HomeMy WebLinkAbout2007-12-05; Planning Commission; Resolution 63591 PLANNING COMMISSION RESOLUTION NO. 6359
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A RESOLUTION OF THE PLANNING COMMISSION OF THE
3 CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
ADOPTION OF A NEGATIVE DECLARATION FOR A
4 GENERAL PLAN AMENDMENT TO CHANGE THE
, GENERAL PLAN LAND USE DESIGNATION FROM
PLANNED INDUSTRIAL TO OFFICE, A MASTER PLAN
6 AMENDMENT TO CHANGE THE BRESSI RANCH MASTER
PLAN LAND USE AND ZONING DESIGNATIONS FROM
7 PLANNED INDUSTRIAL TO OFFICE, AND A TENATIVE
TRACT MAP, SITE DEVELOPMENT PLAN, NON-
8 RESIDENTIAL PLANNED DEVELOPMENT PERMIT, AND A
9 SPECIAL USE PERMIT, TO DEVELOP A 1.94-ACRE PARCEL
WITH A 19,760-SQUARE-FOOT MEDICAL OFFICE
10 BUILDING LOCATED ON THE SOUTHEAST CORNER OF
EL CAMINO REAL AND TOWN GARDEN ROAD IN
11 PLANNING AREA 1 IN THE BRESSI RANCH MASTER PLAN
AND LOCAL FACILITIES MANAGEMENT ZONE 17.
12 CASE NAME: BRESSI RANCH MEDICAL PLAZA
13 CASE NO.: GPA 07-07/MP 178(F)/CT07-04/SDP 07-03/
PUD 07-04/SUP 07-01
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WHEREAS, David Di Rienzo, "Developer," has filed a verified application with
,,- the City of Carlsbad regarding property owned by Bressi Ranch Medical Plaza, LLC,
17 "Owner," described as
18 Lot 1 of Carlsbad Tract 02-15 Bressi Ranch, in the City of
Carlsbad, County of San Diego, State of California, according
to the map thereof No. 14960, filed in the office of the County
20 Recorder of San Diego County, February 4, 2005
21 ("the Property"); and
22 WHEREAS, a Negative Declaration was prepared in conjunction with said
23 ...project; and
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WHEREAS, the Planning Commission did on the 5th day of December 2007,
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hold a duly noticed public hearing as prescribed by law to consider said request; and
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27 WHEREAS, at said public hearing, upon hearing and considering all testimony
28 and arguments, examining the initial study, analyzing the information submitted by staff, and
considering any written comments received, the Planning Commission considered all factors
2 relating to the Negative Declaration.
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NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
4
<- Commission as follows:
5 A) That the foregoing recitations are true and correct.
7 B) That based on the evidence presented at the public hearing, the Planning
Commission hereby RECOMMENDS ADOPTION of the Negative Declaration,
8 Exhibit "ND," according to Exhibits "NOI," and "PII," attached hereto and made
a part hereof, based on the following findings:
10 Findings;
1. The Planning Commission of the City of Carlsbad does hereby find:
12 a. It has reviewed, analyzed, and considered the Negative Declaration Bressi Ranch
13 Medical Plaza - GPA 07-07/MP 178(F)/CT 07-04 /SDP 07-03/PUD 07-04/SUP
07-01 the environmental impacts therein identified for this project and any
14 comments thereon prior to RECOMMENDING APPROVAL of the project; and
b. The Negative Declaration has been prepared in accordance with requirements of
,s the California Environmental Quality Act, the State Guidelines, and the
Environmental Protection Procedures of the City of Carlsbad; and
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c. It reflects the independent judgment of the Planning Commission of the City of
18 Carlsbad; and
19 d. Based on the EIA Part II and comments thereon, there is no substantial evidence
20 the project will have a significant effect on the environment.
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PC RESO NO. 6359 -2-
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning
Commission of the City of Carlsbad, California, held on the 5th day of December 2007, by the
following vote, to wit:
AYES:
NOES:
Chairperson Baker, Commissioners Boddy, Cardosa, Dominguez,
Douglas, and Montgomery.
