenching, excavation, preparation for utilities and other infrastructure, and grading activities. c. Any and all uncovered artifacts of Luisefio Native American cultural importance shall be returned to the San Luis Rey Band of Mission Indians, and/or the Most Likely Descendant, if applicable, and not be curated. d. The Luisefio Native American monitor shall be present at the project's preconstruction meeting to consult with grading and excavation contractors concerning excavation schedules and safety issues, as well as consult with the principal archaeologist concerning the proposed archaeologist techniques and/or strategies for the project. e. Luisefio Native American monitors and archaeological monitors shall have joint authority to temporarily divert and/or halt Mitigation Monitoring and Reporting Program PROJECT NAME: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 PROJECT NUMBER: SOP 15-26/CDP 15-50 Prior to issuance of grading permit/on-going PLN Page 3 of 6 Item #5 October 4, 2016 Page 44 of 109 construction activities. If tribal cultural resources are discovered during construction, all earth moving activity within and around the immediate discovery area must be diverted until the Luisefio Native American monitor and the archaeologist can assess the nature and significance of the find. f. If a significant tribal cultural resource(s) and/or unique archaeological resource(s) are discovered during ground disturbing activities for this project, the San Luis Rey Band of Mission Indians shall be notified and consulted regarding the respectful and dignified treatment of those resources. Pursuant to California Public Resources Code Section 21083.2(b) avoidance is the preferred method of preservation for archaeological and tribal cultural resources. If however, the Applicant is able to demonstrate that avoidance of a significant and/or unique cultural resource is infeasible and a data recovery plan is authorized by the City of Carlsbad as the lead agency, the San Luis Rey Band of Mission Indians shall be consulted regarding the drafting and finalization of any such recovery plan. g. When tribal cultural resources are discovered during the project, if the archaeologist collects such resources, a Luisefio Native American monitor must be present during any testing or cataloging of those resources. If the archaeologist does not collect the tribal cultural resources that are unearthed during the ground disturbing activities, the Luisefio Native American monitor, may in their discretion, collect said resources and provide them to the San Luis Rey Band of Mission Indians for dignified and respectful treatment in accordance with the their cultural and spiritual traditions. h. If suspected Native American human remains are encountered, California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the San Diego County Coroner has made the necessary findings as to origin. Further, pursuant to Mitigation Monitoring and Reporting Program PROJECT NAME: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 PROJECT NUMBER: SDP 15-26/CDP 15-50 Page 4 of 6 Item #5 October 4, 2016 Page 45 of 109 California Public Resources Code Section 5097.98(b) remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made. Suspected Native American remains shall be examined in the field and kept in a secure location at the site. A Luiseno Native American monitor shall be present during the examination of the remains. If the San Diego County Coroner determines the remains to be Native American, the Native American Heritage Commission (NAHC) must be contacted within 24 hours. The NAHC must then immediately notify the "Most Likely Descendant" of receiving notification of the discovery. The Most Likely Descendant shall then make recommendations within 48 hours, and engage in consultation concerning treatment of remains as provided in Public Resources Code 5097.98. i. In the event that fill material is imported into the project area, the fill shall be clean of tribal cultural resources and documented as such. If fill m.aterial is to be utilized and/or exported from areas within the project site, then that fill material shall be analyzed and confirmed by an archeologist and Luisefio Native American monitor that such fill material does not contain tribal cultural resources. j. No testing, invasive or non-invasive, shall be permitted on any recovered tribal cultural resources without the written permission of the San Luis Rey Band of Mission Indians. k. Prior to the release of the grading bond, a monitoring report and/or evaluation report, if appropriate, which describes the results, analysis and conclusions of the monitoring program shall be submitted by the archaeologist, along with the Luisefio Native American monitor's notes and comments, to the City of Carlsbad for approval. Said report shall be subject to confidentiality as an exception to the Public Records Act and will not be available for public distribution. Mitigation Monitoring and Reporting Program PROJECT NAME: LEGOLAND HOTELCALIFORNIA II AKA LLC H20 PROJECT NUMBER: SDP 15-26/CDP 15-50 Page 5 of 6 Item #5 October 4, 2016 Page 46 of 109 GE0-1 N-1 T-1 T-2 Prior to issuance of grading and building permits, as applicable, the project design shall incorporate the recommendations contained within the Leightop and Associates, Inc., Geotechnical Update Report dated November 23, 2015, as amended. Prior to issuance of a building permit, the applicant shall submit for review and approval by the Building Official and City Planner or designees an interior noise analysis compliant with City standards to demonstrate that the proposed hotel design would limit interior noise to the City's 45 CNEL interior noise standard and that the restaurant/retail uses design would limit interior noise to the City's 50 CNEL interior noise standard. Prior to issuance of a grading permit, the applicant shall submit for review and approval by the City Engineer and City Traffic Engineer or their designees a street striping plan showing installation of 1) Class II bicycle lanes on both sides of The Crossings Drive between Palomar Airport Road and the entrance to the Class I bicycle trail north of the Legoland property; and 2) a crosswalk connection across The Crossings Drive at the Class I bicycle trail. Bicycle lanes and the crosswall< sh.all be installed in accordance with the approved plan to the satisfaction of the City Engineer prior to issuance of a Certificate of Occupancy for the hotel. Prior to issuance of a building permit, the applicant shall provide to the City Planner and City Engineer or designees a written commitment from the owner's authorized -representative that the Legoland Transportation Demand Management (TDM) plan and strategies described in the Greenhouse Gas Study and Transportation Impact Analysis shall be extended to this hotel and implemented on an on- going basis for the life of the project. Mitigation Monitoring and Reporting Program PROJECT NAME: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 PROJECT NUMBER: SDP 15-26/CDP 1s~so Prior to issuance of grading permit/prior to issuance of building permit Prior to issuance of building permit Prior to issuance of grading permit/prior to occupancy Prior to issuance of building permit/ongoing ENG/BLDG PLN/BLDG ENG/BLDG ENG/PLN Page 6 of 6 Item #5 October 4, 2016 Page 47 of 109 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 EXHIBIT 4 PLANNING COMMISSION RESOLUTION NO. 7193 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A SITE DEVELOPMENT PLAN AND COASTAL DEVELOPMENT PERMIT TO ALLOW FOR CONSTRUCTION OF A 250 ROOM HOTEL WITH ANCILLARY RESTAURANT AND GIFT SHOP WITHIN THE PARKING LOT OF THE LEG OLAND CALIFORNIA RESORT THEME PARK ON PROPERTY GENERALLY LOCATED NORTH OF PALOMAR AIRPORT ROAD, SOUTH OF CANNON ROAD, EAST OF ARMADA DRIVE AND WEST OF THE CROSSINGS DRIVE IN THE MELLO II SEGMENT OF THE LOCAL COASTAL PROGRAM AND IN LOCAL FACILITIES MANAGEMENT ZONE 13. CASE NAME: CASE NO.: LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 SOP 15-26/CDP 15-50 WHEREAS, Merlin Entertainments Group US Holdings, LLC, "Developer," has filed a verified application with the City of Carlsbad regarding property described as Lots 18 and 19 of Carlsbad Tract Map 94-09, Carlsbad Ranch -Units 2 and 3, in the City of Carlsbad, County of San Diego, State of California, according to map thereof no. 13408, filed in the Office of the County Recorder of San Diego, April 1, 1997 as file number 1997-147754 ("the Property"); and WHEREAS, said verified application constitutes a request for a Site Development Plan and Coastal Development Permit as shown on Exhibits "A" -"JJ" dated September 7, 2016, on file in the Planning Division, SDP 15-26/CDP 15-50 -LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 as provided by Chapters 21.06 and 21.201.030 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on September 7, 2016, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon h~aring and considering all testimony and arguments, if any, of all persons desiring to be heard, sai.d Commission considered ail factors relating to the Site Development Plan and Coastal Development Permit. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) B) That the foregoing recitations are true and correct. That based on the evidence presented at the public hearing, the Planning Commission RECOMMENDS APPROVAL of SDP 15-26/CDP 15-50 -LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 based on the following findings and subject to the following conditions: Item #5 October 4, 2016 Page 48 of 109 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Findings: SOP 15-26 1. 2. 3. 4. That the proposed development or use is consistent with the General Plan and any applicable master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code, in that the project is a request for the construction of a hotel, which is an encouraged and allowed use within the Visitor Commercial General Plan Land Use designation and the land use table for Planning Area 4 of the Carlsbad Ranch Specific Plan, as amended. The Legoland California Resort Theme Park has previously requested structures over 35 feet in height, and has accordingly provided the increased landscaped setbacks to allow buildings up to 45 feet in height. The provided setbacks are sufficient for the proposed 42 foot tall hotel. The proposed architectural feature that protrudes up to 55 feet in height is allowed because it meets all of the criteria for approval as discussed in finding 4 below. All other aspects of the project are consistent with the requirements of the Carlsbad Ranch Specific Plan and Carlsbad Municipal Code. That the requested development or use is properly related to the site, surroundings and environmental settings, will not be detrimental to existing development or uses or to development or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that the proposed hotel is compatible with and an extension of the adjacent existing theme park recreation uses, and therefore, will not adversely impact the adjacent properties. The new hotel will be located on the west side of the pedestrian entry plaza opposite the existing hotel, within a portion of the existing parking lot. The hotel has an articulated design that is appropriately themed for its location, and will be constructed of durable, high quality building materials. The project will provide adequate on-and off-site access and parking. The location of the hotel will slightly modify, but will not disrupt the existing vehicular circulation on the site. Preservation of the existing pedestrian access to and from transit is addressed, adequate circulation for tour and school buses is accommodated, and provisions for disabled and bicycle parking are included in the project. That the site for the intended development or use is adequate in size and shape to accommodate the use, in that the subject site is adequate in size and shape to accommodate the proposed hotel and the proposed uses comply with the required development and design standards of the Carlsbad Ranch Specific Plan. No variances to standards are proposed. Increased landscape setbacks for roof heights up to 45 feet were previously provided and address the proposed hotel's requested 42 foot roof height. The limited area of architectural protrusions that is 55 feet high meets the required criteria as discussed in finding 4 below. The addition of the hotel with an ancillary restaurant and gift shop will increase the total Legoland California Resort building coverage up to 4.8 percent, whereas 50 percent is allowed. The hotel site is conveniently located adjacent to the Legoland California Resort Theme Park and convenient access and parking is provided. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjustJhe requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained, in that the site functions as a component of the Carlsbad Ranch Specific Plan's allowed Commer.cial Tourist serving uses. The project has been designed in accordance with all development and design standards of the Specific Plan; therefore, the project is compatible with the existing Legoland California Resort Theme .Park and potential future commercial tourist uses. Furthermore, the proposed hotel will be set back PC RESO NO. 7193 -2- Item #5 October 4, 2016 Page 49 of 109 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 5. from the southerly property line (abutting Palomar Airport Road) a minimum of 1,123 feet and adequate circulation, access aisles, parking spaces, and landscaping will be provided and maintained. The hotel is three stories, but exceeds the maximum 35 foot height limit at 42 feet for the roof. The Legoland California Resort Theme Park has previously requested structures over 35 feet in height and has accordingly provided the increased landscaped setbacks to allow buildings up to 45 feet in height. The provided setbacks are sufficient for the proposed 42 foot height of the hotel roof. With the exception of a 775 square foot area, all of the proposed parapets and architectural features meet the permitted 45 height limit for these protrusions. The tower above the hotel's main entry is a 775 square foot area that is 55 feet high. The tower is an architectural feature that meets the required findings for approval because: a. b. C. d. e. The 775 square foot area is only 1.5 percent of the total roof area, which is well under the maximum allowable three percent of the total roof area. There is no usable floor area within the portion of the tower that exceeds 45 feet. The increased height is not for the purpose of screening roof equipment, since no equipment is proposed within the tower's parapets. The tower's parapets will not impact adjacent properties because the hotel is within the existing Legoland parking lot and is not near any adjacent properties. The tower is located at the most southeasterly corner of the hotel, so there is no possibility that it will impact adjacent properties. The tower is necessary for the hotel's design excellence because it is a key features of the castle. themed architecture, it is proportional to and in scale with the rest of the hotel, and it appropriately enhances and clearly denotes the area of the hotel's main lobby entrance for visitors. That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use, in that primary access to the site will continue to be provided from Cannon Road via the main entrance from Legoland Drive. A small amount of traffic will be generated by the hotel use on Palomar Airport Road once guests have checked into the hotel and are provided access via the gate controlled entrance off The Crossings Drive. There are no near term traffic impacts within the project vicinity. However, at build-out either with or without the project, the intersections at Palomar Airport Road and Paseo Del Norte, and Palomar Airport Road and Armada Drive, will not operate at LOS D or better. The road and facilities for this segment of Palomar Airport Road are exempted from meeting LOS D at build- out in the General Plan's Mobility Element. However, the project will implement Transportation Demand Management (TOM) measures for the new hotel. In addition, the project's mitigation measures include a requirement to stripe bicycle lanes on both sides of the street and a connecting crosswalk on The Crossings Drive along the Legoland frontage to fill a gap in the existing bicycle lane network. As such, the street system serving the proposed use will be adequate to handle the increase in traffic generated by the proposed project. CDP 15-50 6. That the proposed development is in conformance with the Certified Local Coastal Program and all applicable policies in that no impacts to any physical features, such as scenic resources, environmentally sensitive areas, or geologic features, will occur as none exist on the essentially flat and previously developed parking lot. No distant or coastal views would be obstructed from public roadways. PC RESO NO. 7193 -3- Item #5 October 4, 2016 Page 50 of 109 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 7. 8. 9. 10. The proposal is in conformity with the public access and recreation policies of Chapter 3 of the Coastal Act in that the property is not near the shore and there are no public access or public recreation requirements for the property. The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban runoff, pollutants, and soil erosion. No steep slopes or native vegetation is located on the subject property and the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods, or liquefaction. The project is consistent with the adopted Airport Land Use Compatibility Plan for the McClellan- Palomar Airport (ALUCP), dated December 1, 2011, in that: a. b. C. d. The proposed project is located within the 60-65 dB CNEL noise contour. The proposed hotel and ancillary uses are considered conditionally compatible with the 60-65 CNEL contour in the ALUCP. The ALUCP identifies that the outdoor noise levels are acceptable for the hotel land use and associated outdoor activities. However, interior noise levels shall be attenuated to 45 CNEL for the hotel use, and 50 CNEL for the restaurant and retail uses. Mitigation measures require compliance with these interior noise levels. The proposed project is in compliance with the ALUCP airspace. protection surfaces because the maximum height of hotel including protrusions is well below the height that requires notification of construction to the FAA. The proposed project is located within Safety Zone 6. The ALUCP identifies lodging uses located within Safety Zone 6 as compatible with airport uses. The proposed project is located within the overflight notification area. The ALUCP req11Jires recordation of an overflight notification only for new residential uses, although Legoland previously recorded an overflight notice for the theme park. That the project is consistent with the City~Wide Facilities and Improvements Plan, the local Facilities Management Plan for Zone 13 and all City public facility policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding: sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically, a. b. C. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior to the issuance of building permit. The local Facilities Management fee for Zone 13 is required by Carlsbad Municipal Code Section 21.90.050 and will be collected prior to issuance of building permit. A growth management park fee of $0.40 per square foot of non-residential development will be collected at the time of building permit issuance. This fee will be used to construct recreational facilities to offset demand created by employees within Local Facilities Management Zone 13. PC RESO NO. 7193 -4- Item #5 October 4, 2016 Page 51 of 109 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 11. 12. That the project is consistent with the City1s Landscape Manual and Water Efficient Landscape Ordinance {Carlsbad Municipal Code Chapter 18.50). The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. Conditions: Note: Unless otherwise specified herein, all conditions shall be satisfied prior to approval of a building or grading permit, whichever occurs first. 1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued un_der the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City's approval of this Site Development Plan and Coastal Development Permit. 2. 3. 4. 5. 6. 7. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Site Development Plan and Coastal Development Permit documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. This approval is granted subject to the approval of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and is subject to all conditions contained in Planning Commission Resolutions No. 7192 incorporated herein by reference. Developer shall implement, or cause the implementation of, the SDP 15-26/CDP 15-50-Legoland California Hotel II aka LLC H20 Project Mitigation Monitoring and Reporting Program. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly, from {a) City's approval and issuance of this Site Development Plan and Coastal Development Permit, {b) City's approval or issuance of any permit or action, whether discretionary or PC RESO NO. 7193 -5- Item #5 October 4, 2016 Page 52 of 109 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 8. 9. 10. 11. 12. 13. 14. nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the City's approval is not valida.ted. Prior to submittal of the building plans, improvement plans, or grading plans, whichever occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the Site Plan sheets, conceptual grading plan and preliminary utility plan reflecting the conditions approved by the final decision making body. The copy shall be submitted to the city planner, reviewed and, if found acceptable, signed by the city's project planner and project engineer. If no changes were required, the approved exhibits shall fulfill this condition. Prior to the issuance of a building permit, the Developer shall provide proof to the Building Division from the Carlsbad Unified School District that this project has satisfied its obligation to provide school facilities. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 13 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits, including, but not limited to the following: a. A growth management park fee of $0.40 per square foot of non-residentjal development will be collected at the time of building permit issuance. This fee will be used to construct recreational facilities to offset demand created by employees within Local Facilities Management Zone 13. Prior to issuance of a building permit, developer shall provide to the City Planner written certification from the licensed project architect, that all greenhouse gas reduction project features have been incorporated into the construction drawings as shown on the project exhibits and further described within the Legoland Hotel Project Greenhouse Gas Analysis prepared by Rincon dated June 2016. This approval shall become null and void if building permits are not issued for this project within 24 months from the date of project approval. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the City that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFO #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 13, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. 15. Prior to the issuance of the Grading Permit, Developer shall submit to the City a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed PC RESO NO. 7193 -6- Item #5 October 4, 2016 Page 53 of 109 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 16. 17. 18. 19. 20. 21. in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a(n) Site Development Plan and Coastal Development Permit by Resolution{s) No. 7193 on the property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. Developer shall submit and obtain City Planner approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the City's Landscape Manual. Developer shall construct and install all landscaping and irrigation as shown on the approved Final Plans. All landscaping shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. All irrigation systems shall be maintained to provide the optimum amount of water to the landscape for plant growth without causing soil erosion and runoff. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plancheck process on file in the Planning Division and accompanied by the project's building, improvement, and grading plans. All roof appurtenances, with the exception of photo voltaic systems, including air conditioners, shall be architecturally integrated and concealed from view andthe sound buffered from adjacent properties and streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of Community and Economic Development Department and Planning. Developer shall construct trash receptacle and recycling areas enclosed by a six-foot-high masonry wall with gates pursuant to City Engineering Standards and Carlsbad Municipal Code Chapter 21.105. Location of said receptacles shall be approved by the City Planner. Enclosure shall be of similar colors and/or materials to the project to the satisfaction of the City Planner. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of an Outdoor Storage Plan, and thereafter comply with the approved plan. Developer shall submit and obtain City Planner approval of an exterior lighting plan including parking areas. All lighting shall be designed to reflect downward and avoid any impacts on adjacent property. Engineering 22. 23. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, developer shall apply for and obtain approval from, the city engineer for the proposed haul route. This project is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the district engineer has determined that adequate water and sewer facilities are available at the time of permit issuance and will continue to be available until time of occupancy. PC RESO NO. 7193 -7- Item #5 October 4, 2016 Page 54 of 109 1 2 3 4 5 6 7 8 9 24. All technical studies (i.e. SWQMP, drainage studies, soils reports, etc.) are considered preliminary during discretionary review and are subject to additional review and modification during final design. Fees/ Agreements 25. 26. 27. Developer shall cause property owner to execute and submit to the city engineer for recordation, the city's standard form Geologic Failure Hold Harmless Agreement. Developer shall cause property owner to execute and submit to the city engineer for recordation the city1s standard form Drainage Hold Harmless Agreement. Developer shall cause property owner to execute and submit to the city engineer for recordation the city standard Permanent Stormwater Quality Best Management Practices (BMP) Maintenance Agreement. lO Grading 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 28. 29. 30. 31. 