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HomeMy WebLinkAbout2007-07-18; Planning Commission; Resolution 63201 PLANNING COMMISSION RESOLUTION NO. 6320 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE 3 CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING ADOPTION OF A NEGATIVE DECLARATION FOR A 4 MINOR AMENDMENT TO SPECIFIC PLAN 181 TO INCLUDE "EDUCATIONAL FACILITIES, OTHER", AS DEFINED IN CARLSBAD MUNICIPAL CODE SECTION 6 21.04.137, AS A PERMITTED USE IN THE SPECIFIC PLAN SUBJECT TO APPROVAL OF A MINOR CONDITIONAL USE 7 PERMIT AND OTHER RESTRICTIONS, AND A MINOR CONDITIONAL USE PERMIT TO ALLOW THE SAN DIEGO 8 GOLF ACADEMY TO LOCATE IN AN EXISTING BUILDING o LOCATED AT 1950 CAMINO VIDA ROBLE IN AREA 1 OF THE SPECIFIC PLAN GENERALLY LOCATED ALONG THE 10 NORTH SIDE OF PALOMAR AIRPORT ROAD TO THE SOUTH AND EAST OF THE MCCLELLAN-PALOMAR 11 AIRPORT IN LOGAL FACILITIES MANAGEMENT ZONE 5. CASE NAME: SAN DIEGO GOLF ACADEMY 12 CASE NO.: SP 181 (FVMCUP 07-07 13 WHEREAS, San Diego Golf Academy, "Developer" has filed a verified 14 application with the City of Carlsbad regarding property located in Specific Plan 181 at 1950 ,., Camino Vida Roble and described aslo 17 Lots 32, 33 and 34 of Carlsbad Tract No. 81-46, Unit 2, in the City of Carlsbad, County of San Diego, State of California, 18 according to map thereof No. 11288, filed in the Office of the County Recorder of San Diego, July 16,1985 20 ("the Property"); and 21 WHEREAS, a Negative Declaration was prepared in conjunction with said 22 project; and 23 WHEREAS, the Planning Commission did on the 18th day of July 2007, hold a 24 duly noticed public hearing as prescribed by law to consider said request; and 25 WHEREAS, at said public hearing, upon hearing and considering all testimony26 27 and arguments, examining the initial study, analyzing the information submitted by staff, and 28 considering any written comments received, the Planning Commission considered all factors relating to the Negative Declaration. 1 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning 2 Commission as follows: 3 A) That the foregoing recitations are true and correct.4 - B) That based on the evidence presented at the public hearing, the Planning Commission hereby RECOMMENDS ADOPTION of the Negative Declaration, 6 Exhibit "ND," according to Exhibits "NOI", and "PII", attached hereto and made a part hereof, based on the following findings: 7 Findings:8 1. The Planning Commission of the City of Carlsbad does hereby find: 10 a. it has reviewed, analyzed, and considered the Negative Declaration for the Minor Amendment to Specific Plan 181 (SP 181(F» and Minor Conditional Use 11 Permit for the San Diego Golf Academy project (MCUP 07-07) and the environmental impacts therein identified for this project and any comments thereon prior to RECOMMENDING APPROVAL of the project; and 13 b. the Negative Declaration has been prepared in accordance with requirements of 14 the California Environmental Quality Act, the State Guidelines and the Environmental Protection Procedures of the City of Carlsbad; and , r c. it reflects the independent judgment of the Planning Commission of the City of Carlsbad; and 17 d. based on the EIA Part II and comments thereon, there is no substantial evidence 18 the project will have a significant effect on the environment. 19 20 21 22 23 24 25 26 27 28 PC RESO NO. 6320 -2- PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning 2 Commission of the City of Carlsbad, California, held on the 18th day of July, 2007, by the 3 following vote, to wit: 4 " c AYES: Chairperson Baker, Commissioners Boddy, Cardosa, Dominguez, Douglas, Montgomery, and Whitton 6 NOES: 7 ABSENT: 9 ABSTAIN: 10 11 JULIE BAKER^ Chairperson 13 CARLSBAD PLANNING COMMISSION 14 M ATTEST: 15 " 16 1L/L 17 DONNEU Planning Director 18 " 19 20 21 22 23 24 25 26 27 28 PCRESONO. 6320 -3- FILE COPY City of Carlsbad Planning Department CASE NAME: CASE NO: PROJECT LOCATION: NOTICE OF INTENT TO ADOPT A NEGATIVE DECLARATION San Diego Golf Academy SP18UFVMCUP07-07 1950 Camino Vida Roble PROJECT DESCRIPTION: Minor Amendment to an existing Specific Plan (SP 181(F)) that would add "Educational Facilities, Other" to the list of permitted uses in the Specific Plan subject to the approval of a Minor Conditional Use Permit to allow the San Diego Golf Academy to occupy a portion of an existing industrial/office building located within the boundaries of the Specific Plan at 1950 Camino Vida Roble in Carlsbad. PROPOSED DETERMINATION: 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 o"f said review, the initial study (EIA Part 2) did not identify any potentially significant impacts on the environment. Therefore, a Negative Declaration will be recommended for adoption by the City of Carlsbad Planning Commission. A copy of the initial study (EIA Part 2) documenting reasons to support the proposed Negative Declaration is on file in the Planning Department, 1635 Faraday Avenue, Carlsbad, California 92008. Comments from the public are invited. Please submit comments in writing to the Planning Department within 20 days of the date of this notice. The proposed project and Negative Declaration are subject to review and approval/adoption by the City of Carlsbad Planning Commission and City Council. Additional public notices will be issued when those public hearings are scheduled. If you have any questions, please call Dan Halverson, Assistant Planner, in the Planning Department at (760) 602-4631. PUBLIC REVIEW PERIOD May 25. 