ABSENT: Commissioner Whitton
ABSTAIN:
JULIE B AKERVChairperson
CARLSBAD PLANNING COMMISSION
DON NEU
Planning Director
PC RESO NO. 6359 -3-
City of Carlsbad
Planning Department
CASE NAME:
CASE NO:
PROJECT LOCATION:
NOTICE OF INTENT TO ADOPT A
NEGATIVE DECLARATION
Bressi Ranch Medical Plaza
GPA 98-03CAVMP 178(FVSDP 07-03/PUD 07-04/SUP 07-01/
CT 07-04
East side of El Camino Real between Town Garden Road and
Metropolitan Street in Planning Area 1 of the Bressi Ranch Master
Plan and Local Facilities Management Zone 17 in the City of
Carlsbad, San Diego County. APN 213-260-01.
PROJECT DESCRIPTION: The project consists of a General Plan Amendment (GPA),
Master Plan Amendment (MPA), Site Development Plan (SDP), Non-Residential Planned
Development (PUD), Special Use Permit (SUP), and Tentative Tract Map (CT) to allow for the
construction of a 19,760 square foot medical office building on a 1.94-acre site. The site, Bressi
Ranch Master Plan Planning Area 1, was previously graded with the mass grading permit
approved by the Bressi Ranch Master Tentative Map project, CT 00-06.
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 of 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 City Council.
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 in the Planning Department at (760) 602-4631.
PUBLIC REVIEW PERIOD October 30. 2007 through November 19, 2007
PUBLISH DATE October 30, 2007
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 » FAX (760) 602-8559 • www.ci.carlsbad.ca.us
ENVIRONMENTAL IMPACT ASSESSMENT FORM - INITIAL STUDY
(TO BE COMPLETED BY THE PLANNING DEPARTMENT)
CASE NO: GPA 98-03 (A) /MP 178 (F) /CT 07-04 /PUD 07-04 /SDP 07-03 /SUP 07-01
DATE: October 23. 2007
BACKGROUND
1. CASE NAME: Bressi Ranch Medical Plaza
2. LEAD AGENCY NAME AND ADDRESS: City of Carlsbad
3. CONTACT PERSON AND PHONE NUMBER: DAN HALVERSON - 760-602-4631
4. PROJECT LOCATION: South side of Town Garden Road between El Camino Real and
Metropolitan Street. Carlsbad. San Diego County. APN 213-260-01-00
5. PROJECT SPONSOR'S NAME AND ADDRESS: Bressi Ranch Medical Plaza. LLC. 936 East
Santa Ana Boulevard. Santa Ana. CA 92701
6. GENERAL PLAN DESIGNATION: Existing: Planned Industrial (PI) Proposed: Office (O)
7. ZONING: Existing: Planned Community (PC). Existing Master Plan Designation: Planned
Industrial (PM). Proposed Master Plan Designation: Office (O).
8. OTHER PUBLIC AGENCIES WHOSE APPROVAL IS REQUIRED (i.e., permits, financing
approval or participation agreements): San Diego County Regional Airport Authority
9. PROJECT DESCRIPTION/ ENVIRONMENTAL SETTING AND SURROUNDING LAND
USES:
The project consists of a General Plan Amendment and Master Plan Amendment to change the
General Plan Land Use designation of the site from Planned Industrial (PI) to Office (O). A
Master Plan Amendment is required to change the proposed underlying Master Plan Zoning from
Planned Industrial (PM) to Office (O) to develop the 1.94-acre parcel with a 19.760 square foot
medical office building. The project proposal is also a request for approval of a Tentative Tract
Map. Site Development Plan, and Non-Residential Planned Development Permit to construct and
subdivide the medical office building into 15 non-residential airspace condominium units. The
project also requires the processing of a Special Use Permit as it is within Area 4 of the El
Camino Real Scenic Corridor, and as such is subject to the El Camino Real Corridor
Development Standards. The site is a previously graded industrial pad with utility services
provided to the site. Site access is provided via a proposed driveway on the eastern portion of the
lot off of Metropolitan Street. The site is bordered by proposed Planned Industrial office's to the
north. Office use to the south, a large Open Space lot to the east, and Planned Industrial Office's
to the west. The environmental impacts of the development of the site were evaluated in the
previously approved Bressi Ranch Master Plan Environmental Impact Report (EIR 98-04),
certified by the City Council in July, 2002.