32. Based upon a review of the proposed grading and the grading quantities shown on the tentative map, a grading permit for this project is required. Developer shall prepare and submit plans and technical studies/reports for city engineer review, post security and pay all applicable grading plan review and permit fees per the city's latest fee schedule. Developer shall comply with the city's stormwater regulations, latest version, and shall implement best management practices at all times. Best management practices include but are not limited to pollution control practices or devices, erosion control to prevent silt runoff during construction, general housekeeping practices, pollution prevention and educational practices, maintenance procedures, and other management practices or devices to prevent or reduce the discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the maximum extent practicable. Developer shall notify prospective owners and tenants of the above requirements. Prior to the issuance of a grading permit, developer shall submit to the city engineer receipt of a Notice of Intent from the State Water Resources Control Board. Prior to the issuance of grading permit or building permit, whichever occurs first, developer shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3 SWPPP). The TIER 3 SWPPP shall comply with current requirements and provisions established by the San Diego Regional Water Quality Control Board and City of Carlsbad Requirements. The TIER 3 SWPPP shall identify and incorporate measures to reduce storm water pollutant runoff during construction of the project to the maximum extent practicable. Developer shall pay all applicable SWPPP plan review and inspection fees per the city's latest fee schedule. This project is subject to 'Priority Development Project' requirements. Developer shall prepare and process a Storm Water Quality Management Plan (SWQMP), subject to city engineer approval, to comply with the Carlsbad BMP Design Manual latest version. The final SWQMP required by this condition shall be reviewed and approved by the city engineer with final grading plans. Developer shall pay all applicable SWQMP plan review and inspection fees per the city's latest fee schedule. PC RESO NO. 7193 -8- Item #5 October 4, 2016 Page 55 of 109 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 33. Developer is responsible to ensure that all final design plans (grading plans, improvement plans, landscape plans, building plans, etc.) incorporate all source control, site design, treatment control BMP, applicable hydromodification measures, and Low Impact Design {LID) facilities. Dedications/Improvements 34. 35. 36. 37. Developer shall design all proposed public improvements including but not limited to, water services and water meters, as shown on the site plan. These improvements shall be shown on one of the following, subject to city engineer approval: a. Grading plans processed in conjunction with this project. Developer shall pay plan check and inspection fees for the above public improvements using improvement valuations in accordance with the city's current fee schedule. Developer shall apply for and obtain a right-of-way permit prior to performing work in the city right-of-way. Developer shall design the private drainage systems, as shown .on the tentative map to the satisfaction of the city engineer. All private drainage systems {12" diameter storm drain and larger) shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private drainage systems. Developer shall design the on-site private fire services and private fire hydrants as shown on the site plan, to the satisfaction of the Fire Marshal. Developer shall design, and obtain approval from the city engineer, the structural section for the access aisles with a traffic index of 5.0 in accordance with city standards due to truck access through the parking area. Prior to completion of grading, the final structural pavement design of the access aisles shall be submitted together with required R-value soil test information subject to the review and approval of the city engineer. Utilities 38. 39. 40. 41. 42. Developer shall meet with the fire marshal to determine fire protection measures (fire services, fire flows, fire hydrants and building sprinklers) required to serve the project. Developer shall design and agree to construct public facilities within minimum 20-foot wide easements granted to the district or the City of Carlsbad. At the discretion of the district or city engineer, wider easements may be required for adequate maintenance, access and/or joint utility purposes. Prior to issuance of building permits, developer shall pay all fees, deposits, and charges for connection to public facilities. The developer shall design landscape and irrigation plans utilizing recycled water as a source and prepare and submit a colored recycled water use map to the Planning Department for processing and approval by the district engineer. Developer shall install potable water and/or.recycled water services and meters at locations approved by the district engineer. The locations of said services shall be reflected on public improvement plans. PC RESO NO. 7193 -9- Item #5 October 4, 2016 Page 56 of 109 1 2 43. The developer shall agree to install sewer laterals and clean-outs at locations approved by the city engineer. The locations of sewer laterals shall be reflected on public improvement plans. 3 Fire 4 Note: Unless specifically stated in the condition, all of the following conditions, upon the approval of this proposed development or subdivision, must be met prior to fire service lines being installed. 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 44. 45. 46. 47. Approved vehicle access for firefighting shall be provided. Access shall be provided for construction projects prior to combustible materials arriving on site. Access shall be provided during all phases of demolition. Vehicle access shall be provided to within 100 feet of temporary or permanent fire department connections. Vehicle access shall be provided by either temporary or permanent roads, capable of supporting vehicle loading under all weather conditions. Vehicle acces.s shall be maintained until permanent fire apparatus access roads are available. An approved water supply for fire protection, either temporary or permanent, shall be made available as soon as combustible materials arrive on site. The developer shall initiate a preconstruction meeting with the Carlsbad Fire Department, Fire Prevention Division, to discuss Section 3308 Owner's Responsibility for Fire Protection, California Fire Code, 2013 edition. Deferred submittal for private hydrants shall be submitted to the Carlsbad Fire Department, Fire Prevention Division, for review, approval and permits prior to issuance of building permits. Code Reminders Note: The project is subject to all applicable provisions of local ordinances, including but not limited to the following code requirements: 48. 49. so. 51. 52. 53. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the site plan are for planning purposes only. Prior to the issuance of a building permit, Developer shall pay a Public Facility fee as required by Council Policy No. 17. Prior to the issuance of a building permit, Developer shall pay the Local Facilities Management fee for Zone 13 as required by Carlsbad Municipal Code Section 21.90.050. Developer shall pay a landscape plancheck and inspection fee as required by Section 20.08.050 of the Carlsbad Municipal Code. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance, except as otherwise specifically provided herein. The project shall comply with the latest nonresidential disabled access requirements pursuant to Title 24 of the California Building Code. PC RESO NO. 7193 -10- Item #5 October 4, 2016 Page 57 of 109 1 2 3 4 5 6 7 8 9 54. 55. 56. The project is subject to all applicable provisions of California Fire Code, 2013 edition and Title 19, California Code of Regulations. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 17.04.320. Any signs proposed for this development shall at a minimum be designed in conformance with the City's Sign Ordinance and shall require review and approval of the City Planner prior to installation of such signs. NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest 10 them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with 11 Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. PC RESO NO. 7193 ~11- Item #5 October 4, 2016 Page 58 of 109 1 2 3 4 5 6 7 8 9 10 11 PASSED, APPROVED, AND ADOPTED at a regular meeting of the planning Commission of the City of Carlsbad, California, held on September 7, 2016, by the following vote, to wit: AYES: Chairperson Anderson, Goyarts, L'Heureux, Montgomery and Segall NOES: None ABSENT: Commissioners Black and Siekmann ABSTAIN: None VELYN ANDERSON, Chairperson CARLSBAD PLANNING COMMISSION 12 ~ 13 DON NEU City Planner 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PC RESO NO. 7193 -12- Item #5 October 4, 2016 Page 59 of 109 EXHIBIT 5 The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. G) P.C. AGENDA OF: September 7, 2016 Application complete date: April 26, 2016 Project Planner: Teri Delcamp Project Engineer: Tecla Levy SUBJECT: SDP 15-26/CDP 15-50 -LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 -Request for adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and the approval of a Site Development Plan and Coastal Development Permit to allow for the construction of a three-story, 250 room hotel and associated restaurant, gift shop, and swimming pool within a portion of the Lego land California Resort parking lot located to the west of the existing hotel and main entrance to Legoland in Planning Area 4 of the Carlsbad Ranch Specific Plan on property located at 1 Legoland Drive within the Mello II Segment of the Local Coastal Program and in Local Facilities Management Zone 13. The City Planner has determined that through the implementation of the proposed Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, the proposed project avoids the effects or mitigates the effects to a point where clearly no significant effect on the environment would occur, and there is no substantial evidence in light of the whole record before the City that the project may have a significant effect on the environment. The project is not within the appealable area of the California Coastal Commission. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7192 RECOMMENDING ADOPTION of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and ADOPT Planning Commission Resolution No. 7193 RECOMMENDING APPROVAL of Site Development Plan (SDP) 15-26 and Coastal Development Permit (CDP) 15-50, based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The 424 acre Carlsbad Ranch Specific Plan (SP 207) was first approved in 1993. Carlsbad Ranch is located north of Palomar Airport Road, south of Cannon Road, east of Carlsbad Car Country and west of The Crossings at Carlsbad golf course. The Legoland California Resort theme park is located within Planning Area (PA) 4 of the Carlsbad Ranch Specific Plan. The Specific Plan divides Legoland into an inner park area with passive and active attractions of the theme park, and the outer park area which includes the parking lot, landscape buffers and other supportive uses to the theme park. In December 2009, the City Council approved an amendment to the Carlsbad Ranch Specific Plan [SP 207(H)] to allow hotels and associated uses within the outer park area of PA 4. That approval also included the first three story, 250 room hotel that Legoland has since constructed on the property to the east of the currently proposed hotel. The proposed hotel will also be located in the outer park area, in a portion of the existing parking lot located south of the Sea life Aquarium building and west of the existing hotel. Item #5 October 4, 2016 Page 60 of 109 SDP 15-26/CDP 15-50 -LEGO LAND HOTEL CALIFORNIA II AKA LLC H20 September 7, 2016 Pa e 2 The 143,517 square foot three story hotel will have a U-shaped floor plan around a central courtyard that features outdoor amenities and an outdoor dining patio for the hotel's restaurant. The eastern end of the hotel is on the west side of the existing pedestrian entry plaza to the theme park. The main lobby is at the southeasterly corner of the hotel's front fa~ade facing south. Due to the grade differential in this area of the existing parking lot, the lobby section of the hotel will be approximately 10 feet lower than the main first floor of the hotel. Visitors will be directed from the main Legoland entrance off Legoland Drive to the hotel's enhanced paving drop-off area in front of the lobby. The hotel also features an entrance along the east fa~ade that will allow hotel guests to easily come and go between the hotel and the theme park entrance instead of having to use the hotel's main lobby. The hotel's lobby level includes the main entry grand hall, registration desk, luggage room, office, elevators and hallways totaling approximately 4,472 square feet. This lower first floor level features a volume ceiling that coincides with the ceiling of the main first floor, so that the lobby section of the hotel only has two stories above it for a total of three stories. The main first floor includes 57 rooms and 6 suites, the restaurant/bar/cafe and kitchen, a small gift shop, and hotel storage and maintenance areas within about 48,300 square feet. This level also provides access to the outdoor dining, outdoor play areas and pool area located in the center and to the west of the U-shaped building. The second floor is approximately 45,000 square feet and includes 85 rooms and seven suites, while the third floor provides 88 rooms and seven suites within approximately 46,000 square feet. The hotel will be 42 feet in height, with permitted parapet heights of 45 feet, and an architectural protrusion that reaches a height of 55 feet. The hotel is designed to emulate a Lego castle. Walls are proposed to be stuccoed in shades of grey, and are articulated with a belt course between the first and second floors as well as periodic buttresses and projecting tower features that break up the fa~ade. The roof parapets have a thick cornice, punctuated with projecting crenellated cornices at the tower features. Each of the towers will have pennant "flags" to emphasize the castle theme. The main lobby entrance occurs beneath an arched portcullis-like element under a crenellated parapet between two octagonal towers. The deck between the two towers provides an opportunity for Lego figures to "greet" guests. Windows are primarily rectangular with arched headers, and arched niches on the towers also enhance the architecture. Otherfeatures carry out the castle theme including "drawbridge" paving at the lobby entrance and a "dry moat" around the east side of the hotel. Vehicular access to the hotel will primarily be from the main theme park entrance off Legoland Drive. Guests staying at the hotel will be directed to the hotel entry drop-off, and then to hotel parking after check-in. Hotel parking is located south of the hotel, delineated with posts and rope. Once guests have checked in at the hotel, any trips to and from the parking lot would be primarily