2007 through June 14. 2007 PUBLISH DATE May 25, 2007 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us ,-lLE COPY ENVIRONMENTAL IMPACT ASSESSMENT FORM - INITIAL STUDY (TO BE COMPLETED BY THE PLANNING DEPARTMENT) CASE NO: SP 181 (FVMCUP 07-07 DATE: May 1.2007 BACKGROUND 1. CASE NAME: San Diego Golf Academy 2. LEAD AGENCY NAME AND ADDRESS: City of Carlsbad 3. CONTACT PERSON AND PHONE NUMBER: Dan Halverson. Assistant Planner (760) 602- 4631 4. PROJECT LOCATION: 1950 Camino VidaRoble 5. PROJECT SPONSOR'S NAME AND ADDRESS: San Diego Golf Academy. 7373 N. ScottsdaleRd. Suite B-100. Sccittsdale AZ 85253 (800)342-7342 6. GENERAL PtAN^DESIGNATION: PI (Planned Industrial) 7. ZONING: P-M (Planned Industrial) 8. OTHER PUBLIC AGENCIES WHOSE APPROVAL IS REQUIRED (i.e., permits, financing approval or participation agreements): Consistency Determination - San Diego County Regional Airport Authority 9. PROJECT DESCRIPTION/ ENVIRONMENTAL SETTING AND SURROUNDING LAND USES: The proposed project consists of a minor amendment to an existing Specific Plan and a Minor Conditional Use Permit to allow the San Diego Golf Academy (SDGA) to occupy a portion of an existing industrial/office building located at 1950 Camino Vida Roble in Carlsbad. The existing Specific Plan is the Carlsbad Airport Center Specific Plan. SP 181. The amendment would add "Educational Facilities. Other" as defined in Section 21.04.137 of the Zoning Ordinance to the list of Permitted Uses (Section III (A) of the Specific Plan) with the approval of a Minor Conditional Use Permit. Specific Plan 181 applies to an area of land that is an existing, developed industrial subdivision. The Minor Conditional Use Permit (MCUP 07-07) is an administrative permit that can be approved by the Planning Director. It would allow SDGA to occupy and operate in the existing building. SDGA is a private institution that trains adult students for operating and management positions in the golf industry. SDGA would occupy 20.000 sq. ft. of the existing 124.500 sq. ft. building with their tenant space consisting of 7 executive offices. 2 conference rooms, 2 computer labs, 5 classrooms, a library and a training area for instruction in clubfitting, club repair, video analysis and golf facility operations. SDGA's current student population is 180 students but only 1/3 to 1/2 of the student population (60 to 90 students) would be at the building at any one time. Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The summary of environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact," or "Potentially Significant Impact Unless Mitigation Incorporated" as indicated by the checklist on the following pages. Aesthetics Agricultural Resources Air Quality Biological Resources Cultural Resources Geology/Soils Noise Hazards/Hazardous Materials LJ Population and Housing Hydro logy/Water Quality Land Use and Planning Mineral Resources Mandatory Findings of Significance Public Services Recreation Transportation/Circulation Utilities & Service Systems Rev. 01/02/07 Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy DETERMINATION. (To be completed by the Lead Agency) I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have "potentially significant impact(s)" on the environment, but at least one potentially significant impact 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. A Negative Declaration is required, but it must analyze only the effects that remain to be addressed. I find that altRoughHhe proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. Therefore, nothing further is required. Planner Signature Date Planning Director's Signature Date Rev. 01/02/07 Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy ENVIRONMENTAL IMPACTS STATE CEQA GUIDELINES, Chapter 3, Article 5, Section 15063 requires that the City conduct an Environmental Impact Assessment (EIA) to determine if a project may have a significant effect on the environment. The Environmental Impact Assessment appears in the following pages in the form of a checklist. This checklist identifies any physical, biological and human factors that might be impacted by the proposed project and provides the City with information to use as the basis for deciding whether to prepare an Environmental Impact Report (EIR), Negative Declaration, or to rely on a previously approved EIR or Negative Declaration. • A brief explanation is required for all answers except "No Impact" answers that are adequately supported by an information source cited 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. A "No Impact" answer should be explained when there is no source document to refer to, or it is based on project-specific factors as well as general standards. • "Less Than Significant Impact" applies where there is supporting evidence that the potential impact is not significantly adverse, and the impact does not exceed adopted general standards and policies. • "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The developer must agree to the mitigation, and the City must describe the mitigation measures, and briefly explain how they reduce the effect to a tess than significant