GPA 98-03(A) /MP 178(F) /CT 07-04 /PUD 07-04 /SDP 07-03 /SUP 07-01
Bressi Ranch Medical Plaza
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
J Agricultural Resources
I I Air Quality
J Biological Resources
Cultural Resources
J Geology/Soils
Hazards/Hazardous Materials
Hydrology/Water Quality
Land Use and Planning
Mineral Resources
Mandatory Findings of
Significance
Noise
Population and Housing
Public Services
Recreation
Transportation/Circulation
Utilities & Service Systems
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GPA 98-03(A) /MP 178(F) /CT 07-04 /PUD 07-04 /SDP 07-03 /SUP 07-01
Bressi Ranch Medical Plaza
DETERMINATION.
(To be completed by the Lead Agency)
£3 I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
CD 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.
H] I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
l~~l 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.
CD I find that although the proposed project could have a significant effect on the environment, there
WELL 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
GPA 98-03(A) /MP 178(F) /CT 07-04 /PUD 07-04 /SDP 07-03 /SUP 07-01
Bressi Ranch Medical Plaza
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 less 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 EER 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
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Bressi Ranch Medical Plaza
a Mitigated Negative Declaration may be prepared.
• 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.
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
Potentially Unless
Significant Mitigation
Impact Incorporated
D
D
D
Less Than
Significant No
Impact Impact
a)-d) No Impact. The lot is proposed along the east side of El Camino Real and will be visible from the
surrounding lots as well as along El Camino Real. The project would not have an impact as the project
would be setback over 50 feet from the prime arterial (El Camino Real) and is set lower than the roadway,
which would help preserve distant views and reduce a corridor effect caused by buildings being placed
near the roadway. The site is Land Use designated as a Planned Industrial building site and the change of
the site to an Office Land Use designation would not have any negative aesthetic effects above those
analyzed with the previous land use designation. The same intensity and design of building could be
developed under either land use designation.
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Bressi Ranch Medical Plaza
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?
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
D
a) - c) No Impact. The site is a previously graded industrial pad and does not support agricultural uses
and is not under Williamson Act contracts. All impacts to agricultural resources were previously
mitigated consistent with the Bressi Ranch Master Plan Environmental Impact Report (EIR 98-04),
certified by the City Council in July, 2002 which was implemented for the Master Tract Map and project
mass grading permit that created the lot that is the subject of this application.
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?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant No
Impact Impact
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Bressi Ranch Medical Plaza
c) 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 (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 No
Impact Impact
a) No Impact. The project site is located in the San Diegp Air Basin which is a state non-attainment area
for ozone (Os) and for paniculate matter less than or equal to 10 microns in diameter (PMio). 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 (SEP). The SEP was adopted by the Air Resources Board (ARB) after public hearings on November
9th through 10th 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 SEP in mid-1996.
The proposed project relates to the SEP 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.
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 to 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?
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Bressi Ranch Medical Plaza
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. The project would involve minimal short-term emissions associated with
grading and construction. Such emissions would be minimized through standard construction measures
such as the use of properly tuned equipment and watering the site for dust control. Long-term emissions
associated with travel to and from the project will be minimal. 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 quality readings), 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 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 construction of the proposed project could generate fumes from the operation of
construction equipment, which may be considered objectionable by some people. Such exposure would
be short-term or transient. In addition, the number of people exposed to such transient impacts is not
considered substantial.
