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HomeMy WebLinkAbout1991-04-03; Planning Commission; Resolution 3205' 'a 0 0 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 1 PLANNING COMMISSION RESOLUTION NO. 3205 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA RECOMMENDING APPROVAL OF A CONDITIONAL NEGATIVE DECLARATION FOR A GENERAL PLAN AMENDMENT, LOCAL COASTAL PLAN AMENDMENT, ZONE CHANGE, SITE DEVELOPMENT PLAN, CONDITIONAL USE PERMIT, HILLSIDE DEVELOPMENT PERMIT AND MINOR SUBDMSION TO DEVELOP A 121,388 SQUARE FOOT PRICE CLUB DISCOUNT STORE. CASE NAME: PRICE CLUB CASE NO.: GPA 90-1/LCPA 90-2/ZC 90-1/SDP 90-5/CUP 90-3/HDP 90- 9/MS 837 WHEREAS, the Planning Commission did on the 3rd day of April, 1991, hold a duly noticed public hearing as prescribed by law 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 Conditional Negative Declaration. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission as follows: A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Planning Commission hereby recommends APPROVAL of the Conditional Negative Declaration according to Exhibit "ND", dated February 28, 1991, "PII", dated January 8,1991, and Appendix "P", attached hereto and made a part hereof, based on the following findings: Findinns: 1. The initial study shows that the proposed project could have a significant impact on the environment, however, there will not be a significant impact in this case because the mitigation measures described in the initial study have been added to the project. I 28 ' (I * ,1 I! 0 e 2. The site has been previously graded pursuant to an earlier environmental analysis. 3. The streets are adequate in size to handle traffic generated by the proposed project 1 2 according to the traffic report provided that mitigating conditions of approval are 3 4 4. There are no sensitive resources located onsite or located so as to be significantly impacted by this project provided that mitigating conditions of approval are complied with. 5 complied vvitl~ 6 7 8 9 10 11 12 13 Conditions: This project is subject to the following mitigating conditions: 1. All parking and driving areas shall be swept and vacuumed on an established weekly schedule to prevent the accumulation of dirt/oil/grease which could be washed into the storm drain system. 2. Urban pollutants such as oils that are deposited on the parking lot surface by automobiles shall be removed from waters leaving the site by directing drainage through an oil trap subject to the approval of the City Engineer. The oil trap shall be shown on the gradinghprovement plans for the project and be operational prior to occupancy of any permanent building on the site. 14 The developer shall provide conclusive proof that the proposed pollutant trap will 15 be effective in removing storm water based pollutants. In lieu of providing the required supporting dacumentation, a three year monitoring program to evaluate 16 the effectiveness of the proposed pollutant trap shall be established to the satisfaction of the City Engineer and paid for by the developer. 17 18 3. The following traffic mitigation measures shall be implemented for this project: 19 i 20 21 22 a) Widen and reconstruct the improvements at the intersection of Palomar Airport Road and Paseo Del Norte in order to provide dual left turns on the north, south and east legs of the intersection including appropriate transitions to the satisfaction of the City Engineer. Include modifications of the traffic signal at the intersection of Palomar Airport Road and Paseo Del Norte including appropriate traffic signing and striping. 23 24 All improvements and work shall be coordinated with the improvements to the interchange at 1-5. 25 b) Construct an appropriate acceleratioWdeceleration lane along Palomar Airport Road for the proposed right-Wright-out driveway. 26 27 PC RES0 NO. 3205 -2- 28 .. * " II 0 0 1 2 3 4 c) Close the access to Paseo Del Norte to automobile Mc until the improvements to I-S/Palomar Airport Road interchange are completed to the satisfaction of the City Engineer. d) Construct full signalized intersection on Palomar Airport Road at the east , I entrance of the Price Club site including the addition of an added eastbound right turn lane on Palomar Airport Road into the project. 