level. • "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significantly adverse. • Based on an "EIA-Initial Study", if a proposed project could have a potentially significant adverse effect on the environment, but all potentially significant adverse effects (a) have been analyzed adequately in an earlier EIR or Mitigated Negative Declaration pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR or Mitigated Negative Declaration, including revisions or mitigation measures that are imposed upon the proposed project, and none of the circumstances requiring a supplement to or supplemental EIR are present and all the mitigation measures required by the prior environmental document have been incorporated into this project, then no additional environmental document is required. • When "Potentially Significant Impact" is checked the project is not necessarily required to prepare an EIR if the significant adverse effect has been analyzed adequately in an earlier EIR pursuant to applicable standards and the effect will be mitigated, or a "Statement of Overriding Considerations" has been made pursuant to that earlier EIR. • A Negative Declaration may be prepared if the City perceives no substantial evidence that the project or any of its aspects may cause a significant adverse effect on the environment. • If there are one or more potentially significant adverse effects, the City may avoid preparing an EIR if there are mitigation measures to clearly reduce adverse impacts to less than significant, and those mitigation measures are agreed to by the developer prior to public review. In this case, the appropriate "Potentially Significant Impact Unless Mitigation Incorporated" may be checked and a Mitigated Negative Declaration may be prepared. Rev. 01/02/07 Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy • An EIR must be prepared if "Potentially Significant Impact" is checked, and including but not limited to the following circumstances: (1) the potentially significant adverse effect has not been discussed or mitigated in an earlier EIR pursuant to applicable standards, and the developer does not agree to mitigation measures that reduce the adverse impact to less than significant; (2) a "Statement of Overriding Considerations" for the significant adverse impact has not been made pursuant to an earlier EIR; (3) proposed mitigation measures do not reduce the adverse impact to less than significant; or (4) through the EIA-Initial Study analysis it is not possible to determine the level of significance for a potentially adverse effect, or determine the effectiveness of a mitigation measure in reducing a potentially significant effect to below a level of significance. A discussion of potential impacts and the proposed mitigation measures appears after each related set of questions. Particular attention should be given to discussing mitigation for impacts, which would otherwise be determined significant. Rev. 01/02/07 Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy AESTHETICS - Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light and glare, which would adversely affect day or nighttime views in the area? Potentially Significant Impact Potentially Significant Unless Less Than Mitigation Significant No Incorporated Impact Impact a-d) No Impact. The project site is an existing, developed industrial subdivision. The Minor Conditional Use Permit is for a use that would be located in an,existing industrial/office building. Only interior modifications would be made to a portion ofJLbe building. No exterior changes are proposed so there would be no impact on visual resources. II. AGRICULTURAL RESOURCES - (In 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.) Would the project: 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? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact Rev. 01/02/07 Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy a-c) No Impact. There will be no impacts on agricultural resources as the project site is an existing developed industrial subdivision and no agricultural resources exist on site. III. AIR QUALITY - (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.) Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attammehl^under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact a) No Impact. The project site is located in the San Diego Air Basin which is a state non-attainment area for ozone (O3) and for paniculate matter less than or equal to 10 microns in diameter (PM10). The periodic violations of national Ambient Air Quality Standards (AAQS) in the San Diego Air Basin (SDAB), particularly for ozone 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 jointly by the Air Pollution Control District (APCD) and the San Diego Association of Governments (SANDAG). A Plan to meet the federal standard for ozone was developed in 1994 during the process of updating the 1991 state- mandated plan. This local plan was combined with plans from all other California non-attainment areas having serious ozone problems and used to create the California State Implementation Plan (SIP). The SIP was adopted by the Air Resources Board (ARE) after public hearings on November 9* through 10* in 1994, and was forwarded to the Environmental Protection Agency (EPA) for approval. After considerable analysis and debate, particularly regarding airsheds with the worst smog problems, EPA approved the SIP in mid-1996. 