via The Crossings Drive. A gate controlled entry exists to the east of the existing hotel and allows entry of hotel guests and charter bus service, etc. The proposed location of the hotel is within the existing parking lot where disabled and ambassador parking are currently located. The disabled and ambassador parking will be relocated directly in front of the new hotel and bus drop-off will be relocated as shown on the plans. Item #5 October 4, 2016 Page 61 of 109 SDP 15-26/CDP 15-50 -LEGO LAND HOTEL CALIFORNIA II AKA LLC H20 September 7, 2016 Pa e 3 Table 1 below includes the General Plan designations, zoning and current land uses ofthe project site and surrounding properties. TABLE 1 Location General Plan Designation Zoning Current Land Use Visitor Commercial (VC) Commercial Tourist, Legoland parking Lot Site Qualified Development Overlay (C-T-Q) North Open Space (OS)/VC OS/C-T-Q Open space/Timeshare resort South OS/Office (O) OS/0 Open space/Offices East OS OS Golf Course Planned Industrial (Pl)/VC/ Planned Industrial, Qualified Planned Industrial/Timeshare West OS Development Overlay Zone resort/open space (P-M-Q)/C-T-Q/OS The Site Development Plan (SDP) requires City Council approval because the height of the hotel exceeds 35 feet. The SDP's proposed roof and architectural feature heights are allowed with approval by the City Council provided certain findings are made as discussed in the Analysis section below. Per Carlsbad Municipal Code (CMC) Section 21.201.120(8), because the SDP requires City Council action, the CDP also requires a recommendation from the Planning Commission to the City Council. Ill. ANALYSIS The proposed project is subject to the following regulations: A. Visitor Commercial (VC) General Plan Land Use designation; B. Commercial Tourist Zone (C-T), Qualified Development Overlay Zone (Q) (Chapters 21.06 and 21.29 of the CMC); C. Carlsbad Ranch Specific Plan [SP 207(H)]; D. Mello II Segment of the Local Coastal Program and Coastal Resource Protection Overlay Zone (Chapter 21.203); E. McClellan-Palomar Airport Land Use Compatibility Plan; and F. Growth Management -Local Facilities Management Plan Zone 13. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan -Visitor Commercial (VC) Planning Area 4 of the Carlsbad Ranch Specific Plan has a General Plan Land Use designation of Visitor Commercial (VC). The VC land use designates areas for visitor attractions and commercial uses that serve the travel and recreational needs of tourists and residents as well as employees of business and industrial centers. Table 2 below indicates how the development of the site under a VC land use designation complies with the elements of the General Plan. Item #5 October 4, 2016 Page 62 of 109 SDP 15-26/CDP 15-50 -LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 September 7, 2016 Pa e 4 TABLE 2: GENERAL PLAN COMPLIANCE ELEMENT USE CLASSIFICATION, GOAL, PROPOSED USES AND OBJECTIVE, OR PROGRAM IMPROVEMENTS Land Use 2-G.10 The project is the development Promote continued growth of visitor-of 250 hotel units at the oriented land uses, and provide entrance to Lego land, with a enhanced opportunities for new hotels restaurant and associated and visitor services in desirable amenities. locations. 2-P.23 The project site is part of Sites designated for "Visitor Legoland, and is adjacent to the Commercial" uses should generally be MarBrisa and Grand Pacific located near major transportation Palisades Resorts, The Crossings corridors and proximate to key at Carlsbad golf course, and the tourist/visitor draws such as hotels and Cannon Road and Palomar LEGOLAND. Airport Road major transportation corridors. Mobility 3-P.5 The proposal does not require Require developers to construct or pay improvements to the existing their fair share toward improvements street system. The adjacent for all travel modes consistent with the segment of Palomar Airport Mobility Element, the Growth Road is exempted from LOS D Management Plan, and specific standards at build-out. impacts associated with their Transportation Demand development. Management {TDM) strategies will be implemented, and the project is required to stripe bicycle lanes on The Crossings Drive to eliminate a gap in the network. 3-P.38 The project will be part of the Develop flexible on-site vehicle parking existing directed and managed requirements including innovative parking program of the Legoland parking techniques, effective TDM California Resort theme park. programs to reduce parking demand, Mitigation measures require and other means to efficiently manage Legoland's existing TDM parking supply and demand. program to be extended to the new hotel. Additional bicycle spaces are being provided with this hotel development. COMPLY Yes Yes Yes Yes Item #5 October 4, 2016 Page 63 of 109 SDP 15-26/CDP 15-50 -LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 September 7, 2016 Pa e 5 B. Zoning -Commercial Tourist (C-T), Qualified Development Overlay Zone (Q) All properties within Planning Area 4 of the Carlsbad Ranch Specific Plan are zoned Commercial Tourist with the Qualified Development Overlay {C-T-Q). The Qzone requires approval of a SDP. While the project is subject to the purpose, intent and procedures of the C-T and Q zones, it is subject to the permitted uses and development standards of the Carlsbad Ranch Specific Plan rather than the zoning ordinance. The Q zone requires the approval of a SDP for new development projects. The intent of the overlay is to ensure that projects will be compatible with surrounding development. As discussed in the next paragraph, a SDP for a project that exceeds the 35 foot height limit may be approved by the City Council provided certain findings are met. The proposed hotel is similar in character and use to the existing Legoland Hotel as well as the other timeshare and hotel resorts in the immediate area. No special considerations or conditions are necessary to ensure that the project will be compatible with the existing development on adjacent properties. The C-T zone establishes land uses that are appropriate for serving the tourist community and their needs while visiting Carlsbad. The project is a continuation of the hotel use that currently exists in the outer park of Legoland and will primarily serve Legoland California Resort theme park visitors. According to Legoland, the existing hotel is at capacity most of the year and overflow guests are referred to other area hotels. The hotel project implements the intent of the zone by augmenting the ability of the Lego land California Resort to serve the needs of tourists visiting Carlsbad, uniquely suited to the theme park experience. The C-T zone and Specific Plan specify that building roof heights above 35 feet may be approved by the City Council, provided the building height and allowed protrusions do not exceed 45 feet, increased landscaped setbacks equal to the height increase have been provided, and the building contains no more than three stories. Furthermore, limited architectural features up to 55 feet in height may also be approved by the City Council provided they meet certain findings. The findings are discussed below. 1. That the proposed development or use is consistent with the General Plan and any applicable master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code. The project is a request for the construction of a hotel, which is an encouraged and allowed use within the Visitor Commercial General Plan Land Use designation and the land use table for Planning Area 4 of the Carlsbad Ranch Specific Plan, as amended. The Legoland California Resort Theme Park has previously requested structures over 35 feet in height, and has accordingly provided the increased landscape setbacks to allow buildings up to 45 feet in height. The provided setbacks are sufficient for the proposed 42 foot tall hotel. The proposed architectural feature that protrudes to 55 feet in height is allowed because it meets all of the criteria for approval as discussed in finding 4 below. All other aspects of the project are consistent with the requirements of the Carlsbad Ranch Specific Plan and Carlsbad Municipal Code. 2. That the requested development or use is properly related to the site, surroundings and environmental settings, will not be detrimental to existing development or uses or to development or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings or traffic circulation. Item #5 October 4, 2016 Page 64 of 109 SDP 15-26/CDP 15-50 -LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 September 7, 2016 Pa e 6 The proposed hotel is compatible with, and an extension of, the adjacent existing theme park recreation uses. Therefore, it will not adversely impact adjacent properties. The hotel is located next to the theme park entry, within a portion of the existing parking lot. The hotel has an articulated design that is appropriately themed for its location, and will be constructed of durable, high quality building materials. The project will provide adequate on-and off-site access, circulation and parking during and after construction. 3. That the site for the intended development or use is adequate in size and shape to accommodate the use. The subject site is adequate in size and shape to accommodate the proposed hotel and the proposed uses comply with the required development and design standards of the Carlsbad Ranch Specific Plan. No variances to standards are proposed. Increased landscape setbacks for roof heights up to 45 feet were previously provided and address the proposed hotel's requested 42 foot roof height. The limited area of 55 foot tall architectural protrusions meets the required criteria as discussed in finding 4 below. The addition of the hotel with an ancillary restaurant and gift shop will increase the total Lego land California Resort building coverage to 4.8 percent, whereas 50 percent is allowed. The hotel site is conveniently located adjacent to the Legoland California Resort Theme Park and convenient access and parking is provided. 4. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained. The site functions as a component of the Carlsbad Ranch Specific Plan's allowed Commercial Tourist serving uses. The project has been designed in accordance with all development and design standards of the Specific Plan; therefore, the project is compatible with the existing Legoland California Resort Theme Park and potential future commercial tourist uses. Furthermore, the proposed hotel will be set back from the southerly property line {abutting Palomar Airport Road) a minimum of 1,123 feet, and adequate circulation, access aisles, parking spaces, and landscaping will be provided and maintained. The hotel is three stories, but its 42 foot height exceeds the maximum 35 foot height limit. The Legoland California Resort Theme Park has previously requested structures over 35 feet in height and has accordingly provided the increased landscape setbacks to allow buildings up to 45 feet in height, and are sufficient for the proposed 42 foot tall hotel. Almost all of the parapets and architectural features meet the permitted 45 height limit for these protrusions. However, the tower above the main entry is an architectural feature that exceeds the height limit, and is 55 feet in height. This tower meets the required findings for approval because it does not exceed three percent of the total roof area, is not usable floor area, does not screen equipment, will not impact adjacent properties, and is necessary for the hotel's design excellence. 5. That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use. Primary access to the site will continue to be provided from Cannon Road via the main entrance from Lego land Drive. A small amount of traffic will be generated by the hotel use on Palomar Airport Road once guests have checked into the hotel and are provided access via the gate controlled entrance off Item #5 October 4, 2016 Page 65 of 109 SDP 15-26/CDP 15-50 -LEGO LAND HOTEL CALIFORNIA II AKA LLC H20 September 7, 2016 Pa e 7 The Crossings Drive. According to the Traffic Impact Analysis (TIA), there are no near term traffic impacts within the project vicinity. However, at build-out either with or without the project, the intersections at Palomar Airport Road and Paseo Del Norte, and Palomar Airport Road and Armada Drive, will not operate at LOS Dor better. The road and facilities for this segment of Palomar Airport Road are exempted from meeting LOS D at build-out in the General Plan's Mobility Element. As recommended by the TIA, the project will implement Transportation Demand Management (TDM) measures for the new hotel. In addition1 the project's mitigation measures include a requirement to stripe bicycle lanes on both sides of the street and a connecting crosswalk on The Crossings Drive along the Legoland frontage to fill a gap in the existing bicycle lane network. As such, the street system serving the proposed use will be adequate to handle the increase in traffic generated by the proposed project. C. Carlsbad Ranch Specific Plan -SP 207(H) The subject site is located within Planning Area 4 (Legoland) of the Carlsbad Ranch Specific Plan. As seen in Table 3 below, the proposed project complies with the development standards and design guidelines contained in the Specific Plan. TABLE 3: SPECIFIC PLAN COMPLIANCE Standard Required/ Allowed Proposed/Provided Comply Building Height Yes General Building 45 feet* 42 feet Allowed Protrusions 45 feet 45 feet Protrusions above :,; 3% of roof area @ 55feet* 1.5% of roof area @ 55 feet 45 feet * with City Council approval of SOP Stories 3 stories 3 stories Yes Building Setbacks Yes Legoland Drive 60 ft. minimum 275 ft. The Crossings Dr. 30 ft. minimum 1,372 ft. Palomar Airport Rd. 310 ft. minimum 1,123 ft. Building Coverage 50% 4.8% Yes Item #5 October 4, 2016 Page 66 of 109 SDP 15-26/CDP 15-50 -LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 September 7, 2016 Pa e 8 TABLE 3: SPECIFIC PLAN COMPLIANCE CONTINUED Architectural Design Use varied facades, roofs and