5 6 4. To mitigate any aesthetic impacts that development on this site could create, the following measures are required as part of this project: 7 II 8 9 10 11 12 13 14 3.5 a) The truck loading, trash compactor and pallet yard area shall be screened by the use of walls, fencing and landscaping as shown on the project plans. b) Old tires removed at the tire center shall be stored inside the building. No outdoor tire storage will be permitted. c) No roof equipment other than skylights shall be permitted as is shown on the project plans because of the difficulty in screening equipment from residences to the south and from view of travelm on Palomar Airport Road. d) The exterior of the Price Club building shall have a rough aggregate finish in those areas indicated on the project plans in addition to the proposed accent reveals to provide an aesthetically pleasing building in the Palomar Airport Road scenic corridor. 1611 . . . . . 17 18 19 20 ..... ..... ..... *I1 *".. 221 *.... 2311 ..... 2411 . . . . * 25 ' ..... 26 27 28 PC RES0 NO. 3205 -3 - x. .' ll 0 0 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planninl 1 Commission of the City of Carlsbad, California, held on the 3rd day of April, 1991, by tht following vote, to wit: 2 3 4 5 6 AYES: Commissioners: Schlehuber, Schramm, McFadden, Marcus E Hall. NOES: Chairman Holmes, Commissioner Erwin. 7 I/ ABSENT: None. 8 9 10 11 12 ATTEST: ,@ .41, #.".*".>*,,, -4 ' ROBERT HOLMES, Chairperson CARLSBAD PLANNING COMMISSION 13 14 15 // PLANNING DIRECTOR 16 17 18 19 20 21 22 23 11 25 26 27 24 I PC RES0 NO. 3205 -4- I 28 >. CONDITIONAL NEGATIVE DECLARATION PROJECT ADDRESSLOCATION: On the south side of Palomar Airport Road east of Paseo Del Norte. PROJECT DESCRIPTION: A 121,338 square foot Price Club Discount Store containing a tire center, optical center and a small exterior eating establishment (pizza, hot dogs, etc.). Also proposed is a graded pad for a future 15,000 square foot office building and a 5,000 square foot retail building. The proposal requires a General Plan and Local Coastal Plan Amendment from Planned Industrial (PI) to Extensive Regional Retail (RRE) on 23.65 acres. A zone change from Planned Industrial, Qualified Development Overlay Zone (P-M- Q) to General Commercial, Qualified Development Overlay Zone (C-2-Q) on 23.65 acres is also required. Additional permits necessary for the use are a Site Development Plan, Conditional Use Permit, Hillside Development Permit and a Minor Subdivision to create four parcels out of the entire 62 acre property. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Conditional Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Justification for this action is on file in the Planning Department. A copy of the Conditional Negative Declaration with supportive documents is on file in the Planning Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the public are invited. Please submit comments in writing to the Planning Department within 30 days of date of issuance. If you have any questions, please call Don Neu in the Planning Department at 438-1161, extension 4446. ’. ,q DATED: February 28, 1991 CASE NO: GPA 90-1/LCPA 90-2/ZC 90-1/§DP 90-5/ CUP 90-3/HDP 90-9/MS 837 APPLICANT: The Price Company PUBLISH DATE: February 28, 1991 2075 Las Palmas Drive * Carlsbad, California 92009-4859 * (619) 438-1 161 Mai 1 to: State clearinghouse, 1400-h Street, Rm. ~121, Sacramento, CA 95814 - -45-0613 7 1 SCHf 1 See NOTE Belw: Project Title: Price Club Lead Agency: City of Carlsbad Planninn Deoartment Contact Person: Don Neu Street Address: 2075 Las Palms Drive Phone: (619) 438-1161. ext. 4446 City: Carlsbad Zip: 92009 County: San Dieqo PROJECT LOCATION: County: San D i ego City/Nearest Comnunity: Carlsbad Cross Streets: Palmr Airwrt Road/Paseo Del Norte Total Acres: 62 Assessor's Parcel No. 211-040-08, 09, 12 Section: 20 & 21 Twp. 12s Range: 4w Base: S.B.B.M. Within 2 Miles: State Hwy #: 1-5 Waterways: Pacific Ocean & Agua Hedionda Lagoon "__""""_"""_"""""""""""""""""""""""""""""""""""""""""""""""""""""~ Airports: Palmar Railways: AT&SF Schoo 1 s : __""_"""""""""""""""""""""""""""""""""""""""""""""""""""""""""""". DOCWENT TYPE CEQA: - MOP - Supplement/Subsequent NEPA: - NO I OTHER: - Joint Document - Early Cons - EIR (Prior SCH No.) - EA Final Document X Neg Dec - Other - Draft EIS - Other - - - Draft EIR FONSI "_"""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""" - LOUL ACTION TYPE - General Plan Update Specific Plan X Rezone - - Annexat i on - Coastal Permit X General Plan Amendment - - Master Plan - Prezone - Redevelopment Planned Unit Development X Use Permit General Plan Element Comnunity Plan - - - X Site Plan - - - X Land Division (Subdivision, X Other Coastal Plan Parcel Map,TractMap,etc.) Amendment,HillsideDev.Perm DEVELOPlKNT TYPE ____"_"""__"""""""""""""""""""""""""""""""""""""""""""""""""""""""-. - Residential: Units Acres Water Facilities: Type MGD - X Office: Sq. Ft. 20,000 Acres 27 Employees Transportation: Type - Employees - X Comnercial: Sq. Ft. 131,700 Acres 27 Employees - Mining: - Mineral Industrial: Sq. Ft. Acres Recreational - - - Power: Type Watts - - Educational Waste Treatment: Type - Hazardous Waste: Type - Other: - - PROJECT ISSUES DISCUSSED IN DCZWENT ""_""______"_""""""""""""""""""""""""""""""""""""""""""""""""""""""- - X - - - X X - - Aesthetic/Visual - Flood Plain/Flooding - Schools/Universities X Water Quality Agricultural Land Forest Land/Fire Hazard - Septic Systems Water Supply/ Air Quality Archaeological/Historical - Minerals x Soi 1 Erosion/Compaction/Grading - Wetland/Riparian Coastal Zone Drainage/Absorption Population/Hwsing Balance - Toxic/Hazardous Economic/Jobs Public Services/Facilities X Traffic/Circulation Fiscal - Recreation/Parks - Vegetation - Cunulative Effect - - X Geologic/Seismic - Sewer Capacity Ground Water X Noise Solid Waste Wildlife - - - - - - Growth Inducing - - - X Landuse - Other _""______""""_""""""""""""""""""""""""""""""""""""""""""""-----------"-----. - Present Land Use/ZoninglGeneral Plan Use Undeveloped/Planned Industrial, Qualified Development Overlay Zone (P-M-P), Residential Professional (R-P) and Open Space ( S)/Planned Industrial (PI), Open Space (OS), Travel Services Cmrcial (TS), and Professional and Related (0). Project Description A 121,338 square foot Price Club Discount Store containing a tire center, optical center and a small exterior eating establishme (pizza, hot dogs, etc.). Also proposed is a graded pad for a future 15,000 square foot office building and a 5,000 square fa retail building. The proposal requires a General Plan and Local Coastal Plan Amendment from Planned Industrial (PI) to Extensi Regional Retail (RRE) on 23.65 acres. A zone change from Planned Industrial, Qualified Development Overlay Zone (P-M-Q) to Gener Comnercial, Qualified Development Overlay Zone (C-24) on 23.65 acres is also required. Additional permits necessary for the u are a Site Development Plan, Conditional Use Permit, Hillside Development Permit and a Minor Subdivision to create four parcels a of the entire 62 acre property. ___"""_________""""""""""""""""""""""""""""""""""""""""""".."""""""""". NOTE: Clearinghouse will assign identification nunbers for all new projects. If a SCH nuher already exists for a project (e. from a Notice of Preparation or previous draft docwnt) please fill it in. Revised October 15 >. 0 0 ENVIRONMENTAL, IMPACT' ASSESSMENT FORM - PART I1 (TO BE COMPLETED BY THE PLANNING DEPARTMENT) BACKGROUND CASE NO. GPA90-1/LCPA 90-2/ZC 90-1/SC 90-5/CUP 90-3/HDP 90-9/MS 83 DATE: January 8. 1991 1. CASE NAME: Price Club 2. APPLICANT: The Price ComDanv 3. ADDRESS AND PHONE NUMBER OF APPLICANT: P.O. Box 85466 San Dieno, CA 92138 (619) 581 -4699 4. DATE EIA FORM PART I SUBMITTED: Februarv 13. 1990 5. PROJECT DESCRIPTION: A 121,388 square foot Price Club Discount Store containing a tir center, optical center and a small exterior eating establishment (pizz: hot dogs, etc.). Also prouosed is a graded Dad for a future 15.000 square foot office building and a 5,OO square foot retail building. The Droposal requires a General Plan and Local Coastal Plan Amendment fro1 Planned Industrial (PI) to Extensive Reaional Retail (RRE) on 23.65 acres. A zone change from Planne Industrial, Qualified DeveloDment Overlay Zone (P-M-Q) to General Commercial, Oualified Developmer Overlay Zone (C-2-01 on 23.65 acres is also required. Additional permits necessary for the use are a Sit Development Plan, Conditional Use Permit, Hillside Development Permit and a Minor Subdivision to creat four parcels out of the entire 62 acre DroDerty. ENVIRONMENTAL IMPACTS STATE CEQA GUIDELINES, Chapter 3, Article 5, section 15063 requires that the City conduct an Environmental Impac Assessment to determine if a project may have a significant effect on the environment. The Environmental Impac Assessment appears in the following pages in the form of a checklist. This checklist identifies any physical, biologice and human factors that might be impacted by the proposed project and provides the City with information to use as th basis for deciding whether to prepare an Environmental Impact Report or Negative Declaration. * A Negative Declaration may be prepared if the City perceives no substantial evidence that the project or any of it aspects may cause a sigmficant effect on the environment. On the checklist, "NO" will be checked to indicate thi determination. * An EIR must be prepared if the City determines that there is substantial evidence that any aspect of the project ma! cause a simificant effect on the environment. The project may qualify for a Negative Declaration however, i adverse