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. If a proposed project is consistent with its applicable General Plan, then the project presumably has been anticipated with the regional air quality planning process. Such consistency would ensure that the project would not have an adverse regional air quality impact. Rev. 01/02/07 Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy Section 15125(B) of the State of California Environmental Quality Act (CEQA) Guidelines contains specific reference to the need to evaluate any inconsistencies between the proposed project and the applicable air quality management plan. Transportation Control Measures (TCMs) are part of the RAQS. The RAQS and TCM plan set forth the steps needed to accomplish attainment of state and federal ambient air quality standards. The California Air Resources Board provides criteria for determining whether a project conforms with the RAQS which include the following: • Is a regional air quality plan being implemented in the project area? • Is the project consistent with the growth assumptions in the regional air quality plan? The project area is located in the San Diego Air Basin, and as such, is located in an area where a RAQS is being implemented. The project is consistent with the regional air quality plan and will in no way conflict or obstruct implementation of the regional plan. b) Less Than Significant Impact. The closest air quality monitoring station to the project site is at Camp Pendleton. Data available for this monitoring site from 2000 through December 2004, indicate that the most recent air quality violations recorded were for the state one hour standard for ozone (a total of 10 days during the 5-year period). No other violations of any air quality standards have been recorded during the 5-year time period. Long- term emissions associated with travel to and from the project will be minimal. The existing building has been occupied by other uses in the past and it is not anticipated that there would be an increase in travel to and from the project site as a result of this project. Although air pollutant emissions would be associated with the project, they would neither result in the ..violation of-any air quality standard (comprising only an incremental contribution to overall air basin qualityTe^imgs), nor contribute substantially to an existing or projected air quality violation. Any impact is assessed as less than significant. c) Less Than Significant Impact. The air basin is currently in a state non-attainment zone for ozone and suspended fine particulates. 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 15130(a)(4), the proposed project's contribution to the cumulative impact is considered de minimus. Any impact is assessed as less than significant. d) No impact. As noted above, the proposed project would not result in substantial pollutant emissions or concentrations. In addition, there are no sensitive receptors (e.g., schools or hospitals) located in the vicinity of the project. No impact is assessed. e) No Impact. The project site is an existing, developed industrial subdivision. The Minor Conditional Use Permit is for a use that would occupy an existing building which has been used for other businesses in the past and therefore, there would be no impact from the project. Rev. 01/02/07 IV. BIOLOGICAL RESOURCES - Would the project: 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, 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 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 not limited to marsh, vernal pool,_coastal, etc.) through direct removal, filling, hydfologi<Jal interruption, or other means? 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? Project Number(s): SP 181 (F)/MCUP 07-07 Project Name: San Diego Golf Academy Less Than Significant No Impact Impact Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated D a-f) No Impact. The project site is an existing developed industrial subdivision and the proposed use will be located in an existing building on a developed industrial lot. There are no existing biological resources located on the site or in the near vicinity of the site. Rev. 01/02/07 V. CULTURAL RESOURCES - Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? b) Cause a substantial adverse change in the signifi- cance of an archeological resource pursuant to §15064.5? c) Directly or indirectly destroy a unique pale ontological resource or site or unique geologic feature? Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact d) Disturb any human remains, including those interred outside of formal cemeteries? a-d) No Impact. The jjroje-et site is an e'xisting developed industrial subdivision and, therefore there are no cultural resources that are still locateS'on the site. VI. GEOLOGY AND SOILS - Would the project: 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 substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii. Strong seismic ground shaking? iii. Seismic-related ground failure, including liquefaction? iv. Landslides? b) Result in substantial soil erosion or the loss of topsoil? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact 10 Rev. 01/02/07 c) 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 in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? d) Be located on expansive soils, as defined in Table 18 - 1-B of the Uniform Building Code (1997), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? Project Number(s): SP 181 (F)/MCUP 07-07 Project Name: San Diego Golf Academy a-e) No Impact. The project site is an existing developed industrial subdivision and the proposed project would not alter or impact any soils or geological conditions associated with the site. VII. HAZARDS - Would the project: HAZARDOUS MATERIALS a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or environment through reasonably foreseeable upset and accident conditions involving 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 of an existing or proposed school? d) Be located on 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 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 public use airport, would the project result in a safety hazard for people residing or working in the project area? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact 11 Rev. 01/02/07 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 the project area? g) Impair implementation of or physically interfere with an adopted 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 wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy D a-d and f-h) No Impact. The project site is an existing developed industrial subdivision. The proposed Minor Conditional Use Permit is for a private institution that trains adult students. No hazardous materials are used by the use. The proposed use will be located in a existing building on a developed industrial lot and is not adjacent to any hazardous waste site or natural wildlands. e) Less Than Significant Impact. The project site is located adjacent to the McClellan-Palomar Airport. The Specific Plan Amendment proposes to add an additional use, "Educational Facilities, Other" to the list of permited uses in the Specific Plan. Ho.wever, the use has been restricted to being located outside the Flight Activity Zone and is wholly outside the 60?dBAt€NEL noise contour or if between 60-65 dBA CNEL the interior noise levels are to be attenuated to 45 dBA CNEL (as verified through a site specific acoustical study). The proposed use is also located outside of the Runway Protection Zone and the Flight Activity Zone. The proposed use would be located in an existing building which has been used in the past for businesses with similar or a larger number of employees. The number of adult students at the building at any one time would not exceed the number of employees that previously worked in the building. As restricted, the proposed use is also consistent with the existing Airport Comprehensive Land Use Plan and would have less than a significant impact on airport operations. VIII. HYDROLOGY AND WATER QUALITY - Would the project: a) Violate any water quality standards or waste discharge 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 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)? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact D O 12 Rev. 01/02/07 c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, 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 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 provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? g) h) Place housing within a 100-year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map on other flood delineation map? Place within 100-year flood hazard area structures, which would impede or redirect flood flows? Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy D k) Increase erosion (sediment) into receiving surface waters. 1) Increase pollutant discharges (e.g., heavy metals, pathogens, petroleum derivatives, synthetic organics, nutrients, oxygen-demanding substances and trash) into receiving surface waters or other alteration of receiving surface water quality (e.g. temperature, dissolved oxygen or turbidity? m) Change receiving water quality (marine, fresh or wetland waters) during or following construction? n) Increase any pollutant to an already impaired water body as listed on the Clean Water Act Section 303(d) list? o) Increase impervious surfaces and associated runoff? p) Impact aquatic, wetland, or riparian habitat? 13 Rev. 01/02/07 Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy q) Result in the exceedance of applicable surface or groundwater receiving water quality objectives or degradation of beneficial uses? a-q) No Impact. The project site is an existing developed industrial subdivision and the proposed use would be located in the existing building located on a developed lot on the project site. No existing drainage facilities will be impacted. IX. LANDUSE AND PLANNING - Would the project: a) Physically divide an established community? 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? —~ - 4^ c) Conflict with any applicable habitat conservation plan or natural community conservation plan? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact a-c) No Impact. The project site is an existing developed industrial subdivision. The proposed amendment to the Specific Plan will add an additional use to the list of permitted uses in the Specific Plan. The proposed use will be located in an existing industrial/office building. The project site is zoned P-M which is consistent with the General Plan designation of PI (Planned Industrial). No change is being proposed to the zoning or General Plan designations as a result of the proposed project. X. MINERAL RESOURCES - Would the project: 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? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact a, b) No Impact. The project site is an existing developed industrial subdivision and the proposed use will be located in an existing building. No mineral resources exist on the project site. 14 Rev. 01/02/07 Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy XI. NOISE - Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundbourne vibration or groundbourne noise levels? c) A substantial permanent increase in ambient noise levels in the 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 wrthout the project? e) 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 airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact a-d and 0 No Impact. The project site is an existing, developed industrial subdivision and the proposed use will be located in an existing building that has been occupied in the past by other industrial/office uses. e) Less Than Significant Impact. The project site is located adjacent to the McClellan Palomar Airport. The proposed project would amend the existing Specific Plan for the project site to add "Educational Facilities, Other" to the list of permitted uses subject to the approval of a Minor Conditional Use Permit. The proposed use would be located in an existing building that has been used in the past for various and similar office/industrial operations. The existing building is located wholly outside the 65 dBA CNEL noise contour and outside of the Flight Activity Zone and, therefore, is consistent with the existing Airport Comprehensive Land Use Plan. 15 Rev. 01/02/07 XII. POPULATION AND HOUSING - Would the project: 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? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy Less Than Significant No Impact Impact Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated a-c) No Impact. The project site is an existing, developed industrial subdivision and the proposed use will be located in an existing industrial/office building and is not a residential project. Less Than Significant No Impact Impact XIII. PUBLIC SERVICES a) Would the project 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? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated a) No Impact. The proposed project will not have any increased or additional impact on public services as it is located in an existing Specific Plan that is a developed industrial subdivision where all existing public services have been provided. The proposed use will be located in an existing building that has been used for similar office and industrial uses previously. 16 Rev. 01/02/07 XIV. RECREATION 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? Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy Less Than Significant No Impact Impact Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated D a-b) No Impact. The proposed project will not have any impact on recreational facilities as it will be located in an existing, developed industrial subdivision where all recreational facilities have already been provided. The use is proposed in a building that has been used for office and industrial uses previously. No new recreational facilities are proposed in the project. XV. TRANSPORTATION/TRAFFIC - Would the project: a) Cause an increase in traffic, which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county 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 substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in insufficient parking capacity? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact D 17 Rev. 01/02/07 Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turn- outs, bicycle racks)? a) No Impact. The project site is an existing, developed industrial subdivision. The proposed use will be located in an existing industrial/office building. The project will not generate substantially more traffic than was generated by previous uses that occupied the building. Based upon standard ADT operating standards, the proposed use will generate approximately 480 ADT while the office uses previously located in the existing building generated approximately 400 ADT. b) Less Than Significant Impact. SANDAG acting as the County Congestion Management Agency has designated three roads (Rancho Santa Fe Rd., El Camino Real and Palomar Airport Rd.) and two highway segments in Carlsbad as part of the regional circulation system. The Existing and Buildout average daily traffic (ADT) and Existing LOS on these designated roads and highways in Carlsbad is: Existing ADT* LOS Buildout ADT* Rancho Santa Fe Road 17-35 "A-D" 35-56 El Camino Real 27-49 "A-C" 33-62 Palomar Airport Road 10-57 "A-D" 30-73 SR78 124-142 "F" 156-180 1-5 : 199-216 "D" 260-272 * Thejjurn£ers are in thousands of daily trips. The Congestion Management Program's (CMP) acceptable Level of Service (LOS) standard is "E", or LOS "F" if that was the LOS in the 1990 base year (e.g., SR 78 in Carlsbad was LOS "F" in 1990). Accordingly, all