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Bressi Ranch Medical Plaza
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, hydrological 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?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
D
D
D
a) - f) No Impact. The project site is a previously graded industrial pad and does not contain any flora or
fauna. The adjacent open space preserve area to the east will not be impacted by the project as adequate
setbacks, drainage, and light shielding are provided. All impacts to biological resources were previously
mitigated consistent with the Bressi Ranch Master Plan Environmental Impact Report (EIR 98-04),
certified by the City Council in July, 2002 which was implemented for the Master Tract Map and project
mass grading permit that created the lot that is the subject of this application.
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Bressi Ranch Medical Plaza
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?
d) Disturb any human remains, including those interred
outside of formal cemeteries?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant No
Impact Impact
n
a) - d) No Impact. The project site is a previously graded industrial pad and does not contain any cultural
resources. All impacts to cultural resources were previously mitigated consistent with the Bressi Ranch
Master Plan Environmental Impact Report (EIR 98-04), certified by the City Council in July, 2002 which
was implemented for the Master Tract Map and project mass grading permit that created the lot that is the
subject of this application.
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?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant No
Impact Impact
D
n
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Bressi Ranch Medical Plaza
b) Result in substantial soil erosion or the loss of
topsoil?
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?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant No
Impact Impact
El
El
El
a) - e) No Impact. The project site is a previously graded industrial pad which has been graded pursuant
to the grading standards of the City of Carlsbad.
VII. HAZARDS AND HAZARDOUS MATERIALS
- Would the project:
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?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorpo rated
Less Than
Significant No
Impact Impact
EI
EI
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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?
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?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
D
No
Impact
D
D
a) - d) and f) - h) No Impact. The project site does not contain nor is adjacent to hazardous materials.
e) No Impact. The site has been reviewed by the San Diego County Regional Airport Authority on
October 4, 2007, for consistency with the McClellan-Palomar Airport Land Use Compatibility Plan
(ALUCP). The authority found the Land Use Amendment project to be consistent with the ALUCP.
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
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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) Place housing within a 100-year flood hazard area as
mapped on a Federal Flood Hazard Boundary or
Flood Insurance Rate Map or other flood delineation
map?
h) Place within 100-year flood hazard area structures,
which would 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 failure of a levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
D
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?
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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?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
D
Less Than
Significant
Impact
No
Impact
p) Impact aquatic, wetland, or riparian habitat?
q) Result in the exceedance of applicable surface or
groundwater receiving water quality objectives or
degradation of beneficial uses?
D
a-q) No Additional Impact. Impacts to Water Quality and Hydrology were analyzed in the Bressi Ranch
Master Plan Final Program EIR 98-04. Mitigation measures to reduce impacts to a less than significant
impact were identified and include implementation of the Drainage Control Plan and Storm Water
Management Plan. The subject property is required by law to comply with federal, state and local water
quality regulations including the Clean Water Act, California Administrative Code Title 23, and specific
basin plan objectives identified in the "Water Quality Control Plan for the San Diego Basin". The project
is required to adhere to all applicable Regional Water Quality Control Board (RWQCB) regulations for
control of sedimentation and erosion, and to comply with National Pollutant Discharge Elimination
System (NPDES) requirements and Best Management Practices (BMPs). The proposed project will
include all water quality infrastructure as required by the City of Carlsbad. As a result, there will be no
impact to water quality, site erosion, pollution discharge, or drainage from the site as it may affect
adjacent properties and existing storm water infrastructure. No additional mitigation is required.
The required mitigation measures include the current Best Management Practices and Best Available
Technologies (BMP's and BAT's) available at that time for pollution control and erosion/siltation control,
as referenced in the "California Storm Water Best Management Practices Handbook" and meeting all
regulatory standards. The BMP Plan Options address the use of treatment control methods using flow
based and volume based BMP's such as: 1) Grass Bio-filters and Strips; 2) Wetland Pond/Retention
Basins; 3) Continuous Deflective Separation (CDS) Units/Fossils Filters; or 4) A combination of BMP
options one through three.
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?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant No
Impact Impact
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c) Conflict with any applicable habitat conservation
plan or natural community conservation plan?