impacts are mitigated so that environmental effects can be deemed insimificant. These findings are show in the checklist under the headings "YES-sig" and "YES-insig" respectively. A discussion of potential impacts and the proposed mitigation measures appears at the end of the form unde DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given to discussing mitigation fo impacts which would otherwise be determined significant. m PHYSICAL ENVIRONMENT 'ILL THE PROPOSAL DIRECTLY OR INDIRECTLY: . Result in unstable earth conditions or increase the exposure of people or property to geologic hazards? :. Appreciably change the topography or any unique physical features? I. Result in or be affected by erosion of soils either on or off the site? .. Result in changes in the deposition of beach sands, or modification of the channel of a any bay, inlet or lake? river or stream or the bed of the ocean or #. Result in substantial adverse effects on ambient air quality? 1. Result in substantial changes in air movement, odor, moisture, or temperature? '. Substantially change the course or flow of water (marine, fresh or flood waters)? I. Affect the quantity or quality of surface water, ground water or public water supply? 1. Substantially increase usage or cause depletion of any natural resources? 3. Use substantial amounts of fuel or energy? 1. Alter a significant archeological, paleontological or historical site, structure or object? -2- w YES YES (sig) (insig) - - X NO X X X x X X X X X X .. a a BIOLOGICAL ENVIRONMENT WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: 12. Affect the diversity of species, habitat or numbers of any species of plants (including trees, shrubs, grass, microflora and aquatic plants)? 13. Introduce new species of plants into an area, or a barrier to the normal replenishment of existing species? 14. Reduce the amount of acreage of any agricultural crop or affect prime, unique or other farmland of state or local importance? 15. Affect the diversity of species, habitat or numbers of any species of animals (birds, and insects? land animals, all water dwelling organisms .6. Introduce new species of animals into an area, or result in a barrier to the migration or movement of animals? YES YES NO (sig) (insig) - X - - X - - X X X HUMAN ENVIRONMENT VILL THE PROPOSAL DIRECTLY OR INDIRECTLY: 7. Alter the present or planned land use of an area? schools, police, fire, emergency or other 8. Substantially affect public utilities, public services? YES YES NO (si& (insig) - - - X - - x -3- 0 e .. HUMAN ENVIRONMENT LL THE PROPOSAL DIRECTLY OR INDIRECTLY: Result in the need for new or modified sewer systems, solid waste or hazardous waste control systems? Increase existing noise levels? Produce new light or glare? Involve a significant risk of an explosion or the release of hazardous substances (including, but not limited to, oil, pesticides, chemicals or radiation)? . Substantially alter the density of the human population of an area? . Affect existing housing, or create a demand for additional housing? . Generate substantial additional traffic? . Affect existing parking facilities, or create a large demand for new parking? . Impact existing transportation systems or alter present patterns of circulation or movement of people and/or goods? . Alter waterborne, rail or air traffic? . increase traffic hazards to motor vehicles, bicyclists or pedestrians? ). Interfere with emergency response plans or emergency evacuation plans? .. Obstruct any scenic vista or create an aesthetically offensive public view? i, Affect the quality or quantity of existhg recreational opportunities? YES YES NO big) (insig) X X - - - - X - - - X - - X - - X - - X - - X - - X - - - X - - X - - - x - X - - - x - -4- .~ a 0 MANDATORY FINDINGS OF SIGNIFICANCE YILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NO (Si81 (insig) 3. Does the project.have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wild- life 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 en- dangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. l4a Does the project have the potential to achieve short-term, to the dis- advantage of long-term, environmental goals? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well into the future.) '5. Does the project have the possible environmental effects which are in- dividually limited but cumulatively considerable? ("Cumulatively con- siderable" means that the incremental effects of an individual 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.) 6. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? - - X - - X - - X - - X -5- m W SCUSSION OF ENVIRONMENTAL EVALUATION ysical Environment A report titled ''Foundation Investigation Carlsbad Price Club Lots 6-8, Carlsbad Ranch Business Park Carlsbad, California" was prepared for the project by KG Incorporated. The report is dated February 8, 1990. The report concludes that no credible risk of surface rupture exists at the project site. No known active faults or potentially active faults cross the site. The site was previously graded for the construction of a nine lot business park approved in 1988. Additional grading will be necessary to construct the proposed project. All grading will be required to comply with the recommendations of the soils report. Approximately 21.99 acres of the site will be graded. The proposed grading plan will require the cut grading of 109,000 cubic yards of soil over a 10.25 acre area. Also required is the fill grading of 96,000 cubic yards of soil over a 11.17 acre area. A total of 13,000 cubic yards of soil will be exported from the site. The grading quantity resulting per acre of 4,960 cubic yards is well within the acceptable range of grading volume allowed by the Hillside Development Regulations. The northern portion of the site closest to Palomar Airport will be lowered in elevation approximately seven to ten feet in height. This soil material will be placed on the southern area of the site which has been previously graded causing it to be raised in elevation approximately 13 feet at the greatest point to create a level building pad for the structure. These changes to the topography of the site are not considered to be environmentally significant. , A storm drain system is proposed to collect all runoff from the site. Runoff from the parking area will be directed through a pollutant trap to remove pollutants from drainage waters before they enter the floodplain to the south. Landscaping of all slopes is required to prevent erosion of soils. . The proposed project will not modify the channel of a river or stream or the bed of the ocean as water will be deposited into the floodplain within the southern area of the site after being routed through an energy dissipator. . A change in the land use designations applicable to the site and the number of vehicle trips generated by the proposed uses will result in a greater impact to ambient air quality than expected from uses permitted under the present designations. However, because of the project's location in close proximity to Interstate 5 as opposed to other locations previously considered, the proposed site is located so as destination oriented vehicle trips since it is a membership store and the new location will reduce the distance coastal residents will have to travel to patronize a Price Club store. to minimize the length of vehicle trips from geographical target areas to be served, The Price Club has ). A total of 10.34 percent of the 27 acres to be disturbed will be covered by the Price Club building. The remainder of the site excluding the two future building pads will not have obstructions to air movement with the exception of landscaping. Trash generated by the use is proposed to be processed through the use of trash compactors that will be emptied on a regular basis to prevent odor problems. Landscaping is proposed throughout the parking areas to reduce the impact of large asphalt areas which cause an increase in onsite temperatures. I. Refer to responses to numbers 3 and 4 above. -6- I" e e DISCUSSION OF ENVIRONMENTAL EVALUATION (cont'dl 8. Runoff from the project site will be conveyed to the floodplain on the southern portion of the site. AI parking and driving areas shall be swept and vacuumed on an established weekly schedule to preven the accumulation of dirt/oil/grease which could be washed into the storm drain system, P&ng 10 runoff dl1 be collected in the proposed storm drain system onsite and be directed through a pollutan trap prior to being discharged into the floodplain. These requirements intended to remove pollutant: from waters leaving the site will be environmental mitigation measures for the project. 9. The area of the site proposed to be developed has been previously graded for the construction of thc business park approved for the property. Therefore, no natural resources will be affected. IO. Construction of the proposed use will not by itself create a significant demand on energy sources. 11. A cultural resource survey was completed for the business park approved for the site in 1988 whicl found no cultural resources within the subject property. Biological Environment 12. The area of the site proposed to be developed as a result of the project was previously graded pursuant to a prior environmental analysis. Therefore, the diversity of species of plant life will not be affected. 