Designed to emulate a Lego castle. courtyard plaza elements to Walls and flat roof parapets are provide building articulation, articulated with a belt course, diversity and pedestrian buttresses, towers, and amenity. Design to be crenellations. The recessed main articulated both in plan and entrance under a portcullis-like section to reduce appearance element reinforces a castle theme of bulk and create an with a crenellated parapet and interesting building deck above, bracketed by two silhouette facing the entry octagonal towers. Arched window plaza and general public trim and niches further break up spaces. Incorporate fantasy the building massing. Restaurant features to reinforce the windows face the pedestrian LEGOLAND brand, most plaza, and upper level stepbacks intense at the entrance. and plan articulation create an Roofs to be low pitch or flat, interesting silhouette. The design roof planes varied for visual promotes the Lego castle theme interest and to achieve and proposed materials are intimate scale. Entries to be durable and high quality. recessed and covered. Design to be compatible with a theme architectural vocabulary; use durable, quality building and roofing materials. Roof Equipment Screened from view of Site line analysis shows screened adjacent properties and from view of adjacent public streets properties/public streets. Service and Trash Enclosed by 6 ft. masonry Legoland California Resort has Collection wall with gates, similar colors existing service yard and trash as project facilities, plus a loading and service area is located at the rear of the proposed hotel. Yes Yes Yes The previous amendment to the Carlsbad Ranch Specific Plan that added hotels as permitted uses within the Lego land outer park area also modified the parking standard for the Legoland California Resort theme park use. The prior approval for the existing Legoland Hotel [SDP 96-14(()/CDP 96-16(()] also obtained approval for the provision of common parking facilities for the Legoland California Resort with a six percent reduction in parking spaces. Legoland currently has 4,895 existing parking spaces, which exceeds the minimum required number of spaces. The hotel, restaurant and retail combined require 481 parking spaces. With the six percent common facility reduction, and accounting for required employee parking, Legoland's total required parking is 4,296 spaces. The proposed hotel will eliminate 354 of the existing 4,895 parking spaces. Therefore, construction of the hotel will still maintain a surplus of 245 parking spaces. Table 4 below shows the breakdown of parking requirements and supply. Item #5 October 4, 2016 Page 67 of 109 SDP 15-26/CDP 15-50 -LEGO LAND HOTEL CALIFORNIA II AKA LLC H20 September 7, 2016 Pa e 9 TABLE 4: PARKING COMPLIANCE Use Building/Use Area Parking Standard Spaces Required Spaces Provided Legoland Resort Park 38.7 acres Per SP 207(H) 3,103 See below Auto 80.08 spaces/ acre RV Per SP 207(H) 20 Bus Per SP 207(H) 0 LLC H20 Hotel II Hotel 250 units 1.2 spaces/unit 300 II Restaurant 10,863 sf. 40 + 1/50 over 178 4,000 sf. Retail 686 sf. 1/300 sf. 3 Subtotal 3,604 II 6% common use <216> reduction Subtotal after 3,388 II common use reduction Legoland Hotel I 250 units, 20,000 sf. Per SDP 96-14 308 II rest aura nt/ba r I reta i I Employee 600 II Parking Total Parking 4,296 4,895 Spaces lost to <354> Hotel II construction Total Adjusted 4,541 Parking Surplus Visitor 4,541-4,296 = 245 Spaces The temporary construction of the hotel will impact the limits of grading area shown on the plans, but will additionally impact some additional parking spaces for staging during construction. The project plans include a series of construction phasing exhibits showing parking availability throughout construction. Lego land has the ability to provide additional employee parking within the maintenance yard parking lot on-site. The exhibits show that adequate parking will be provided on-site during the temporary construction period. D. Mello II Segment of the Local Coastal Program and Coastal Resource Protection Overlay Zone (Chapter 21.203} The project site is located within the Mello II Segment of the Local Coastal Program, but is not within the appealable jurisdiction of the California Coastal Commission. The site is also located within and subject to the Coastal Resources Protection Overlay Zone. The project is consistent with the relevant policies of the Mello II Segment of the Local Coastal Program (LCP) and the Coastal Resource Protection Overlay Zone as discussed below. Item #5 October 4, 2016 Page 68 of 109 SDP 15-26/CDP 15-50 -LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 September 7, 2016 Pa e 10 1. Mello II Segment of the Certified Local Coastal Program and all applicable policies The Specific Plan implements the intent of the Visitor Commercial (VC) General Plan Land Use designation and LCP Land Use designation. The Carlsbad Ranch Specific Plan is the implementing ordinance for, and is consistent with, the LCP. The proposed hotel project will not result in any conflict with the provisions of the LCP. Specific Mello II Land Use Policies that are applicable to this site include Policy 1-1, Allowable Land Uses; Policy 6-5, Hotel-Motel rooms; Policy 7-10, Parking; and the recently adopted Policy 6-10, Lower Cost Visitor-Serving Recreational Uses. The proposed project is consistent with Policy 1-1 because the proposed hotel with ancillary restaurant and retail uses is consistent with the specific list of allowed uses in the Specific Plan and consistent with the General Plan and Specific Plan land use designations as discussed above. Policy 6-5 discusses the need for additional hotel-motel rooms and visitor-serving commercial uses, and Legoland California Resort is near one of the suggested locations (1-5 and Palomar Airport Road intersection). The ancillary restaurant and retail uses are also visitor serving facilities. Policy 7-10 addresses parking standards in the CMC. The parking generation rate for the Legoland California Resort was established within the Carlsbad Ranch Specific Plan, as amended. With development of the proposed hotel, Legoland would still exceed the overall required parking for the theme park as demonstrated above. To address Policy 6-10, the applicant prepared an affordable accommodations analysis for the proposed Legoland Hotel. The analysis is based on methodologies and assumptions in analyses submitted for other projects and accepted by the California Coastal Commission, with new data pertinent to the current request. The analysis concludes that, with the combination of guest admissions to the three Legoland attractions and the additional discounts provided for double occupancy room packages, the Lego land Hotel rates are within the low cost accommodations category as compared to the statewide average during the summer peak months. Moreover, the proposed hotel is not displacing any existing affordable hotel units. The project also does not preclude any recreational opportunities or shoreline access as the property is not located adjacent to any waterways or bodies of water. The project will not obstruct views of the coastline as seen from public lands or public rights-of-way. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants and soil erosion. No development is proposed in areas of natural steep slopes (~25% gradient) and no native vegetation is located on the subject property. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. E. McClellan-Palomar Airport Land Use Compatibility Plan The project site is located approximately one mile west of the airport. The site is within the Airport Influence Area Review Area 1, and specifically the 60-65 CNEL noise contour for McClellan-Palomar Airport. The hotel and ancillary uses are considered conditionally compatible with the 60-65 CNEL contour in the Airport Land Use Compatibility Plan, McClellan-Palomar Airport (ALUCP). The ALUCP identifies that the outdoor noise levels are acceptable for the hotel land use and associated outdoor activities. However, interior noise levels must be attenuated to 45 CNEL for the hotel use, and 50 CNEL for the restaurant and retail uses. A mitigation measure is included in the project's Mitigation Monitoring and Reporting Program to require interior noise level compliance prior to building permit issuance to ensure the noise Item #5 October 4, 2016 Page 69 of 109 SDP 15-26/CDP 15-50 -LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 September 7, 2016 Pa e 11 levels are attenuated. The proposed project is located within the ALUCP Safety Zone 6, and the ALUCP identifies hotels as compatible uses within this zone. Legoland is also within the Airport Overflight Notification Area, which requires recordation of an overflight notification only for new residential uses. However, previous project approvals required, and the developer recorded, a "Notice Concerning Aircraft Environmental Impacts" for the theme park. Finally, the hotel's maximum height does not exceed the threshold for any notification to the Federal Aviation Administration (FAA). Per the FAA's Part 77, Subpart C, height standards shown in Exhibit 111-3 of the ALUCP, the project's proposed height would need to exceed 481 feet above mean sea level (MSL) before notification to the FAA would be required. The project proposes a height of no more than 207 feet above MSL, so FAA notification is not required. F. Growth Management (Chapter 21.90 of the Carlsbad Municipal Code) and Local Facilities Management Zone 13 The proposed project is located within Local Facilities Management Zone 13. The proposed 250 unit hotel and accessory hotel uses does not impact public facilities. The project's compliance with the adopted performance standards are summarized below in Table 5 below. TABLE 5 -GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration N/A N/A Library N/A N/A Waste Water Treatment 80 EDU Yes Parks Zone 13 in-lieu fee Yes Drainage 25 CFS/Drainage Basin "C" Yes Circulation 2,000ADT Yes Fire District No. 4 Yes Open Space N/A N/A Schools N/A N/A Sewer Collection System 80 EDU Yes Water 33,023 GPD Yes IV. ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the CMC, staff conducted an environmental assessment to determine if the project could have any potentially significant impact on the environment. The San Luis Rey Band of Mission Indians requested to consult with the city about the project, and city staff met with representatives of the tribe on February 16, 2016, and continued consultation via email correspondence. The consultation indicated there is a potential for Tribal Cultural Resources to be present within previously undisturbed ground and/or areas of over-excavation required by the project's geotechnical report. Other areas of potential environmental impact that were analyzed include geology, noise and traffic. The project incorporates features, and traffic mitigation measures, that reduce Greenhouse Gas emissions to a less than significant level. A Mitigated Negative Declaration (MND) was prepared for the project in accordance with CEQA. Mitigation measures addressing the above potential impact areas have been included in the project's Item #5 October 4, 2016 Page 70 of 109 SDP 15-26/CDP 15-50 -LEGOLAND HOTEL CALIFORNIA II AKA LLC H20 September 7, 2016 Pa e 12 Mitigation Monitoring and Reporting Program (MMRP). The MMRP will be incorporated into the design and operation of the project such that all potentially significant impacts will be mitigated to below a level of significance. A Notice of Intent to adopt the MND and MMRP was published in the newspaper and mailed to surrounding property owners and interested parties for public review. The 20-day public review period for the MND occurred from August 2, 2016, to August 22, 2016. No comments were received. ATTACHMENTS: 1. Planning Commission Resolution No. 7192 (MND) 2. Planning Commission Resolution No. 7193 (SDP 15-26/CDP 15-50) 3. Location Map 4. Disclosure Statement 5. Reduced Exhibits 6. Full Size Exhibits "A" -"JJ" dated September 7, 2016 Item #5 October 4, 2016 Page 71 of 109 SITE MAP • N NOT TO SCALE LLC H20 Legoland Hotel California II SOP 15-26 I CDP 15-50 Item #5 October 4, 2016 Page 72 of 109 (~City of Carlsbad DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: < • . •• · .•. •·· · <> > . . .. ···.• · · • •···· > .•·.. . \. · . . ... .. Per~on ... is.cl~fin~ci as r.,ti.gyi_ndividµ~J, •. firrn, .co-partr1ership, Jointye~ture, assqcic1tic:ir1, sqc;ial. club,. fraternal organizati(JJ'l,. corpqrc1ti9p; 9s;tc:1te, trust, .• receiyer, syndic;ateiin tllis anci•anyqtll~rpot1r1ty,· city and .. pounty, city .municip91ity, district or otherpp(itical subdiyisicmpr 9nypther group or combination acting as a LJnit. '\ Agen~···m~y··~ig·~····this1o~urnent; ···h;Wever'.····the lega.l·.···nam~···~nd enJty •• ofjh.~ appl;cant.· and.pr~perty. owner must be provided below. ·· · · · · · · · 1. APPLICANT (Not the applicant's agent) 2. P-1(A) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publlcly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person __________ _ Corp/Part Merlin Entertainments Group US Holdings Inc. Title __________ _ Title ____________ _ Address __________ _ Address 1 Legoland Drive, Carlsbad, CA 92008 OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownershlp interest in the property involved. Also, provlde the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person __________ _ Corp/Part Merlin Entertainments Group US Holdings Inc. Title ___________ _ Title -------------~ Address Address 1 Legoland Drive, Carlsbad, CA 92008 ---------~ Page 1 of2 Revised 07/10 Item #5 October 4, 2016 Page 73 of 109 3. NON-PROFIT ORGANIZATION OR TRUST 4. If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust ·---------- Title ___________ _ Title. _____________ _ Address __________ _ Address ____________ _ Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Oves If yes, please indicate person(s):. ___________ _ NOTE: Attach additional sheets if necessary. Signature of owner/date Signature of applicant/date Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page 2 of2 Revised 07/10 Item #5 October 4, 2016 Page 74 of 109 L LLC H20 ONE LEGOLAND DRIVE CARLSBAD, CALIFORNIA 92008 SITE DEVELOPMENT PLAN #15-26 COASTAL DEVELOPMENT PERMIT #15-50 REVISED SUBMITTAL ISSUED: 07/01/2016 CITY OF OCEANSIDE SDP#15-26 CDP#15-50 Lf_lTY OF VISTA -1 ._---.:::.