designated roads and highways are currently operating at or better than the acceptable standard LOS. Note that the buildout ADT projections are based on the full implementation of the region's general and community plans. The proposed project is consistent with the general plan and, therefore, its traffic was used in modeling the buildout projections. Achievement of the CMP acceptable Level of Service (LOS) "E" standard assumes implementation of the adopted CMP strategies. Based on the design capacity(ies) of the designated roads and highways and implementation of the CMP strategies, they will function at acceptable level(s) of service in the short- term and at buildout. c) No Impact. The proposed project site is an existing, developed industrial subdivision and the proposed use will be located in an existing building and does not include any aviation components. The project is consistent with the existing Comprehensive Land Use Plan for the McClellan-Palotnar Airport with the restrictions recommended for the proposed use. It would not, therefore, result in a change of air traffic patterns or result in substantial safety risks. d) No Impact. All project circulation improvements are existing and have been designed and constructed to City standards; and, therefore, would not result in design hazards. By formally amending the Specific Plan the proposed project is consistent with the City's general plan and zoning. Therefore, it would not increase hazards due to an incompatible use. e) No Impact. The project site is an existing, developed industrial subdivision and the proposed use will be located in an existing building that has been designed to satisfy the emergency requirements of the Fire and Police Departments. No impact assessed. f) No Impact. The project site is an existing, developed industrial subdivision and the proposed use will be located in an existing building and the project site contains parking facilities that presently substantially exceed parking requirements. g) No Impact. The project site is an existing, developed industrial subdivision and the proposed use will be located in an existing building and will not affect or modify public transportation facilities currently serving the building. 18 Rev. 01/02/07 Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy XVI. UTILITIES AND SERVICES SYSTEMS - Would the project: 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_exis|;ing 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? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact D a-g) No Impact. The proposed project will not have any increased or additional impact on utilities or other service systems as it is located in an existing, developed industrial subdivision where all utility and service systems have been provided. The proposed use will be located in a building that has previously been used for similar office and industrial uses. 19 Rev. 01/02/07 Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy Potentially Significant Potentially Unless Significant Mitigation Impact Incorporated Less Than Significant No Impact Impact XVII. MANDATORY FINDINGS OF SIGNIFICANCE 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? ("Cumula- tively 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 substantial adverse effects on human beings, either directly or indirectly? a-c) No Impact. Specific Plan 181 applies to an area of land that is an existing, developed industrial park. The amendment to the Specific Plan proposes to add an additional use, "Educational Facilities, Other", to the list of uses permitted within the Specific Plan subject to approval of a Minor Conditional Use Permit. Other restrictions would be applied to the use including that it must be located outside of the Airport Flight Activity Zone, wholly outside the 60dB CNEL noise contour or if between 60-65 dBA CNEL the interior noise levels should be attenuated to 45 dBA CNEL (as verified through a site specific acoustical study), and, finally, that only adult students would be allowed to enroll in the facility. The Specific Plan Amendment by itself does not approve any development project and as such will not have any physical impacts on the environment. The proposed Minor Conditional Use Permit for an Educational Facility will be located on an existing, fully developed lot and the proposed use will occupy a portion of the existing building located on the lot. The existing building has been occupied by other industrial/office uses in the past and, therefore, the proposed use will not affect or impact the existing environmental conditions of the site or surrounding properties. 20 Rev. 01/02/07 Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy XVIII. 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. 21 Rev. 01/02/07 Project Number(s): SP 181(F)/MCUP 07-07 Project Name: San Diego Golf Academy 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 Department located at 1635 Faraday Avenue, Carlsbad, California, 92008. 1. Final Master Environmental Impact Report for the City of Carlsbad General Plan Update (MEIR 93-01). City of Carlsbad Planning Department. March 1994. 2. Carlsbad Airport Center Specific Plan, SP 181. 3. Carlsbad Municipal Code, Title 21; Zoning. 4. McClellan-Palomar Airport Comprehensive Land Use Plan. 22 Rev. 01/02/07