13. Areas of the site will be landscaped including slopes to prevent erosion. Perimeter areas to be landscaped will utilize Zone 3 naturalizing plant species to provide a transition to areas which will not be disturbed. 14. The project site has been approved for the construction of a business park and been Faded in conformance with that plan. No agricultural crops are grown on the site which is presently designated for industrial development. .5. Because the project site has been graded pursuant to a previous environmental analysis, it does not presently provide habitat for wildlife. .6. The commercial uses proposed will not result in the introduction of domestic animals to the area. <urnan Environment .7. Necessary for the approval of the proposed use is an amendment to the General Plan and Local Coastal Plan as well as a zone change to redesignate the site from industrial to commercial. The project vicinity contains both commercial and industrial uses which the proposal is compatible with. All necessary public facilities for the use will be provided in conformance with the Local Facilities Management Plan and the requirements of the Engineering Department. 8. All necessary public utilities and services will be provided in conformance with the Local Facilities Management Plan for Zone 5. -7- 0 W SCUSSION OF ENVIRONMENTAL EVALUATION (cont'd) , The project will result in the need for a system of removing oil from onsite drainage prior to it being discharged into the existing floodplain. A system to remove oils left in the parking areas by automobiles has been required and will be approved by the Engineering Department. , The proposed project will cause an increase of 5,528 average daily vehicle trips to and from the site in comparison to the business park approved for the site. The additional vehicle trips will not significantly increase ambient noise levels as the site is adjacent to a prime arterial and within close proximity to Interstate 5. The site is within the 60 CNEL noise contour for McClellan-Palomar Airport. , Lighting fixtures are proposed to be attached to the Price Club building and will direct light downward. A lighting plan will be required for the project to ensure that lighting is designed to reflect downward and avoid impacts on adjacent properties. , The goods and services offered at the proposed store will not involve a significant risk of an explosion. The potential for the release of oil and grease into the floodplain will be mitigated by weekly sweeping and vacuuming of all parking and driveway areas in addition to the construction of a pollutant trap to remove parking lot oils and grease from drainage before waters exit the site. . The change from a business park to commercial uses has the potential to increase the density of the human population of the site during business hours. The population onsite will vary based upon the day of the week and will not create a significant impact as all necessary public facilities and services will be provided to meet demand. .. The project, if approved, could cause a demand for additional housing as new jobs will be created. Housing is presently or will be available within the City to satisfy the demand that may be created by the project. #. The Price Club and uses proposed for the future building pads will generate a total of 8,411 average daily vehicle trips. A traffic study was prepared for the project by Urban Systems Associates. Improvements necessary to mitigate the impacts caused by the project are listed under item number 27. I. The proposed development will create a large demand for new parking which will be satisfied on the project site. A total of 450 parking spaces are required by the City's Zoning Ordinance. A total of 977 spaces are proposed recognizing the demand generated at other Price Club facilities. 7. As stated previously, the project will generate a substantial number of average daily vehicle trips. The City presently has a project in the design phase to widen the Palomar Airport Road bridge over Interstate 5 as well as to improve the on and off ramps. A traffic signal is proposed for the project's access point to Palomar Airport Road. A Traffic Study was prepared by Urban Systems Associates for the proposed project. The City's Traffic Engineer is requiring that the following mitigation measures be implemented: -8- I. 0 0 DISCUSSION OF ENVIRONMENTAL EVALUATION (cont’d) a) Widen and reconstruct the improvements at the intersection of Palomar Airport Road and Paseo Dc Norte in order to