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impa<r x
a) - c) No Impact. The proposed General Plan Land Use change from Planned Industrial to Office will
not have an impact in that the site will be developed as an Office building which could be built under the
Planned Industrial Land Use designation. The difference in the use of the building would be that the
Office uses would allow the sales of goods and services to the general public whereas the Planned
Industrial office uses are not retail in nature, do not cater to the general public, and do not generate walk-
in or drive-in traffic and are incidental to the industrial uses in the vicinity. The proposed development of
an Office Land Use would not have an impact on the Industrial Park in that the site is located adjacent to
El Camino Real, a prime arterial roadway, and Town Garden Road, a collector street, and would not bring
traffic into the Bressi Ranch industrial park. The site is separated from other industrial uses by significant
open space area and the proposed Office land use would not bias the ability of industrial users to conduct
uses allowed in the industrial zone. Other uses in the immediate area are professional Office and light
manufacturing uses.
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) and b) No Impact. The site is a previously graded lot and is not known to possess any significant
mineral resources.
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?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant No
Impact Impact
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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 without 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
Impact
D
No
Impact
D
D D
a - f) No Impact. The project will not create or be subject to excessive noise or ground borne vibration.
The project site is riot located in the vicinity of a private airstrip. The project is located wholly outside the
60 CNEL noise contour of the McClellan Palomar Airport and exterior CNEL levels between 65 and 75
dBA are considered "conditionally acceptable" for office, business commercial, planned industrial, and
professional land uses. As depicted in the Bressi Ranch Master Plan Final Program EIR, section 5.4
Noise, by the year 2020 the noise levels generated by vehicles south of Palomar traveling on El Camino
Real are projected to be 76.1 dBA CNEL at 75 feet from the roadway centerline. According to the Final
Program EIR, a distance from roadway centerline of 86 feet would meet the City's industrial outdoor
noise standards. The planned 50-foot setback along El Camino Real combined with the distance to the
roadway centerline will meet or exceed the 86 foot distance needed to comply with the noise standard.
This is not considered a significant impact.
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?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant No
Impact Impact
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c) Displace substantial numbers of people, necessitating
the construction of replacement housing elsewhere?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant No
Impact Impact
a- c) No Impact. The project will not induce substantial growth or displace homes or people as none exist
on the site.
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
Less Than
Significant
Impact
No
Impact
a) No Impact. The proposed project is in compliance with the City of Carlsbad's Growth Management
Plan and is not exceeding the development projections anticipated for the site. As a result the project will
have no impacts on public services.
Less Than
Significant No
Impact Impact
XIV. RECREATION
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
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?
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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?
Potentially
Significant
Impactn
Potentially
Significant
Unless
Mitigation
Incorporatedn
Less Than
Significant No
Impact Impac
X
a) and b) No Impact. The proposed project will not generate uses that would substantially cause physical
deterioration to a regional or existing neighborhood park or require expansion of existing facilities.
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?
r) Result in insufficient parking capacity?
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus turn-
outs, bicycle racks)?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant No
Impact Impact
n n
a) Less Than Significant Impact. The project will generate 988 Average Daily Trips (ADT) and 168
peak hour trips. This traffic will utilize the following roadways: El Camino Real, Palomar Airport Road,
and Town Garden Road. Existing traffic on El Camino Real at Town Garden Road is 29,801 ADT (2006)
and the 2006 peak hour level of service at the arterial intersection impacted by the project is 0.43 or an
"A" LOS. The design capacity(ies) of the arterial roads affected by the proposed project is 40,000
vehicles per day. While the increase in traffic from the proposed project may be slightly noticeable, the
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street system has been designed and sized to accommodate traffic from the project and cumulative
development in the City of Carlsbad. The proposed project would not, therefore, cause an increase in
traffic that is substantial in relation to the existing traffic load and capacity of the street system. The
impacts from the proposed project are, therefore, less than significant.
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 one
highway segment in Carlsbad as part of the regional circulation system. The existing LOS on these
designated roads and highway in Carlsbad is:
LOS
Rancho Santa Fe Road "A-C"
El Camino Real "A-D"
Palomar Airport Road "A-D"
SR 78 "F"
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 highway 78 is currently operating at or better than the acceptable
standard LOS.