-,..__,,-. I .e CITY OF SAN MARCOS CARLSBAD VICINITY PLAN OO_GENERAL AS-101 AS-102 DRAWING INDEX PARKWIDE SITE PLAN -INNER PARK PARKWIDE SITE PLAN -OUTER PARK 01 _ ARCHITECTURAL A-101 NEW HOTEL SITE PLAN -NORTH A-102 NEW HOTEL SITE PLAN -SOUTH A-201 A-202 A-203 A-204 A-301 A-302 A-303 A-304 A-305 A-900 02_CIVIL C-0.0 C-1.0 C-2.0 LEVEL 01 PLAN LEVEL 02 PLAN LEVEL 03 PLAN ROOF PLAN EXTERIOR ELEVATIONS COURTYARD ELEVATIONS BUILDING HEIGHT EXHIBIT ENLARGED ELEVATIONS ENLARGED ELEVATIONS APPENDIX-LEGOLAND HOTEL 1 APPROVED PLAN TITLE SHEET DEMOLITION PLAN GRADING INDEX SHEET C-2.1 C-2.2 C-2.3 C-2.4 C-3.0 C-4.0 DRAWING INDEX GRADING PLAN QUADRANT 1 GRADING PLAN QUADRANT 2 GRADING PLAN QUADRANT 3 GRADING PLAN QUADRANT 4 UTILITY PLAN TRUCK ACCESS PLAN C-5.0 SWQMP BMP SITE PLAN C-5.1 HYDROMODIFICATION EXHIBIT C-6.0 DETAILS C-6.1 DETAILS C-6.2 DETAILS 03_LANDSCAPE LA-01 LA-02 LA-03 LA-04 LA-05 LA-06 LA-07 LANDSCAPE CONCEPT PLAN LANDSCAPE CONCEPT PLAN LANDSCAPE CONCEPT PLANT LIST AND NOTES WATER CONSERVATION PLAN WATER CONSERVATION PLAN WATER CONSERVATION LEGEND & NOTES POTABLE & RECYCLED WATER USE PLAN AIOfl«:TLl'VMl5C/J'l;llE00>< O!'.SIC,J '7llONEW6ROAt>SlllU.TUJJ!E100 ORttlOO F\3:!~li .ff>/,<25.l'SOO 0 N I g _J PROJECT NUMBER 80700016-015 NO. DESCRIPTION DATE 1 SOP1COP 12/10/15 2. SDP(COPAesubmlllel :l/31/16 3. SDP/COPRcsubmltta/ B/02/16 4 SDP/CDPRA•Ubmllt!ol 7/01/16 COVERSHEET G-000 =J Item #5 October 4, 2016 Page 75 of 109 I ,' I I I --fl I I I /; I I ;J' ,' I I I ! I \' emOING 1 lETBACKLINE ~: EMERGENCY ACCESS GATE HOTEL PROJECT DATA: ~~~~~~~~~~~~~ BUILDING TYPE: 38, UNSEPARATEO MIXED USE: A2 EARTHWORK; CUT: FILL: NET IMPORT: WET UTILITIES: 4,t22C.Y. 9,184C.Y. 5,062C.Y.Flll POTABlEWATER: (AVE.RAGEi) 33,023GPD fMA)(DAILYDEMIWD): 54,488GPD (PEAA&.JLYDEMIWD}: 95,766GPD RECLA!MEOWATER: NONE SEWAGE GENERATED: (NO. OF EDU) !10 EDU (AVE. DAILY FLOW}: 17,(j()()GPD (PEAK DAJLY FLOW}: 44,000 GPD PROPOSED DRAINAGE DISCHARGE (CFS): 02 .. 0.092CFS, 010 .. 1.57CFS, 0100 -2SCFS PARKING REQUIRED: USE PARK-AUTO PARK-RV == PERSP207(H) PERSP2JJ7{H) HOTEL2 250 1.2SPACES1ROOM RESTAURANT+ BAR/CAFE(1) 10.863 40+1 SPACE/50 SF OVER 4000SF RETAIL 606 !SPACE/300SF REQUIRED EMPLOYEE PARKING REQUIRED HOTEL 1 PARKING PARKING PBDYtDfP· EXISTING AVAILABLE PARKING LOST DUE TO HOTEL2 REMAINING PARKING AVAILABLE SURPLUS PARKING TOTAL SPACES 6% SHARED PARKING REDUCTION ADJUSTED FOR SHARED PARKING PERSP207{H) PER HOTEL 1 APPROVAL TOTAL PARKING REQUIRED =es 3,103 20 300 "' 3 3,604 216 3,388 600 300 4,296 4,895 (354) 4,541 AVERAGE DAILY TAAFAC GENERATED: 2.000TRIPSPEAOAY PROJECT DATA SDP #15-26 CDP #15-50 OWNER: MERLIN ENTERTAINMENT GROUP U.S. HOLDINGS 1 LEGOI..ANO DRIVE CARLSBAD. CA 92008 TEL:760.916-5300 APPLICANT· HOFMAN PLANNING & ENGINEERING 3152UONSHEADAVE, CAALSBAD.CA92010 TEL:76()-692-4100 Af'PLICA110N: SDP15-26 PROJECT ADDRESS; 1 LEGOI..ANDDRIVE CARLSBAD. CA 9200B A.P.N.: LEGAL DESCRIPTION· LOTS 18 & 190FCITYOF CARLSBAD TRACT 194-09, CAALS!JAD RANCH UNITS 2 & 3, MAP ff13408.0FFICE OF THE COUNTY RECORDER OF SAN O!EGO SITEACRE/\GE(LOT18): INNTERPAAK OUTER PARK TOTAL: EXISllNGZONE: EX1Sl1NG GENERAL PLAN: EX1ST1NGLANDUSE: 55.8ACRES 72.5ACRES 128.32ACRES C-T-0 vc JHEMEPARK SEWER DISTRICT: CITY OF CARLSBAD WATERD1STRICT: SCHOOL DISTRICT: CARLSBAD MUNICIPAL WATER DISIBICT CARLS8AD UNIAED SCHOOL O!STRICT ~ PROPOSED LAND USE: THEME PMK & HOTEL TOTAL BUil.DiNG COVERAGE: 4.8% BUILDING FLOOR AREA-EXISTING: THE BEGINNING: 21.308SF DUPLOVlu.AGE: 13.731 SF FUNTOWN: 34,650 SF CASTLE Hill: 19,560SF IMAGINATION CENTER 16,917 SF MINILAND: 3,581SF THE GARDEN: 4,499 SF THE RIDGE: 350SF THE LAGOON· 2.266 SF SERVICE & ADMINISTRATION: 53,353 SF WEST EXPANSION AREA 1: 198 SF EAST EXPANSION AREA 3: 14,306 SF EXPANSION AREA 4: 11,095SF PIRATE SHORES: 2,946SF SEAUFE CENTER: 35,933 SF tlQill1; .L<LfilllE EXlSllNG BUILD!NGAREA: 363,011 SF BUILDING FLOOR AREA-PROPOSED: Hom 2/@BlHIDOIJD ~ PROPOSED BUILDING AREA 526,591 SF LANDSCAPE COVERAGE: 50% {63,57 AC/120.32 AC) INNERPA11K: 29.94/\C(1,304,095SF) OUTER P/\RK: 33.63 AC (1,464,666 SF) TOTAL; 63.57 AC (2,768,983 SF) SE'NER DISTRICT: CHY OF CARLSBAD WASTEWATER DIVISION WATER DISTRICT: CARLSBAD MUNICIPAL WATER DISTRICT SCHOOL DISTRICT: CARLSBAD UNIFIED SCHOOL OISlR(CT MASTER OFAINAGE BASIN: CARLSBAD HYOROLOG!C UNIT d 15 ~ Ui I! > li 0 .,,,,,, - - --M11TcH..lNe :-sEE -c1r PAOJOECT NORTH SHEETAS-102 O" 50 100' 200 1•••• I SlCTIWl'C.tlC. .,.,...,...,,.,..,.11.m,., 0 C\I I g _J 80700016-015 PARKWIDE SITE PLAN -INNER PARK AS-101=-J Item #5 October 4, 2016 Page 76 of 109 IIOfELSl1E FLOWER FELDS , •• """ TE PLAN • DUTER PARK 8 PARKWIDE SI PEDESTRIAN WALK SDP#15·26 CDP #15·50 30' BUILDING PARK/ , NG AND lANOSCAPE SETllACK 0 C\J (00 I ~:z ~ ;;;;;; Q. Q. ..J oo <nU STAMP: ,,.,.c,....,.. B07CXX)16-015 = PARKWIDE SITE PLAN -OUTER PARK AS•102=.J Item #5 October 4, 2016 Page 77 of 109 EXISTING EMERGENCY VEHICLE ACCESS ~ SDP #15-26 CDP #15-50 A,ea Sch~e (G,oss Building SQ FT) 01 FLOOR-MAIN BUSINESS QUEST CIRCULATION GUEST ROOMS RESTAURANT RETAIL STORAGE I MECHANICAL O'JFLOOR BUSINESS GUEST CIRCULATION GUEST ROOMS STORAGE I MECHANICAL To1al Grou Square Feel; ,. .. 5,617SF '37,853SF '310SF 44,7'32SF 693SF 5,725SF 39,D96SF 312SF 46,026SF 143,517SF HOTEL ROOM COUNT LEVEL STANDARD ROOMS SUITES SU8TOTAl OIFLOOR 02FLOOR 03Fl.OOR TOTAL 200 LANDSCAPED' PEDESTRIAN SPINE (Tl<E HIKE} MATCHUNE SEE SHEET A-102 PROJECT NORTH 01/32"-l'-O' r:r /S' 32' !;4' ~" .. _ .. ____ .JIii __ , OQEJ<',l,fffll«l -m ~:.= STC"TIW'FIC.N:. ~- 0 C\J I () _J _J «,O "'"' oh oh ii 0. 0. oo "'() 80700016-015 NEW HOTEL SITE PLAN-NORTH A•101 =._J Item #5 October 4, 2016 Page 78 of 109 la I I I Htt LANDSCAPED' PEDESTRIAN SPINE Htt Htt -------------MATCHUNE ~ SEESHEET ~ MO ) H 11 11 1111 11 11 11 1 I ltl I 11 11 11 1111 1111 1 ::lli~*1~~~ ~ ~ ~~~ ~ ~ ~ ~ ~ ~ I I I 11 1 11 11 11 11 11 11 J I I I I I 11 11 11 11 11 11 111 1 HOTEL SITE PLAN -SOUTH 1132' ~ 1'-0" CDP #15-50 ~ I SDP#15-26 .=---i "°"'rte,..,.,.., ... .,.i:... - <11>11NE\\'!IAOA06fflEET,fUTE100 Ofl).'W.A.:W,. .,.,,.,25~ Slt:TIW'FlC,N:. ,..,..,. .... ..,_,,u,,,,., • .,, 0 (\J :r: :3 ....J -90700016-015 NEW HOTEL SITE PLAN-SOUTH A•102 =-_J Item #5 October 4, 2016 Page 79 of 109 1$~~pa'i::· .. ~=-~ ·--= :1:.1 .................... . 0 ~~~-~~.~LOOR OCCUPANCY PLAN 8 ~~~~.~FIRST FLOOR OCCUPANCY PLAN ... ,~,_:=-~> SOP #15-26 ""-<,',,'··,. . CDP #15-50 ~'Z:·"·· ,.;.. ~ cr==i.:..l!l~==f,-~~~:51 ··,,;_<:~~;\ Building Area Legend 0 BUSINESS D GUEST CIRCULATION ,/ D GUEST ROOMS ...... D RESTAURANT _./ 0RETAIL // D S~SJRAG~ I MECHANICAL HOTEL ROOM COUNT _ 01 LEVEL lEVEL STANDAflO ROOMS SUTES SUBTOTAL 57 ,' ,-,--~~~~~~~~ A,ee Schedule (SQ FT -Level 01 Total) Nam, 01 FLOOR - LOWER BUSINESS 1,987SF GUEST CIRCULATION 2,465SF 01 FLOOR-MAIN BUSINESS 1,702SF GUEST CIRCULATKlN 7,578SF GUEST ROOMS 26,246SF RESTAURANT 10,863 SF RETAIL 621 SF STORAGE I MECHANICAL 1,276SF TotelGroHSqu1t1eFeet 52,760SF PROJECTNOflTH I i Cl 10' W ~ ~~ ......... _.,. __ 41 ~ ·=1 .... -.... -··--•11>1!1tW!lllOAOSIK£1.!UIElllO ~~14 STt:TIW"FIC,JIC. r=-~""',.·™"''" 0 C\J I ~ _J POOJECTNUAOEA: B0700016-015 LEVEL01 PLAN A-201 =J Item #5 October 4, 2016 Page 80 of 109 CD ~,~.?:',l:!,D FLOOR OCCUPANCY PLAN Building Area Legend 0 BUSINESS D GUEST CIRCULATION D GUEST ROOMS D STORAGE I MECHANICAL Area Schedule (SQ FT -level 02 Total) A~o 02FLOOR BUSINESS 892SF GUEST CIRCULATION 5677SF GUEST ROOMS 37,853Sf STORAGE I MECHANICAL 310$F TolalGrossSqua1aFe11t 44,732Sf SOP #15-26 CDP #15-50 HOTEL ROOM COUNT -02 LEVEL LEVEL STANDARD ROOMS SUITES SUBTOTAL 02LML PROJECT NORlH -·ECI\O'O..:=.~.....-.,...,, •INUEWllflOolC~JlUT.~IATilal Olll,J,!W.R.3.91• <!)M~ ~~~ t':~""" 0 C\I I ~ -' 80700016-015 LEVEL 02 PLAN A•202 =J Item #5 October 4, 2016 Page 81 of 109 1 THIRD FLOOR OCCUPANCY PLAN Building Area Legend Q sus1NEss D GUEST CIRCULATION D GUEST ROOMS D STORAGE I MECHANICAL ROOF OJ FLOOR BUSINESS GUEST CIRCULATION GUEST ROOMS STORAGE I MECHANICAL Total Gross Square Fae!: 693SF 5,725SF 39,096SF J12SF 46,026SF SOP #15-26 CDP #15-50 HOTEL ROOM COUNT-03 LEVEL LEVEL STANDARO ROOMS SUITES SUBTOTAL 03LEVEL 68 PROJECT NORTH 4/MMEWllllOMlSIREE'l,SUnE,oo ~.Fl.no,, GTCTTW"AC,NC. "'''"'°"".o.t.'U!~"'1.<UltlOI 0 C\J I ~ _J B0700016--015 LEVEL 03 PLAN A-203 =J Item #5 October 4, 2016 Page 82 of 109 ----RESTAURANTAOOVECLG.MECHSPACE ------- ------------- L 8 ROOF PLAN 1/16"~ 1'-0' - SIGHT U,iE FROM PAff<ING AREAOff>roJECTIONS ONL'Y'A80\IE45'/S I .5%, ( LESS THAN 3" OfAOOfNEA.) 775 SF : SDP #15-26 CDP #15-50 5TCffl'.FR:,IIC ,,..,,,.,._,,!Litt ... 0 C\J I ~ ....J 80700016-015 ROOFPU\N A•204 =J Item #5 October 4, 2016 Page 83 of 109 ----------I -l - 0 ~~;,~LL SOUTH ELEVATION --------Dl'1@?~ ~ t.JIJl,,l..:..:..ll!il,,li..,d,,::,,1,-_______ o.,_F~O~ ~ 0 ~~~LL WEST ELEVATION 8'-0' STOCKADE FENCE SCREEN AT POOL EQUIPMENT 8'-0' STOCKADE FENCE SCREEN TO SEA LIFE 0 ?.~;,~LL NORTH ELEVATION 0 ?.~;!1:.LL EAST ELEVATION --___ Qlli_OO.fl·~~~ RETAINING WALL ----------"-~ -------~~ ___ 9_1e.QQB-~~~ __ __j)1.fLQQB..:_:r~ SOP #15-26 CDP #15-50 --------~i?~~~ ff-O'STOCKAOE FENCE SCREEN AT POOL EQUIPMENT O' 10 2(1 pm.-- SlCflWTIC.tlC. ,,.. ___ •• !IUI[ ... 0 C\J I 0 _J _J <OD N"' J, J, .... 0. 0. oo cn o 80700016-015 EXTERIOR ELEVATIONS A-301 =J Item #5 October 4, 2016 Page 84 of 109 a I .. a _a • I _I I I·-· I I I I•.• a I I I I I I I I I I I G) ?,~;,~LL COURlYARD NORTH ELEVATION WITH SECTION THROUGH DINING ROOM 0 ?,~;,~LL COURlYARD EAST ELEVATION WITH SECTION THROUGH GUEST ROOM WINGS 0 ?,~;,~LL COURlYARD SOUTH ELEVATION WITH SECTION THROUGH DINING ROOM __________ j),1~ ~-----22~ --------"''t,~ -__.:_ -------'2'1'~ SDP #15-26 CDP #15-50 __ ............ .-...Ul!», ~1m-8!0\D$TREU,SUJl:KO M.At«Xl,FI.Q 1' ... , .. ~ 0 C\J I 9 ....J 90700016-015 COURTYARD ELEVATIONS A•302 :=J Item #5 October 4, 2016 Page 85 of 109 L G) BLDG. HT. NORTH ELEVATION DIAGRAM 1'-20'-0" "'™'CELJNO DUCT W~K ONLY, NOT OCCUPIED --,!!~f---Q;I~°?:;~ --e!!!!!ll,-1--Qif~~ ~ -~-~~~ ~--,!!!,!(-01..MQR..:.~~ 0 WALL SECTION LUGGAGE RM. ___QJ~~ ---22£\-~ ; !.£1.QQFt:~ E F!Jl!l!l.-~R.-.. -10'~ GRANO HALL . 0 WALL SECTION 0 ~-:°2_;, HT. SOUTH ELEVATION DIAGRAM AREA IS AT 55' ABOVE GnAOE Af.O IS LESS THAN 3% OF ROOF AREA FIRST FLOOR BEYOND 0 BLDG. HT. EAST ELEVATION DIAGRAM l'r2fj-(J AREAISATSS'ABO\IE GRADE AND ts LESS THAN J'lr. Of ROOf AREA CARLSBAD MUNICIPAL CODE SDP #15-26 CDP #15-50 GENEAAL DEVELOPMENT STANDARDS ANO DESIGN GUJDEUNES 1.BUILDINGI-EIGHT Bul<Jirlghelghlsdlallconlormtolhebuild!nghlllght!l\andardsol!he~s Zoolng0rdinanco(Chop!Cfs21 .04 and21.29.0GOor~10CortsbadMl..nicipalCode) eKCept u modified kl lhls section, ARbulld~swl1hln!heCarlsbadRencl1SpocNlcP1on,h&ffnolexcaedlhe height o! 1hJ1y.flve !001 or three leliels. Addlllonal bundlng holgh! mav be permllled \o a maximum of forty-rive !eel through e $Re Dflveloprner~ Plan app1owd by lhe Qty Courd pm'lldad I hat: a.Thebuidl)Qc/oesno1conlatrimore\haolt.eeliMl!s: b.fllrequlred&elbacksshalbeintreasedale1alioolonehorin>n1al loollorev«yoncloololvcrlicalconslru:;lionbe")'Ofldlhilry.Jivoleel. Thea::klitloflalselbackareawilbemain\alneclasl.:indscapedopen space: c.ThabulldlngoonfOOT1stothe1equlrcmenl$o/Sedlon 18,0-4,170olfle C111lsb;,dMunlclpalc.ode: d. TheaDowed helghtprotrusioosasdesc~bed lnSeclion 21.46.020ollhe Cwlsbad Munlcipal Code do not llxceod ~5 fool: wllh Iha axcapllon or 111ctillec11Jra1 realures end e~hibils whlcti may be permllled up lo 55 feel In helghtlllheCllyCotn::MmakeslhllsptteilicRridingslhaltheptolruding ardllleclutallealutesormhlbHs(1)donolfunctlontopror.ideusablartoor area: (2) do nol accormiodale aoo'orscreoo build~ equlpmen&; Pl do noladversefyn,pacledjacent prqie~IIIB; !~)arenecassa,ylo&RSUrea buitling'soredlibilsdesignmteellenc.&;andjS)e1e11slricledlonomore than3perrentollhelo1alrool slJ1oceareaol lhesl11lciUfelromwhich~ protruclos.or ..ilhecaseolexttii.wilhilf'lenMgPlea4, lhaltheybe resl!k:ted lo no morethnn 3% of h::I swegate or tlie eihl)lt as mee!IIJred tr001e&ehe)(tllbilsbase,uponrevlewoleSttaOeveloomenlPlan epprowd bo/ lhe City Gourd ,n::11WTIC.u:::. ''"'"""~· .... , .... ,. ... 0 C\I I g ....J 80700016-015 BUILDING HEIGHT EXHIBIT A•303 =-I Item #5 October 4, 2016 Page 86 of 109 L CD (Hm HIGH THEMING -ENTRY 1/4'=1'-0' '" ' l '!. ("1 .'.·U .,~ [\ 2'4 ,~ P,m!r.l()Ct C"oo4Gt1yC !,nni,, ll<OthltPX ,,c:s 04oz.n:in. !l/oL cu.s:IIC900J ... •• .,.. totW1'" !4-,0UGl"Pll NCS IIUI-Yl3'1 1:i;t oeouo JO '" •.. .,, :i.;11"4,ne f3'C P;in1t,~..n lOOC ~·\t,lu l!t<1°'2 JP.( l<!Ulht 19"&151 ff':\ !I¢.~ ~U OR t.,;;$ ntr-"'7tl DJ.L 07010 IIO µ,_~ l(,0 CO 4S ::-.: I : . 3!! 9.1,l ti__:..~ ~----PA!NTEDMETALFLAStilNG ~----PAINTED THEMED PLASTER 0 (,~(P,~IGH THEMING -SIDE ENTRY "'nr~t>t'lfi 1255C 1ti~1>lo 16-09411 lfl: 1-.i)051HIOfl A.At 07116060 'J.\l.1!1r.,:,e <1.62£C 1('Ji•ltl IG-ll111Plt !IC{. G3CIIO·V90R k l,1,. osozo 18 "' 11,G ., c.,r~r.ne ll'SC 'io,i,!" ,,.1,.lGWJ1: Net. UO»Y70ll ~L OM13030 ,,. 21.1 ... 1r.o~i!c 1Ji..410t1PX NGfi lSOl-B AAl. OOOMOQ ... . .. -·~ P-.,,"°1X1'1' Coo!GsotylOC l«t<flt l!•OOOOTB). tics ,soJ.e ~o\L 00040 00 .,, . .. ·1,9 ~PAINTEOTI-tEMEOPt>STER SDP#15-26 CDP #15-50 ~~---COLOREDWIND0WFRAIAEWfTHTINTED GLAZING ~TCT'WH:,IIC. l~LO,U'-.if.llU!,"-'rf."" 0 C\I I ~ _J B0700016-015 ENLARGED ELEVATIONS A•304 =J Item #5 October 4, 2016 Page 87 of 109 L 1·\'lh<!t! Pnntnntt coct~..,c. !(IO:f,t(I 11•oc.llln lt:S OC~·Y':IR fv.t. Cl.AS$1C!IO'll "·' '·' &-Oro:111011:;w .. ~ I A "" ;rois o 160 SCI'-6 111 ., 14·0'J36n>i t~ tttl-Y13R R,',L c.&o&OJO 63,<' •• '" C 0~ 1· 2llZ -M :,,.,. o rr.t '( 100--:. 6 0 ' .~ il"ll,lo IG-IOC;rJPX llCS 5,0$80,Y~Qq J:lA.L 0?07DSQ Panlr,(',,jt lOOC T,1,r.',ci 19-115\filX !,CS 2:>6Hllnt f!A;__ 2t.oA!l4S »A -S,9 ·>I,, t.>-,,t,1)1:1() 12MC 'l<!U,Je ll•~l!nn; :ice s.>0$0-Y1on R'iL 010 60 GO ~------l $,U, Ill 92 (I 11,& •H.S ~!:'----- © {Hffi HIGH THEMING· LOW TOWER {lYP.) 1/4' .. 