provide dual left turns on the north, south and east legs of the intersectio including appropriate transitions to the satisfaction of the City Engineer. Include modifications ( the traffic signal at the intersection of Palomar Airport Road and Paseo Del Node includin appropriate traffic signing and striping. All improvements and work shall be coordinated with the improvements to the interchange at 1-5 b) Construct an appropriate acceleration/deceleration lane along Palomar Airport Road for th proposed right-idright-out driveway. c) Close the access to Paseo Del Norte until the improvements to I-S/Palomar Airport Roac interchange are completed to the satisfaction of the City Engineer. d) Construct full signalized intersection on Palomar Airport Road at the east entrance of the Price Clu’ site including the addition of an added eastbound right turn lane on Palomar Airport Road into th project. 28. The site is not located so as to impact waterways or rail lines. The property is within the airpor influence area for McClellan-Palomar Airport but is located far enough to the west of the airport SO a: to not create a compatibility problem with the airport. SANDAG staff has reviewed the project an( found it to be consistent with the McClellan-Palomar Airport Comprehensive Land Use Plan. 29. All necessary street improvements and a traffic signal will be constructed along the project’s Paloma Airport Road frontage to create a circulation system that has adequate traffic controls to function in E safe manner. 30. The project will not interfere with emergency response plans as street improvements on adjacent street: will be completed to ensure that access is available. 31. The project will not obstruct a scenic vista as views to the open space area on the southern part of the site will still be retained. An aesthetically offensive public view will not be created as the truck loading, trash compactor and pallet yard area will be screened by the use of walls, fencing and landscaping. In addition, old tires removed at the tire center will be stored in the section of the building containing the sewice bays. Conditions will be imposed on the project to guarantee that the above mentioned screening and method of storing used tires is maintained. No roof equipment is proposed because of the difficulty in screening the equipment from residences tc the south. The building exteriors are proposed to contain areas having a rough aggregate finish to further enhance the visual appearance of the project. These items will also be addressed in the conditions for the project. 32. This proposed commercial project will not create a large demand for recreational facilities. An onsite indoor and outdoor eating area is proposed. All projects within Local Facilities Management Zone 5 are required to pay a park-in-lieu fee of $.40 per square foot of non-residential building area. That fee will offset the demand created for park facilities in Zone 5 by this project. -9- 0 0 JALYSIS OF VIABLE ALTERNATIVES TO THE PROPOSED PROJECT SUCH AS: a) Phased development of the project, b) alternate site designs, c) alternate scale of development, d) alternate uses for the site, e) development at some future time rather than now, f) alternate sites for the proposed, and g) no project alternative. The project proposes to phase development by leaving two pads for future buildings. The majority of the parking areas and landscaping will be constructed with the Price Club building so as to minimize future disturbances to the site. I Alternate site designs have been considered including various access arrangements and building orientations. The proposed design provides the best solution to all concerns identified. An alternate scale of development would not have significant environmental advantages on this previously graded site. 1 Alternate uses for the site include the previously approved business park which would have the benefit of generating less traffic. Circulation system improvements planned will cause the roadways in the project vicinity to operate at levels which meet the performance standards of the City's Growth Management Program even with the traffic generated by the proposed project. ) Development at some future time would leave this previously graded site with a temporary perimeter fence in its present condition with no environmental advantages. Alternate sites for the project have been considered. An application was previously filed to construct a Price Club store and additional commercial buildings at the southwest corner of El Camino Real and College Boulevard. Previous sites have been rejected in favor of the proposed site due to its location which has benefits from a circulation standpoint. :) The no project alternative would not be environmentally superior as the project site contains no significant environmental resources and is located adjacent to a prime arterial in close proximity to Interstate 5. -10- . .. 