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 highway 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 does not include any aviation components. The project is located
wholly outside the 60 CNEL noise contour of the McClellan Palomar Airport and exterior CNEL levels
between 65 and 75 dBA are considered "conditionally acceptable" for office, business commercial,
planned industrial, and professional land uses. It would not, therefore, result in a change of air traffic
patterns or result in any 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. 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) No Impact. The proposed project is not requesting a parking variance. Additionally, the project
complies with the City's parking requirements to ensure an adequate parking supply. No impact assessed.
g) No Impact. Public transportation is located off El Camino Real adjacent to the project and is
accessible from the site. The project will be conditioned to install bike racks as part of their approval.
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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 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?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant No
Impact Impact
a) - g) No Impact. The proposed project will be required to comply with all Regional Water Quality
Control Board Requirements. In addition, the Zone 17 LFMP anticipated that the project site would be
developed with industrial/professional office uses and wastewater treatment facilities were planned and
designed to accommodate industrial/professional office uses on the site. All public facilities, including
water facilities, wastewater treatment facilities and drainage facilities, have been planned and designed to
accommodate the growth projections for the City at build-out. The proposed project will increase the
demand for these facilities. However, the proposed 19,760 square feet of office would not result in an
overall increase in the City's growth projection in the SE quadrant. Therefore, the project will not result
in development that will result in a significant need to expand or construct new water facility supplies,
wastewater treatment or storm water drainage facilities.
Existing waste disposal services are adequate to serve the proposed project without exceeding landfill
capacity. In addition, the proposed development will be required to comply with all federal, state, and
local statues and regulations related to solid waste.
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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?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant No
Impact Impact
D
a) - c) No Impact. The proposed project was evaluated in the Final Program Environmental Impact
Report for the Bressi Ranch Master Plan (2002) MP 178. dated April, 2002, by Cotton/ Bridges/
Associates (CBA), Inc. and evaluates the potential environmental effects of the development and/or
operation of the "Bressi Ranch Master Plan (2002)" and associated actions. The "Bressi Ranch Master
Plan (2002)" is a planning document which will guide the development of 623 dwelling units and non-
residential land uses on a 585.1 gross acre site consisting of 15 planning areas and 6 open space areas.
The Planned Areas consist of 346.4 gross acres and provides for 623 residential units and 191.5 acres for
non-residential land uses. The planned Open Space areas consist of 190.7 acres spread out throughout the
site.
EIR 98-04 analyzed the following environmental issue areas: Land Use and Community Character,
Landform Alteration, Visual Quality, Biological Resources, Archaeological Resources, Paleontological
Resources, Transportation, Noise, Air Quality, Geology/Soils, Hydrology, Water Quality and Drainage,
Public Facilities and Services, Human Health and Safety Hazards, and Population and Housing. The
Initial Study prepared for the Bressi Ranch Master Plan and related action is included in Volume 1 of the
Appendices for EIR 98-04 and analyzed additional issues, which were determined not to have a
significant environmental impact. The City of Carlsbad City Council certified EIR 98-04 in April, 2002.
At that time CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation
Monitoring and Reporting Program were all approved. All mitigation measures applicable to this Master
Plan have been completed, incorporated into the project design, or are required as a condition of approval
for the projects. The EIR 98-04 "Statement of Overriding Considerations" applies to all projects covered
by the Bressi Ranch Final Program EIR.
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
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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 standard, traffic standards, habitat and cultural resource protection
regulations, and public facility standards, ensure that development within the City will not result in a
significant cumulatively considerable impact.
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.
Based upon the Professional Office nature of the project and the fact that future development of the site
will comply with City standards, the project will not result in any direct or indirect substantial adverse
environmental effects on human beings.
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.
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. Bressi Ranch Master Plan EIR. Cotton/Bridges/Associates, December 2001.
3. Bressi Ranch Master Plan. Hofman Planning Associates, May 2002.
4. Traffic Impact Analysis. Urban Systems Associates, Inc., July 2007.
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