1'-0" ,,,., m 'lD,D .CO'I', A 1SO ll'Y. G 150 "'~ (l l!'.0 ... i:>ii.111~,2,c '!o,,~:,'.ll l!i ... lOITPX 11C& :isoa-o t :6S00 •l,!I, ··~ -----THEMtNGFEATU'IE PAINTED THEMED Pl.ASTER SDP #15-26 CDP #15-50 --·"""""''"~-· •IM-IHWISl'QO.IUIE ,oo (R,¥DQ.Fl3<11•• StclfWTIC.•IC. '"'*'°"u·,ou-.a,.....i;,., 0 C\I I g ...J 00700016-015 ENLARGED ELEVATIONS A•305 =-I Item #5 October 4, 2016 Page 88 of 109 L ·,- ' ' ' ' ' ' ,, ' ·1 I ' :1. ' .,, l/ I { ....... ,,..., r -1:~-L-1· ·\c:;-;_ I 1-, .. I I I l __ _,_ Site Plan ... \ i~.':i~ ~--' ___ _'_:__~ r,.·~·-JUl,;w) ,-1-,.--, ...... ,;,.,..,.,, .... •\ :__,,;,,/. ·1··). ' , \ ..... :i .. 1,. .. n -,~~-I . ii, l J.,r"·'-;::;:· i ~~l-~i( ~=================;;f~~.~l~c.,~;J~J~~~...._~~~~~~~--' I ·:· "'*'«.~•·: .. ,, .. .,.~ .... -·""" ... 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OWN£Wen:wJ£1llEf.T,SUl£!00 ~IDO.n.:iaio ··- =--,,..,,,. .............. ... 0 (\J J: g ....J 80700016-015 APPENDIX· LEGOLAND HOTEL 1 APPROVED PLAN A-900 =-.J Item #5 October 4, 2016 Page 89 of 109 ABaBEYIAil!11:!S "' A9ph .. ~l'<Mmont ..... --·-"' ~IIYl!lloalC... " ,. ...... -"' "" .... "" ......_Nirtlonal!lmldlQllll'llffluq .. __ ~-, ....... _, ·-,... ._ ... "' ............. -m ...... .... n -"' .. -.. " .... -r-o1Cur1> "'· l:lollMlofWol(otllnWIM.-) ,£ --.,.., "' ........ rl\'orlloalO... tr(') ... , .... .. "' ""'" ,_ .. "' "' .. m ---.. .._ "' ......... ... ... " c:..ior.t(fool) "' ...... . ...... .. _ ... --... .., __ "" <1 ""' --.. • _ ... "' -"' __ ,.. -.. ""'-........ ..... -.. .......... .... --... It(') ....., "' "' _.., .... "" "' ... ,.. --' ""' ri..lbllQioolW........, ~ """"'' "" ... Doolwo.t.do,'0-~ ""' lbillt.nlpld~,,.. -~ .... , .. ...... "' .... "" ..... .... ... .... ... ....... "" W.(•) ..... --row ... ----....... "'· -.... ...... 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""""""" -... - rl' ----3 il1 II e~:::czi M SOP #15-26 CDP #15-50 MAJOR SITE DEVELOPMENT PLAN FOR LLC H20 CITY CARLSBAD, CA 5CAJ..£ ... ,._ 70' ~~=-A,OOP 1-760-SIB-5300 m..EPIIONE(PRIVAlE) MER1M EN'IERTAlh\lENTQROOP 1-780-11111-5300 FllEOEPARTIIENT CARI..SBADF1RED£PAR'IMENT 1-760-9.ll-2141 WAIDIDEPARlMENT CARUiBAD WAID! llfPMlWENT 1-760-602-2420 =. c::r,lf,ENT GROOP 1-760-1118-5300 ==~,GROOP t-760-lltS-.5JOO CAll.[,V -·- VICINITY MAP NOT 10 SCAJ.fi SHEET INDEX TITLE SHEET ------------------------C-0.0 DEMOLITION PLAN----------------------C-1.0 GRADING INDEX-----------------------C-2.0 PRECISE GRADING QUADRANT 1 ----------------C-2.1 PREOSE GRADING QUADRANT 2----------------C-2.2 PRECISE GfMDING QUADRANT J----------------C-2.J PRECISE GRADING QUADRANT 4----------------C-2.4 UTILITY PlAN------------------------C-J.O FIRE DEPARlMENT lRUCt< ACCESS PLAN ------------C-4.0 SWQMP BMP Sl1E PLAN-------------------C-5.0 HYDROMODIFlCATION EXHIBIT-----------------C-5.1 DETAILS --------------------------C-6.0-C-6.2 UNDDIGROUNDSERVICEAURT ®ONE-CjlLNUMBER 811 CAll.TWOIIJMUSDATI -=m • """"""JIJ"">"lf"Nl''""°""CESt;Jlj "'"""°'""""""'" •roe NEWB110~DS1REE!,SLJl!E 100 0 C\I I g _J TITLE SHEET c-o.o Item #5 October 4, 2016 Page 90 of 109 REFERENCE NOTES· ©SAWOJTANDR£MOYEEXIS11HGAJ;PA'taltNT, @SAVIWTAMJRfMOYEElCISTINGOJRB. @REMDVEEXISllffGSIGN. ©~_zm.~T~FSN.VAGEEXISTINGPOl.E. @REMDVEEXISTINOlREE. @SAWWT.00REMO'o'E£>QSllffGCUR8NIIGUTTER. (V REMOVE EXISTIHO CATQi BASN. @REMOVEEXISTINQIIOUARO. @REMDVEE>DSTINOFl.AGPOlE. @) REMOVE MD RELOCA1E EXISllNO COMMIMICATIOHS MANHOI.£. @ PROll::CT IN Pl.ACE EXISffiG 5£\liER MANHW:. AIWST UO 10 FlNlffl) mADE @Ral!M:EXISTilfOEl.fClRICALMAWflll.E. @)PR01£CTINPLACEEXISffiGWATERVM.\£. @RELOCAlEEXISTINGELECffllCAI..PNm.. @) SAWOOT AND REMOYE EXISTING PCC SCEWAU< (@ PR01ECT IN Pl.ACE EXISffiG PCC 9PEWAI.)( @)PROlECTINPLACEEXISlfiGlREES @E>USffiGRV/BUSPAAKINGSPACESTOOCREI.OCAlEll. @REMDVEEl6S11HGCt1RDRAMP @PROlECTlNPI.ACEEXISDIOFll!ElmlRAHT. @REMOVEEXISTINGFIREKl'ORANTANDLA'lm>LtMlRANTTOBESH.VAGED ANDREINSTM.LED. SURFACE LEGEND; ~E»STINGASPl!f.LTPA't&IENTRDIOVAI.. ~EXISTINOPCCPA\EMENTR&IOVAL PARKING RELOCATION SUMMARY; NUMBER OF MA 5PAC£S lO BE REMCMD: NUMBER OF lDf'OOARY NJA 9'ACES PROUD: 811 HUMBEROFPRCPO!E>NJA!f'Act:s: (l!ElVEEN H0Ta1 AND HOTB.2) aDCI enGlnEEAS 2600 MICHELSON DRIVE• SUITE 930 IRVINE,CALIFORNIA 92612 f'lfONE,(1;19)002-49/iO•FIIX:(1;19)19;>.1970 ~:~~Lw~:;~'"'~URAL Q~/>OIIU-c-,....,~1,1~- SDP#15-26 CDP #15-50 GRAPlllC SCALE L--~ (DUIIT) 11ac11 .. 40 ft, UNDERGROUND SERVICE ALERT 0N£...(.W. NUMBER 811 c:All.-=--=·lS • ~ I g ...I DEMOLITION PLAN c-1.0 Item #5 October 4, 2016 Page 91 of 109-FOR PERMIT "'-....... -....................... :ct~===-~ ~ ... .:.:,-=-::-~ SOP #15-26 CDP#15-50 ~ GRAPJUC SCALE L--~ ----(DUll'I) IIMll•40 ft. UNDCRGROUHO SERVICE AllRT ~ .. ,-cw. ...... 811 Cilll.NII-IIIM _,._ • DCl~'W\3 r~· SIC!IW>lC.l'IC. l"'lDl<VI"""·"'""'·"" 0 C\J I ~ ...J ~~ "'"' ii o..o.. OD UJU GRADING INDEX c-2.0 Item #5 October 4, 2016 Page 92 of 109 .. ,v:!,s "~ r=-. MATCHWNOE£1$Hmcii' - SECT!~~ A-A sEcr1pi11 e-e REFERENCE NOTES: (i)NEW4"1HIO(P,C.CS1DEWAI.KPERSDRSOG-7 @NEWl"OJRSANDQJmRSJRSDG-2 @ NEW 7-,• mac P.C.C. PAWllOO PER <EJ1WI RECOMMEHDAllONS. PAw:MENTSHAU.PR!MDECN'AQTYFtlff75,IJIJOl'iMIDL0AD @NEWPEllESTRIANaJRBFW,PSPERSURSOG-31. @NEW4"N;OVERi"ABPERDETM.4/C-IJ.I ©NEWCASEIACCtsSl!LEPARl<IHGSTAL.LS.SEEDETAll1/c-e..1 SDP #15-26 CDP #15-50 @ NEW RET>.INNG WAI.L E: m'ARAlE SJRUCl\lRAL PLANS FOR WAil. DESIGN. @NEWROO.fD QIIB AND WTIERPER !Di50Q-4A. @NEWNDSGRA5SPA\IRSPERDETNL5/C8,0 @NEW5'HIGlPOCl.FENCE. SITE DRAINAGE: P~G LOT DRAINAGE IS OIRECTm YIA 9l£ET ROWINlHE SOU1HERLYDIRECll0H ro BE CAPnlRED,lREA1ED,ANORELEASEOIHT01l£ EXIS'ltlGSTil!M DR.w SYSTEW. I.AhllSCN'EDRAIHACE WLLBEHo\NDl.m lHROUCH ASERIESOf"AREADRAIHSANOPIPED Ur«lERGftOUND INTO AMOlllU.R WETLAND mTEM PRl(l{T0REl.£ASEIH'IO'OIEEXIS'l11GSTORM ORAN smat. EARTHWORK QUANTmES: 4,122C.Y, ALL• 9,184C.Y, NtT• 5,062C.Y. ALL REMEDIAL GRAPING QUANTITIES; A. 1 l05FTIIID!!Cl¥NlEDFRJ.•f,111CY B.UPPER2FTOF~OUS.YD00JWEN1EDF1LL•5,2.T7C'f C. 12 FTPNJ OVER EXCAVATION• 2J,22tl CY SURFACE LEGEND: C:JIO~PA\UlllT ~1£WPCCPAYEMENT Em NJSGRASSPAVERS =RETAIIINCWALL NJ rm AREA ORAH -•-'!Jtl(JlfENCE CURVE TABLE: NO. DELTA RAD!JS """" Cl 155.ID' '""' 21.18' C2 ,. ... .. ., ~.,,. CJ 2ur ""' "" C4 311.44' .,_., 20.111' C5 39.«· .,_., .... »,00' 18.04' ,.., 11.04' ,.., .,.,. .. .,.,.. 40,00' -"-"' 42.14' "'"' 118.llt "'"' GRAPlllC SCALE t..-.-LJ-i {IXfflT) llllcih .. lU ft. UNDERGROUND SOMCE ALERT ONE-cAU. HUMBER 811 Clill.twUIIIMDlllffl _,.,_ • 0 C\I (00 I ~~ 0 ~; o._o._ ....I Cl Cl ....I <I)() 80700016-015 2, SPPIQDPRepubmllllll a SDP/CDPRaoubmlllal rz:: PRECISE GRADING QUADRANT1 c-2.1 Item #5 October 4, 2016 Page 93 of 109 REFERENCE NOTES: (i)MEW4" 1HQC P,C.C SIOE'fl'AUC PER sm!i1 G-7 @MEWe"DJRBAKDGUTTERSORSDG-2 SOP #15·26 CDP #15-50 \1) MEW 7!," THIO< P.C.C. PA'TOfNT PER CEOTWl RECOIMOOATQG. PAIDIENT StWL PIIO'o'IO£ CAPACTY FDR 75,000 POON) UlAll @ HEW HOS GAA\n PA\.fRS PER OCTNL 4/t-B.O @HEW4"ACO'rmTABPERDETM.4/C-f.l (!) NEW CASE I M:CESSIBLE PAlll<!N; STAU.S. S£E OETAL 1/C-11.I @MEW RETNNIKQ WALL PER ARaffTEClURAI. P1.AHS.. SEE SEPARAlE S1RUC1URAI.PI.ANSFOOWM.I.DESIGH, @KEWS"Clml9'.>RSD G-1 (9'WEWROU.EO WRB AND GUTTEJI PER SORSG G-4A SURFACE LIGENP; C:=] NEW AC PflVDIENT c::::::2J NEWPCC PAVEMENT =RETAfllNCWAU. ~ IIECOAATIYE CONa£TE PA'tBl£NT 11111 HOS CRA',£1. PAYERS --OJ"""'- SITE DRAINAGE· PARK!HOlDTDRAIHM:E IS DR:CHD \1A SHEET FLOW IN lHE SCl/ntQII.Y PRfCTION TO 9£ CAPllJRED,lR£AlED,ANDREl.£ASED1Ntotl£ EXIS1JIQ S~ ORAN mTEll 1.00SCAPE DRAINAGE WILL BE IWfOI..ED TliROOCH ASERIES0f"ni£ADRAIMSAHDPIPEII Ul«RCROUNOIMIDAWOO!ANl'IIETI.J.HOSYSTEM PRIORTOREI..EASEINTOlHEE>IISlliGStalM DRAIN svm:w. SECTION c-c "' GRAPHIC SCALE L-.~ ( Bf rnr) llaodpolQ ft. UNDERGROUND SfJMC£ Al!RT ONE-c>J.L HUMBER 811 CN.LTIOMlll:.IY.n --- • c.111.,lM)O.fL""'I• !~UZS.2&l0 S!CllWfr.NC. ,,,..=~ ....... u.u, ..... ,.,,.. 0 N :r: g ..J PRECISE GRADING QUADRANT2 c-2.2 Item #5 October 4, 2016 Page 94 of 109 REFERENCE NOTES: (i)NEW 4" ltlCIC P.C.CS:OEWALK PER SDISl G-7 @NEWl"C1JRBANDCUT1ERPERS1lff9lG-2 ©Ntwl'at:STRIAHCUR8RAl,f'SP£RSOOSDG-J1. @NEW4"H!<MR-rABPERDETAA.4/C-&.1 @NEWll"WR89lR!i!D-1 @NEWCo*.SE2At:re>SBLEPARKlNGSTAU.S.SEEDETAL2/C-G.1. @ 12" FlU OO'ffl A.C. PA\BIENT SURfACE LEGEND: C==:J l£ll AC PA\91ENT j'/::·:,:j t£WPCCPA\9ENT --4' HQ! Pim AND ROPE FBa SITE DRAINAGE: PARKING LOTOOAIHAGEISOO!EC'JEDW.ruEET flOWINlH£SOUTHERLYOOIECllDN1U& DETAINED,1REA1ED,ANDRE1.IASEDINRl1t£ D11STINOSR181DRAJNS"IS1Dl. l..NfllSCM'E DR,WAGf Wll IE HAltll.ED lHROUQI AlEIIESa'"AREAD!IAINSAtllPf'ED UHDERQWUNJ INTO A WOOULAR llEll.00 S'YSIDI PRKlflTORELEASEINTOTfff: El1JST1NG STmM D<WH ''""' CURB RAMP AT SOUTH WEST CORNE!,' , •• ,. (9 SOP #15-26 CDP#15-50 aDCI t.--~ enu1neeRs 2600MICHELSONDRIVEoSUITE930 !RVINE,CALIFORN!A 92612 Pllml£(~9)Bll2-l9!a•FAX:(9.te)!1!12-1910 ~~~;_7:..~t"°~6TURAl- e,"""""01/)1)1ori_._,,.., .. ..,!lf,\I-... (IXnl'I'} l fnab• tD ft. UNDERGROUNDSERY1CEAL£RT ®ONE-C.W.NUMBER 811 IWJ.-=-~MIS • •71>!1NE1'/BAO'-D&TREl;T,6Ufl~100 DRW!OO.FJ.3<614 <07.<:1!;.2£00 0 C\I I g ....I PRECISE GRADING QUADRANT3 C-2.3 Item #5 October 4, 2016 Page 95 of 109 --------- REFERENCE NOTES· .,.,. ... , © NEW 4• lll(J( P.C.C SDEWH.K P£R @to, OJRBNGGUTIERPfR SIRi>G-~ot RtmltDO.\~S. @ ~~~~~N.i~;;:=~,: 75.IW FWl(l l.OAD ©NtwPEDESTRIANlllRIIIIAMPSPERS>RilHI, @NEW4'ACO'i£R'fADPE11DETM.•/C-B,I (j) NEW ACCESSIIII.£ PAIIOffG STAUB. SEE DCTM.1/C-4.1 © NEW II' QJRB smso 0-1 AWi. SI DETAIL 2/C-S.1. @ NEW CA5E 2 Am:ssill.E PARKltro ST SURFACE LIGEND; C==1 HEWACPA't'EMOIT c::zJ NEWPCCPA'OEHT =-RETAIHING'll'ALL liml DEW!ATM COHa!ETE PA~ --•'HIGHPOSTNIIROPEfDICE. \. ..... \ \\ l \ : \ j : \ ;. \\, ' SDP #15-26 CDP #15-50 ,I~-'-~ . ··-·--·--\ SOUTH EAST CURB RAMP . \ lr\ ·, \ rn:,·-u,.G GRAPHIC SCALE L-..-t..J-,T { 111'1'111') .......... ft. --·-IIOl"loWIPI.NN<ll:,llHIU,lc.l,Ul9,\I ~7.:.."" 0 N I ~ ...J PAOJECTt-a!MBER. 80700016-015 PRECISE GRADING QUADRANT4 C-2.4 Item #5 October 4, 2016 Page 96 of 109 g 0 LLC H20 SDP #15-26 CDP#15-50 Item #5 October 4, 2016 Page 97 of 109 OUTSIDE'RJRNINGIWlllS EXISTINOFlREHYDIWff(PUllJC) PRCf'OSEDFIREH'IDRANT{PRIVAT£) PRO'OSEDPOST~CATfflVALVE Pfta'OSED ARE DO'NmlENT CCflNECllON 150'Hl)SEUJ«.1H PAINlmREDCIJRB flRELANEENTRl'Sl<iN m:111tREQJIIEDfllER.OW• l,OOOGAl 0201'9: (.I.PPB rS'Cft) I /1 SECTION "AA" -"DRY MOAT" FJRE ACCESS C) SCAl.£:NTS IIQilCt NO PARKING IN -· AREAS MARml AS FIRE LANE -, ........... ...... .,._,., -· ----=o.":::15"• ,~ fjgJt:; lHISSICNSHAU.B£POSlDlATAl.l.f'IR£WKEHTRAHCESIIITHLAHESMAAICEPBY EHMER RED CURS1NC M SlaHS. TH( SIGH SHAU. BE HO SNA1J.£R lliAH DGH1m1(18) INQl£SMO(IIYMRJY(JO)IHCJIESHlaf, I. nt£ KlRllS "):E[I.J.NE° SHAU. 8£ WHJ!REfl£CTIYE OH Rm BAO(Ql'(WO AHO HO SNAULR 'IHAH TWO JNJ THREI¥QIJAR'l[R (2-J/f) WOES fl HOOHT. 2. l.£TIERfllOSHAl.1.IIEl!ED~*"f!RU1£Cm£11AO<Gf«l!Hl,HOSWAU.£RrtfM CHE NIO 1HR£E-GQUH3 {I-J/1) lfOB 1H HOCHT. .1 1.£11UflNGSHAU.8ERmOHlltfJ!Rf11£'Cll\£BAQCQf()lff),HOSIIAU.ERmANI IHCHWHEJGHT. 4. fHE" ~ SHAI.J. IIE /EWRnY IIOUHTm FAQHC TH£ OO![ClKW OF 'IRA\U. Nil 11E a.EARLY~ TO <WCOMIHG TRAmC EHrmlHO 11£ DESICNAm> NttA. !m'IS SHALL BE rFDl#l'A.!1.£ IIATE111Al. NIO INSTAU.!D PER QJYOFCNI.SIIAD FIRE OO'ARJMENTSTN'OAROS £IRE LANE ENTRANCE SIGN I. ARE LANE Dfn!NICE SIGN{S) Stl"1.L ALSO BE PRO..,,OED. 2. CUIIISSHAl.1.BEPAffllll OSHAWETYRED. J. "RREUHE-NOPN!IOMG" SHAU.BE PMHlED ON lOP OFWRB 1H S' WHl1! lf:TIERIIG AT A SPACtfG OF W OIi CCNlER CRPORTltt4 lllEREOf. REP CURB DETAIL SCALE:NTSE9 GRAPJDC SCALE L-~ "( DI nn") 1 '-la• 40 ft, SOP #15-26 CDP#15-50 EMERGENCX TRUCK ACCESS ROUTE ® """' ,._.., ftlR MlOIIQtAL INR!RMATD4 AND DNENS1tt4S R£RR TO SAN DIEGO REQONM. STAHOARO DAA'IIINC C-4/TlPE ~,._s RQJ.ED Cl}R9. ROUlP CURB DETAIL TYPE • A" SCAI..E:Nl'll® 9JR"IOS.OOHTACT1kEtnlUTl'~/A.GOIC'I' FOR THE fllAl U>CA.TION rS' DISTING UTUTIES IN AREASCRITICM.TOCOHSTRIJCTl<»I. UNOEROROUtl> SEJMCI AUWT ONE-cAI..L NUIIBEI 811 fAll.fl!IJ..-. .. ft ""'"'""' • ~·-•"'1un,UCll'.J< •1'IIIM'llllO,OIIITTfll1:!.8UIEIOO <H.ANOO.FL:121" ..,,_.zs.2500 611::"!IWT1C.U::. ~i""". 0 C\J I ~ ..J 80700016-015 FIRE DEPARTMENT TRUCK ACCESS PLAN C•4.0 Item #5 October 4, 2016 Page 98 of 109 REFERENCE NOTES: ©toMOCM.>IIVIEtl.NClffltEMPEROETM. ljt:o.O.tNT9ZEP£R Pl.NC. (i)PR!l'OSEDlRA!l!EHCLOSUIE'ilfflOOYEHPER CASQANO.Sl>-J2. @ CAT!Jl BASH INLETS TO BE STAWPED/PAINlED 'MlH "NODUMPIMO,DRA1N9TOOCUH"OREQUIVAl.£HT, SEECASQANO.SltHJ. @NE'lf41.0DOO'DE1ENTION$YSTDI SWOMP PROJECT INfORMAIION: rotAL SWQNP N'£k 1.11 AC (AA£.\ Of' OIST\l!llNla:) TilTH..PQMOUSIJl:l, .. 1,7JAC lUTM. IWPOMOUS ~ 5.04 AC El(ISTING IMPERVIOUS AREA TABUWKlN: !lllf'ACE nPE llASN 100 BASN 200 ILWN lOO BASH 400 TOTAL Roor-V O O O O D COMH'llOtW..\SPIW.T-"Art' 81,tJe ·~JO,S 47,023 I ~,.390 I 271,654 --0 TOTIL 81,tJO t3,30S 47,023 I 57,390 I :m,864 EXISTING PEBYIOUS AREA TABULATIQN· """'"" PROPOSED IMPERVIOUS AREA TABULATION: Ulf"ACt: nPE BASIN 100 BA.9t 20D llA!ffl .DJIBA9N 400 TOTM. ROCF O O 52,251 0 &U58, cotrMNmtALA!fflAI.T '4,~ I 40,see I 11,1S011 I 22,21211,t.011 OON\'ENTl(J(Al.ct»(al[JE 985 829 29,154 17,420 48,3118 lDTAI. 45,MO I 41,425 I '3,0l8 I Jt,621 I 219,725 Att.TYfE 8AS14100~200BtaN "™ 2.u1 1a_m ,., .. !OTAI. ,. ... 1,e?I 1$,1411 BLIF'IDI BMPTYPE ""'"' TREATMENT CONTROL (i) """"' c::J SWQMPN~--- PARTY RESPONS18LE FOR MAINTENANCE: w.ME.~ENllilTAIIMENTG!IOUP CONTACT~ PHONENO. f7!IOlll111-6460 PLAN PREPARED BY: NAME DAMONA.SMtnlP.E. COI.IPAl(II OCIENGINEERS AODIIESS==lSON. BMPNOTES: 2.HOtHA!<IGESTOlllEPROPOSEDBMPSONtlflSsttUT'MTHOUTPRIOR APf'RO\IALF~OMll!ECITYENGINEER. 3, tl06U8STTTUTIO~STOTHEMATERlf,LORTYl'ESORPl.»ITINGTYl'ES WITHOVTPIIIORM'IW:M,lFROMTHECITYENOlNEER. ,.NOOCCUPANCYWUBEGl!AHTBJUlml.THet/TYIN$PECTIONSTAFf HAIi INSl'ECT~D TllSPROJECT FORAF'F'!IOl'RIATE alAl'CON!lfflUCTION NOINSTAU.AllOK. 6.REFtJ!lOw.lNID6\NCEAGREEMENTDOCtllolElff. 1.SfEPROJECJS'MIPfORADDITJONIJ.INrORW.TION. BMP TABLE CASQl.t/0, "'"""" DRAWINGNO. SHEUNO.(S) ~~~· '"' OUARTElllY HYOROMOOIFICATION & TREATMENT CONTROL HYOROMOOIFICATION © DETENTIOHVAlll.T LOW IMPACT DESIGN (l.1.0.) I I I SOURCE CONTROL © -=-I .... @ """"' -·-... " SITE IHEQRMAIIPH H)DffQOQC SDH Alll/P; '"' '"' '"' .... -, SURFACE LEGEND: 1,x:c:,jn c-,, c::==i ,_,. WJNTENANCE* FREO\/Et.lC'I "'"'"' NfNIMLLY SOP #15-26 CDP #15-50 Tll'ED "'"""""'- HO CllwtllWAlER WAS OtCCll.lfTERED DtlltlHG CEITEOIIICAL IMSmAllOM. QIIO.MO.AlER 15 AHllOPATtD TOBE AT ADEPlH rE 75 fEETDfl [=.