0 0 DETERMINATION (To Be Completed By The Planning Department) On the basis of this initial evaluation: - I find the proposed project COULD NOT have a significant effect on the environment, and a NEGATr DECLARATION will be prepared. x I find that although the proposed project could have a significant effect on the environment, there w not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A Conditional Negative Declaration will be proposed. - I fhd the proposed project MAY have a significant effect on the environment, and an ENVIRONMENT, IMPACT REPORT is required. 3- 22 -9/ &--a Date .P, e? n +- .9..+ - r/ i Date DN:wo:km LIST MITIGATING MEASURES (IF APPLICABLE) 1. All parking and driving areas shall be swept and vacuumed on an established weekly schedule t 2. Urban pollutants such as oils that are deposited on the parking lot surface by automobiles shall b prevent the accumulation of dirt/oil/grease which could be washed into the storm drain system. removed from waters leaving the site by directing drainage through an oil trap subject to th approval of the City Engineer. The oil trap shall be shown on the grading/improvement plans fc the project and be operational prior to occupancy of any permanent building on the site. The developer shall provide conclusive proof that the proposed pollutant trap will be effective iI removing storm water based pollutants. In lieu of providing the required supporting documentation a 3 year monitoring program to evaluate the effectiveness of the proposed pollutant trap shall bc established to the satisfaction of the City Engineer and paid for by the developer. -11- e e T MITIGATING MEASURES (IF APPLICABLE) Icont'd) The following traffic mitigation measures shall be implemented for this project: a) Widen and reconstruct the improvements at the intersection of Palomar Airport Road and Paseo Del Norte in order to provide dual left turns on the north, south and east legs of the intersection including appropriate transitions to the satisfaction of the City Engineer. Include modifications of the traffic signal at the intersection of Palomar Airport Road and Paseo Del Norte including appropriate traffic signing and striping. All improvements and work shall be coordinated with the improvements to the interchange at 1-5. b) Construct an appropriate acceIeration/deceleration lane along Palomar Airport Road for the proposed right-in/right-out driveway. c) Close the access to Paseo Del Norte until the improvements to I-S/Palomar Airport Road interchange are completed to the satisfaction of the City Engineer. d) Construct full signalized intersection on Palomar Airport Road at the east entrance of the Price Club site including the addition of an added eastbound right turn lane on Palomar Airport Road into the project. To mitigate any aesthetic impacts that development on this site could create, the following measures are required as part of this project: a) The truck loading, trash compactor and pallet yard area shall be screened by the use of walls, fencing and landscaping as shown on the project plans. b) Old tires removed at the tire center shall be stored inside the building. No outdoor tire storage will be permitted. c) No roof equipment other than skylights shall be permitted as is shown on the project plans because of the difficulty in screening equipment from residences to the south and from view of travelers on Palomar Airport Road. d) The exterior of the Price Club building shall have a rough aggregate finish in those areas indicated on the project plans in addition to the proposed accent reveals to provide an aesthetically pleasing building in the Palomar Airport Road scenic corridor. ITTACH MITIGATION MONITORING PROGRAM (IF APPLICABLE) -12- .. 0 e APPLICANT CONCURRENCE WITH MITIGATING MEASURES THIS IS TO CERTIFY THAT I HAVE REVIEWED THE ABOVE MITIGATING MEASURES AND CONCUR WITH THE ADDITION OF THESE MEAsURES TO THE PROJECT. ,r ate r, I ‘ STATE OF CALlFORNl I\ [ COUNTY OF ;ALL LILA >.. ~~ ~ jf i I; !j !I On this &hk day of // !i I: , personally known to (or proved to me on the basis of satisfactory evidence) to be the person who executed within instrument on behalf of the Corporation therein named, and acknowledged to me the Corporation executed it. WITNESS my hand and official seal. 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