=J 1,/:;-IOC <xllMMTQtAL A.9HALT """ lHE PRO.ECTSITE IS NaT\.DCATtD NAN N'l£A MNl(El)AS A POTENllAL CffllCALCOAAStSEDIENT YELDN!E'APERIIIMMN'. c:::::z:JPCC-xx COIMJOIONALCOHCll£tE GRAPWC SCALE t..-.~ • flCTIWflC,NC. ""~"JIU.""'·""''"' 0 C\J I ~ ....J 80700016-015 SWQMPBMP SITEPlAN c-s.o Item #5 October 4, 2016 Page 99 of 109 REFERENCE NOTES; (i)MtWr«llltl.M'IETIMOS'ISIBfPERDETM.l,lt'U.UHIT SIZE PER Pl.NI, @PROPOSEDTRAlMD1a..osuRE"1111l1CO',tRPERCASQAHO. .,..,. @ CAT'Ol BAStl ~l.El!i Ttl IE STMFED/l'AINTED W11H "NO MIPflQ. ~S TO octAH" CR EQUIVALENT. SEI CASQA NO.STil-13. ©HEW41,000Cf0£TEMTHIISYSTE11 SWOMP PROJECT INEQRMATION; TOTALS'Df'NIU,: &.n1£(MEACJ'flSlUIIWKE} TOTAL PONOUS NI£>.-1.73 1£ WTALIUl'DMOUSNO,o 5.04 N:; TREATMENT CONTROL SWQMPNO ___ _ PARTY RESPONSIBLE FOR MAINTENANCE: MME UEfUolEHTUITAltM:HTGl!OIA' MXIRESS ~=:i~ CONTACT~ PHO~ENO, f160)i1!1-6460 PLAN PREPARED BY: H,1J,1E o.o.MON~SIR!llP.E. COUPAN'I' DCIENGl!-IEERS KIC.IRESS :;~:aSOH, IRWIE,~Ollltl BMPNOTES: 1,TliESE8W'SAREw.NDATORVTOBEINSTM..I.EDPERMl<NllFAC'llJRER'S RECOMMENDA.TlONSOR'fHESEPlANS. 2.NOCHANGfSTOTIIEPROPOSEOBMPSONTl11SSHEETv.ffli0UTPRIOR ~PPROV"'1.fROMTIIECIT'!'ENGINEEI!. 3.N06\.ISSTIT\fllONSTOTilEMA'fERl,\lORTVPE&ORJ>WrnNGTYl'ES WITHOUTPRIORIIPPROVAl.fROl.tTHECllYENGINEER. 4,NOOCCUl'ANC'l'WIU.IIEGl!ANTEDWJl.THECITYINSPECTIONSTAFF IIASINSPEClEOTHISPROJECTfORM'l'!IOPRIAl!BUPCONSTR\JCTlON 1,1,(llNSTAIJ.AllON. S. AEfERTO.w.tnali\NCEMJREEIIENTcoctMHT. 1.SEEPFIOJECTS'Mi'Fa!:AOOITIOtMLMOIIW.TIOtl BMP TABLE HYDRO MODIFICATION & TREATMENT CONTROL HYDROMOOIFICATION © omtmOHVAll.T LOW IMPACT DESIGN (l.1.0.) 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NSTAl.lATIONfOBECOMPLETEDJNACCORDANCEI\IITHMANUFACTURERSSPECIFl~TIONS, GNDS ~ !: S~=~~~~~:!:~:~:~TS,ENGt,[Ef11S,CONTRACTORS,CONSULTAITTSANOOE~GN ~ 4.ALLINFORM,1,TIOOCONTAIIIEOHoRElNIVASCURRENThTTHETIMEOFDEVELOPMEITTBITTMUSTBEAEV0VEDANllAPPRO\IED www.ndspro.<tfllls5 EZ-ROLL GRASS PAVER FIRELANE DETAIL He:AVYVEttelEORARt:ACCESSR<W> a DC I enG1neeAs 2600 MICHELSON DRIVE• SUITE 930 IRVINE, CALIFORNIA 92612 PHONE·(lM9)~92~S!iPHFAAl!M9)a92•4e70 sc:.iJ.E:HTS EZ-ROLL GRAVEL PAVER FIRELANE DETAIL ~~~~'7'~~~'i";-URAL 0":r""J"'II~--........... - • PAOJECTNUMEEA, 80700016-015 NO DESCRIPTION DATE I $DP/COP 12/10/15 2. S0P/COPRe~ubml1lnf ~/31116 3. SOP(COPAftoubmiUal 6/02/16 4. SOP/COPAe&ubmltlal 7101/16 DETAILS C-6.0 Item #5 October 4, 2016 Page 101 of 109 ACCESSIBLE STALL DETAIL -CASE 1 ,·~rto~filjr HAHDICAPCOOE REQUIREMENS _ i, a -VAN~~~ YNIMUM Flt£ mo" i,.. ........ ff!ERNA1100At.S'r\190L ........... ACCESSIBLE STALL DETAIL -CASE 2 TYPICAL SEWER CLEANOUT c. MIN C,Nl ACCES91U'.) • ORDUt£S4"0.< EAQl WAY (<HO Fm LAYOOTOOLY,NOT lOll[PAINTEU) 4•&1fflllEPAINTED S1R1PE2COATS 111.UE PAINtm SOUO I ....... ..,,STAil. I ""'""'"'-'""" .,.,,,,,.C) • ..,u..,,·o.o £AQl WAY(QllO Fm U.YOOTOfl.Y,NOT lOBEPAIHlED) 4•1111DE'1ffl1lEPAIN1ED S1RIP£2COA1S BLUEPAINTEUSOUO I ........ CAP STAil. I "'""'"""-'"''" 1··-rn~ 7"AGCiREOATEaASE "'"""" NOTE:SEEGEOTEOl~TFORMOREINFOIW,IAllON ASPHALT PAVEMENT SECTION POOL DECK AREA SOP #15-26 CDP #15-50 GRAPIDC SCALE L--~ (nrnn) l b,h -l!O n. UHDERGROUNOSOMCE Al.£RT ONE-CALL HUWBER 811 c:M.LTIIOllmDSlliffll --· • 0 C\I :r: g ...J DETAILS C•6.1 Item #5 October 4, 2016 Page 102 of 109 ~ ; ~ ii I ~ 1' 'i' JI • 1' • 1· . r 11 II II ~ I, • 1. , I, ~ '( . ( ll II ~ • • I, . • i' ~ II • I, • I, '. .. '1' .. II II II • I, • I, , I, ~ . ( • 1' ~ II I, ,I, II • I, , 1, .11. ~ 1· ·1· • j· . ( '1' JI ll I I ~ • I, 'I, .Jr .• , I, ~ !< r ~ ~ I ~ • i' . 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Olffl!»JffVU'f'.lliUOOMI u.-.1;1JCl~W-.... .....-.,,awn .. ""~ !IO~ IM44il~t'f.U,,O,,.M't'W:MCll.liW'O!NYl Ql<tff 1MlfO'lllllfll1 l,jf»·~·IMilfllDN .H.I. IUll#tillVl'U#'l'~II.':'~ Item #5 October 4, 2016 Page 106 of 109 -------- lTOU.""' BOChUZ-4133 ""'"'""' ..... ""'" ___ ,,, __ APPROVE:O FOR /RR/GA TION AND PLANTING ONLY. INCLUDING PR[C/5£ LOCATION OF PLANTING AREA. PROPOSED BUILDING *THERE SHALL BE NO DIRECT PLUMBING FROM IRRIGATED PLANTERS TO THE STORM DRAIN. LIMIT OF WORK PROPOSED BUILDING I AM FAMIUAA WITH l HE llEOl.lfREMENl S FOR l,,INOSCAl-'E ANO lllRIGAltON Ptl\f.lS CONT...iNEO IN HIE CIIY OFCARlSBAD'Sl»ll:ISCt.Pf.r.!AIJUALANOST/1.TEMODELWATEllEFFICIENCVL"NIJSCAl'EOODINANCE (IM'ElOJ.ltt/1.VEPREPAllEDTHISPl..lNINCOMPLIANCEWITHTHOSEREGUlATIONSANOTttEu\NDSCIIPE W.t,iUAL AND ~GREE TO COMP!. y WITH ALL REQUIREMENTS WHEN sue~UnlNG CONSlRUCTICN DOCUMENTS ICERTIFYTH>'cTTHEl'LANIMPLEMENTSTHOSEREGUlATIONSTOPROVlDEEfflCIENTUSEOFWATER. /H~W.,i{-9.~a'~ 6-29-/6 ~UTCH PHIUIPPE, LlAJ71~ SDP#15-26 CDP#15-50 2970f1FTHAVENUE.STE.240 SAN DIEGO, CA 92!03-5995 619-294-8484 FAX 619-Si-4-0626 SICl~I\FflC.l'r~ n,,,W,CP<'U,<llO\L",0'1\,0, 0 C\J I ~ _J WATER CONSERVATION PLAN LA•04 Item #5 October 4, 2016 Page 107 of 109 MATCHLINE SEE SHEET: LA-04 ,_\ -----,-.-------'--------------------------------------. --,.. \ I . 'i' I' I . ' I ' . Ci • I , I j ! 1 1 -~1-1.1-1 1 __ • -1 1 lr1 +1+r; H f LL 1 r-1 J-I J-l 11 l 1 !f IJJ 1 11 I ! nl 1 -I I HL I I ~1 1 1 1 11 1 1 .n rm 1 , 111lp~I -~-,~"' C::-c=::,'-'"-®:"'4'' MODULAR WETLAND SYSTEM ~ STORM DRAIN LINE F:..~ .. 1:..:::..-.~~ '0'..'1 I~~ ' 4.-~ I _____ J ------__ J _~----------L~ ___ J_ ____ I -J';,--...1 ----L __ J __ --: ..... _J _ -l --_! --1 -,;;;~ '1 ., •. , .~, ·,-~ 1.1 , .. ,,,_ .. l-i·I -, r,-,._,, ··", J.J 1 .-:'.'€1.: fr'~rr, -:-1 ,.1-,, l,D ,•r..,:r:: i--,t;t:, r,,, -, 1-, [±-,,· >SLlJ J 1 EXISTING LANDSCAPE TO REMAIN I rnTl\l]Jlnrrn~ 1 . i 111111111 1 111 11 I ! 11 1111 1 1 11 1 ! ! I I : I 1 EXISTING PARKING LOT f ! I :, ; 11 --+l-i-ttt1 I H Ht H-111 1+tt11---fLI i , ~-i1 I II .1, ,. "m1 ... , -1~ , I l 1LI I . -I I 111 1 I 11 1 1 I ~ 1··.·-Trr········ t1Trr,fn-1I I~ 11 i I I I I I I I I 11 I I I I I rttttttt tit Ill f 1~ LTOt.LfJIEE 800-422-4133 ""'"'"" .,.. ..... --lrUl!l'IFIIOIIIIDI- APPROVED FOR /RR/GA TION AND PLAN nNG ONLY. INCLUDING PRECISE LOCA 110N OF PLANTING AR[A. I I ! I I [ i I 'I 11 I I I I I i 1 1 I 1 1 I ~ : I 1 .. T ! I ~ J ------r-T -1----,--,..~1-+-11-+-+--1 +--~1 ~1-+--;.-~1-+-~.~l-+1-+-+1~1-+-+--+----f-+--+--+-+--+l--+41-+-1~1-+-,I N 1-41--+i · -i--!-1 -1--4---i-nl°"m I i I ! ·-'-1 -+-+-I-+-+ -r-r-r k'I *THERE SHALL BE NO DIRECT PLUMBING FROM IRRIGATED PLANTERS TO THE STORM DRAIN. I 11.M FAIAJU'-H WITH l HE HEOtJIREMENTS FOR LANDSCAPE AND IRHIOAllON PL ... NS CONTIJNED IN THE CTIY OF CA.RlSIIAfl'S lANl'lSCAPF. MA!Jl)jl,l AND STA TE MODEL WAlER B'FICIENCV lAN(JSCAPE nnlllN ... NCE (MNElO~ I KAVE PRC:.PARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS ANO TltE LANDSCAPE M~NUAL ANO ~GREE 10 COi.iPL YWITH ALL REQUIREMENlS WHEN SUBM1nmG CONSlRUCllON DOCUMENTS. ICERTlfYTH,1,TTliEPlANIMPLEMENTSTHOSEREGUlAllONSTOPROVIOEEFF!CENlUSEOfWATER. 6-29-/6 j\(~'l?Au{ .,., . tf(IJ/w~ MITCHPHIUIPPE.LlA:1715 • SDP#15-26 CDP#15-50 ._..,.,, srcrn..rnc.~n .,,,,rn-<••·.,v;•l'l""'"'"" 0 C\J I g _J WATER CONSERVATION PLAN LA-05 Item #5 October 4, 2016 Page 108 of 109 DIAlTOU.FReE BOIJ-422-4133 .......... .,,.,.., .. --/Ulll'Ol'DIMIII- APPROVED FOR /RR/GA TION AND PLANTING ONl Y, INCLUDING PRECISE LOCATION OF PLANTING AREA *THERE SHALL BE NO DIRECT PLUMBING FROM IRRIGATED PLANTERS TO THE STORM DRAIN. WATER CONSERVATION LEGEND: IIYDROZO~ FOR TIJRr ~ASS(SOO)Wmt ROTOR IRRIGATICN HYOROZOl,IEFORTURFORASS(SOO)WITttDRIPIRRIGATION DRYUOAlAt!OROCl(SURF;.._CINGAREl\,NOlllRIGIITIONREOU/REO WATER CONSERVATION CONCEPT: SDP#15-26 CDP#15-50 THIS PROJECT IS Pl.ANfJED WJTH WATER C0NSF.RVAT10N PHILOSOPHY WlllCH IS lt:LINE WITH THE SEVEN PRINCIPLES FOR WATER.£FFICIENTLANDSC,.PES9VCITY0FCARLSBAD. Pl.ANNIN(lANDDESIGN • DESlfiUFORAESTHF.TICS.PR,.(:TICMll'IAOO ... OOVE ... IJ .• WAfl'REFFIC:IENCY, • USE PLANTS FOR NATURAL Hl: ... WJGANDC00llt,jG Ol'PORTUNIT!ES NEXTTODUILDINGS. • fAKEAUVANTAGEOFINlERESllN(lANOCOI.ORr-ULDROUGIITlOlER,O,NIPLAN!S. 2. ~It~<;.~~~;~ SUN ORIENTATION, S0ll 1Yl'E, SLOPES. LOCATION OF u,11.nv UliE6 ... ND PLANNED US-'iOE. • TE!IT601LSl0DETERMIHE1HENEEDFORSPEC!F!CSOILAMENDl,1€NTS. • ltlCORPOMTE SOIL "IJENDI.IENTS PRIOR TD INSTAUJ\TION OF ll'IRIGil.TJON ANO Pl_.o.NflNG. • ,o,DOCOMPOSl ANQ,O,ER,O,TESOII.SFOR BETTERYl!\TER AllSCifl.PTION ,o,NQ TOUAPROVEWATER-HOl.011-IG CAPACIN. 3. !\PPROPRIATEPLANTSELECOON • SELECTPL.,,,NTS111Af,O,RENATM:.TOTHEREGION. • SELECTPLANTSBASEDONTHEIRULTIW.TESIZEIUO!lOERTOREDUCEPRUMNGM ... INTENANCE. • GROUP PU\NTS TOGl::TliER ... CCOROING TOTliEIR WATER#JDSUN UEEOS/~ROi<JNES). • USEPLANTSWm, MINII.\AL W ... TF.A REOUIRH!ENTS ON HOT, DRY AREASW!TM S0Ulli AUD WEST EXPOSURES. • LII.IIT111EUS!,;.Of PLANTSTHATREQIJIJlEM0RE~IOISTURE .... t1DlfUSEO,SELECTPLANTING-'iR!.:ASTHATARElrHHE COOlERARE,t.SONNORTHANOE ... STFi\CINGSLOPES#JDWAU.S, ;RA~~~~~tt~~::~~~e:'!~USINGTREESTO SH ... OETIIE SOK.AND BLOCK THE WIND. fi. ~FF1~E;~t~f:i~~~~~~SF~iop~~~~~~~NJ:::~t:~:t::1~olA~T~EAS. • WATEROEl,PLYAl<IOINrREOUENTLYTODEVELOPOEEPROOTSYSTEIAS. • WATERINTHEEVENINGORE.I.RLYIAORNIOOTOREOUCEIVATERLOSSDUETOEVAl'ORATION. • IID.IUS1 !HE =1.rrROU#l r,,U)NIHlVTO /ICCOMMOOAl!i. CHM/OIJ;CIWEAlHEH COIUJ)llONS, • INSTAU.flAIN-SENSOROEV!CESTHIITAUTOMATIC!\ll.YSHlrTOFF IRRIGIITIONDURINGRAINl:Vrnn. ~SE ~~i~~CU::,';" TION SYSTEMS TO EUMIN ... TE RlJNOff, LOW HU.0 DR.O.IN ... GE ANO OYERSPR.O.Y. • USEl.tULCH TO KEEP PLANT ROOTS COOL, MINIMIZE EROSION AND REDUCE WEEOGROWTH. • IIDDORG ... NIC~IULCHESroOECO~IPOSE ... NOADOIJIHIHENTSTOTHESOIL ~pp~i;;+~r:rt ~f!,?/;,.:~:AROUHD PLANTS Bf.CA\JSE IT Will W11<E THE ... AEA HOnER, USEORGANICFERTIL!ZERSANDCOMPOSTINGTOJMPAOVESOILTElCTURE. REPLACEMutCHASITDECOMPOSES. ~~:~ti:i::::::~:~H:Ns:::,.R::::A::~ovi:: ~AO STF.~ PROMOTES BLOO~nt.G ... NO COITTflOU REGULARLY(NSPECT,IM!'1TAINANDADJUSTIRAIGATIONSYSTEMS. IRRIGATION CONCEPT: IRRIGATION SYSTEM Will BE PLUMBED FOR RECLAIMED WATER. DRIPAPPLIC ... TTONSWILLl!E USED FOR ALL SH RUil PLANTING AAEA.TUllF ... llOSHRUll:lWILLIIEZO!/EUSEPAllAJELY .... u.mRIGATIONWllLllECONTROLLEUOYANAUTOMAIICCONTllOL SVSTEMTOACHIEI/EW ... TER CONSERVI\TION. THE CON"TROU.ER svsnMWILL H,WE TliE CAPACITY TO WQRl(ASAcemw. CONTROI.SYSTEMWHHTHECAP ... llll.fTV{lFMAKINGCONTtNUOU91RRIGATIONSCHEOULEAOJU!l™F.N"lSB.0.SF.OONREAl WEATHER CONDITIONS, RAIN, WIND "NO HUMIDrrY. A RAIN GU~GE Will. DE INCLUOEO TO DETECT PERCIPITATl(')N "NO Wilt THEN ~~1~:~~~HEN IA RIGA HON IS Nl:.EDECI. "Lt IRRIGATION SYS I EM Will.CONFORM TO THE LATEST STATE COOlSAtlO LOCAL 1 AM FAMIU~R WITH THE REQUIREMENTS FOR lANCISCAPE ANO IRF!IG>.llOr. PLANS CONf AINED IN THE Cl fY OFCARlSIIAO"SlANO!lCAPEM ... ta!ALAl,IOST"TEMOOELWATF.REFFICIJ:NCVLAN08CAPErlAOINANCE (MWELO), I N"VE PREPAIIEO THIS />I.AN INCOMPLMNCE WITH THOSE RF.GUI..ATIONSAND TtlE LA~SCAPE WINUAL ANO AGREE lO CO ... Pl V WrTH All REQUIREMENTS WHEN SUBMITTING CONSTRlJCTION DOCUMl'JHS lCERTIFVTH,t,,TTHEPLANIMptEMEITTSTHOSEREGUL,\TIONSlOPA:OVIDEEFFICIENTUSEOFWATER. 6-29-/6 29/0FIFTHAVENUE,STE.240 SAN DIEGO, CA 92103-5995 619-294-8484 f-AX619-574-0626 <lll!l•irv.·rFl(l.10&'!!1CCT.lll!r!£100 OIVJIC(l,l'l.]"'" "l,,.~.noo 01c,....,nc.1•r;. '"'""''"·"'-""''"'"'"" 0 C\J I ~ _J WATER CONSERVATION LEGEND & NOTES LA-06 Item #5 October 4, 2016 Page 109 of 109 :~::~~~:::~ - \ EXISTIN~ I \ \ EASEMENT FIR) ~CCESS I.ME \ \ \ I j \ \ \ \ \ \ \ \ \ ;f ~:~::::_-::: \ I I I I __ .-l ---FlREHYDRANT.TYP. DIALTOU."EE 800-422-4133 '""'"'"" .,,,., .... ---·--APPRQ'v£D FOR IRRIGATION AND Pl..ANT1NG ONl Y, INCLUDING PRECISE LOCATION OF PLANTING AREA. I =-------------~=L .. _ ------ PROPOSED BUILDING ..,. -:-..,. ..,. ..,. ..,. -:--:-..,. -:-..,. 7 7 7 .:.. --..:.. ..:.. ..:.. ..:.. ..:.. ..:.. ..:.. ..:.. ..:.. ..:.. ..:.. ..:.. ..:.. ..:.. ..:.. ..:.. ------------l ________________ _ EXISTING LANDSCAPE TO REMAIN ' --------1 ~ I I WATER USE LEGEND: POTABlEWATERUSEAAO.. INl'..LIJDINGM!EAAl)J,,\('..ENl'TOPOOI.OEQ: RECYCLED WATER NOTES: S0P#15-26 CDP#15-50 I, ~~=:0~B~~.lt./ACCOflDANCEWl1HTHECITYOFCARLSB1,0POTABlENIOf'll.CYClEDWAT£R l. ~~~.::;;.:~~SUCHi\SCOMl'OR1'5TATIOHS,DRlNKIIIOFOUWTAINS,ElC,SHALLIIIEPR0TEClfJ)FROl,ISPRAY ~-~:o5.:1lince~~S6.CONNECT10NS BETWEEN RECVCl.£0 W/llER UNES ANO POT ... ll\.E WATeR LINES IS STRICTLY S. NO SUBSTITUTION Of PIPE W1TERIALBWILLSEi\LLOWEUWrTHO\Jl PRIOR A?PROVAL OF Tt!ECITYOF CI\RlSl!AD !,llJNICIPALWilTEROISTRICT. I, AU. ON-SITE PFES Sfil\LL HAYE WARN INC TM•E PER CARLSOAO UUNtCIPAl WTER 019TRtcrs RULES ANO REGUl.,\TIONS. 7, l'RO'JICEAJ,1UJll.lUMOFArlEi\Sll81t./CttESOFCOVEROVERAU.WW!IWGM"llPll'f.lG. e. COffnli\CTOR SHALLIJ)JUSTH~AOS TOFRMITTOVEll-'lPRAYtlGONAll SDEWAIKSANOSTME"lS. 9. ~~~~.:=N..VESsw.t.ll'IAV!:ASPEClollCOl.l'lEKEVPERCAAlSBo\OUJNICl>ALWATERDISTRICJ'SfflJLES 10. 1,t;;TE/'l:SSHAU.BESIZEDIIYTliECflYOFCAA!.SIIAOMUlllC'f'M.WATffiDISTiltCT. 11. AUIRRIGATklNPll't:SHAUDESllliCllEO,COlOR-CODED(P\Jltl'I..ElM'l>I.AJDWITl'IWAlftl,i,.,oTAPEl'ERTHECINOf e,t,Fa.SOAD I.CUIIICIPAL WAT'EJI DISTRICTS l'IUlU ~0 !'IEOU!.ATTONB. 12. ~~~~~"g~~~!i'~~:t~I~ RECYCLED WAl!eR PIPl"1fl /;M/\1.L RE l>lSTALtEOWITl1 HIE !iTENCJ.l>lO ORIWTEDTO.VAAD 13. WliENAPOTA!ILEWATE!1llNE-N0!1ECYCLEDWHERUMECl'IOSS. THERECYClEDLINESHAUBEINSTAlLEDwmmo. ~~Ef~~;:~~F.SLEl:VF.SHAll.EXTl:ND lOFEF.T FRQl,,tEA,CHSIOE.FR'OLilHE CF.NTERLl"1EOF POTABLEllNF., 1•. A 10 FOOT lfORlroNTALSEFAA.,l,TION aeTWEENPOTMll.EWA,TER»IORECYCU:DWAlER l!Alt,IS LIJSTBE ll,l,lh'TAIIED ATAl.l 111.IES. nlF.POTAlllELM:LIUST&elU6lALtEOAEIDVE fltERECl>.11.!EOUIE. 15. A MINII..IVM OF 12 lHCHES OF VERTICIJ. SEPAAAllON 6ElV,£EN UTIUTIES MUST BE Mo\lNTNNEO AT AU. TIIAES. 16. rSlS:2~1::;i~~s~=~~E:~';"~~~~r:~~~lWf 17, E,\CH"'UlOL\\TICCONTRotlERANOITSASSOClo\TEOEQVIPMENTSl-l~LLB.EIDEHTl!'EDWlTH"'SIGtlBEARINGTHI:. WORDS 'RECYCLED WA,fER USED FOR IAR10A,f10N' IN ENGLISH ANO SPAMStt. WITH !IUCK LETTER 1' tl!Gtt OW A PURPlE ~;~~1:~::~\~p~~~1~1VJ.l BEl'LACEO SO THAT IT CAN llE READILY SEEN BY ANY OPERATIONS l>ERSOMEL *THERE SHALL BE NO DIRECT PLUMBING FROM IRRIGATED PLANTERS TO THE STORM DRAIN. 6-29-16 2970 flFTH AVENUE. SIE. 2-'0 SAN DIEGO, CA '12103--5995 619·294.a484 rAX619-5i4-0626 ~lCIMfflC.~,:;. ~=i- 0 C\J I g _J POTABLE& RECYCLED WATER USE PLAN LA-07