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HomeMy WebLinkAbout1983-03-15; City Council; 9673; Buena Vista Park Plaza - Combination district (TS, O & OS)E " E 7 E 9 IC 11 12 12 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 ORDINANCE NO. 9673 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A SPECIFIC PLAN (SP-185) FOR A COMBINATION DISTRICT (TS, 0, OS) ON 96.6 ACRES LOCATED ON THE SOUTH SIDE OF HIGHWAY 78 APPROXIMATELY .5 MILE EAST OF EL CAMINO REAL. SOUTHERS: SP-185 WHEREAS, the City Council of the City of Carlsbad, California, has reviewed and considered a specific plan for a Combination District (TS, 0, OS) on 96.6 acres; and WHEREAS, after procedures in accordance with the requirements of law the City Council has determined that the public interest indicates that said plan be approved. NOW, THEREFORE, the City Council of the City of Carlsbad does ordain as follows: SECTION 1: That specific plan (SP-185) as shown on Exhibit "T" along with the development standards contained in Exhibit "A" dated March 1, 1983, attached hereto and made a part hereof is hereby approved. EFFECTIVE DATE: This ordinance shall be effective thirty days after its adoption, and the City Clerk shall certify to the adoption of this ordinance and cause it to be published at least once in the Carlsbad Journal within fifteen days after its adopt ion. INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City Council held on the 1st day of March, 1983, by the following vote to wit: //// //// //// //// P-8 i 1 2 3 e 9 1c 11 12 12 14 24 2f INTRODUCED AND FIRST READ at a regular meeting of the Zarlsbad City Council held on the 1st day of March, 1983, and thereafter PASSED AND ADOPTED at a regular meeting of said City Zouncil held on the 15th day of March, 1983, by the following vote, to wit: AYES: NOES: Ebne ABSENT: None Council Mdxrs Casler, Lewis, Kulchin, Chick and Prescott %dh MARY H. SLER, Mayor ATTEST: (SEAL) .2 .. EXHIBIT T 3/1/83 ? SPECIFIC PEAN 185 BUENA VISTA PARK PLAZA CARLSBAD, CALIFORNIA PREPARED BY: LIGHTE" & ASSOCIATES muis Lightfoot Rick Rosaler CITY STAFF Michael J. Holzmiller, Land Use Planning Manager Charles D. Grim, Project Coordinator EXHIBIT A MARCH 1, 1983 FEBRUARY, 1983 PURPOSE The purpose of the Buena Vista Park Plaza Specific Plan is to provide for a planned office and travel service development that is sensitive to the adjacent Buena Vista Creek, the existing riparian habitat, and conpatible with surround- ing land uses. The Specific Plan is a tool to irrp?lent the goals and objec- tives of the City of Carlsbad General Plan, Elements of the General Plan indicate the City's desire to preserve creek and riparian areas in a natural condition. additional development regulations necessary to insure a quality development that preserves the riparian habitat, minimizes the effects of development on the Buena Vista Creek and Lagoon, and is visually attractive from Highway 78 and surrounding properties. The Open Space and Conservation This Specific Plan provides the PROPERTY DESCRIPTION AND LOCATION The Buena Vista Park Plaza is located on 96.68 acres Carlsbad on the south side of Highway 78 between the east in the City of and west cul-de-sacs of Haymar Drive. Map one indicates the property's location. The property is specifically identified by the San Diego County Assessor's Parcel Number 167- 040-24. straints and opportunities, Buena Vista Creek and rolling hillsides to the south. The property is unique because of its location, physical features, con- The property includes the wide valley bottom of the GENERAL PLAN AND ZONING DESIGNATIONS The General Plan designation for the subject property is a conbination dis- trict that contains Open Space, Travel Service Commercial, and Professional and Related Commercial land use designations. location and area of those designations. This Specific Plan determines the The Circulation Elemnt indicates Marron Road as a secondary arterial with an 84- foot right-of-way running east/west through the Specific Plan. This plan also allows the flexibility to connect the Rancho del Or0 interchange at Highway 78 with Marron Road by an 84-foot road if the Circulation Element is mended to reflect that change, -1 - BUENA VISTA PARK PLAZP ---------- -I San Diegs U 0 10 mi. &-) LIGHTFOOT CI ASSOCIATES Location Map 1 r .. 0 The zoning classification for the creek and riparian habitat is open Space (0-S). the Commercial-Tourist zone implements the Travel Service General Plan desig- nation. Map two indicates the existing General Plan and zoning designations. ?he R-P zone is the consistent zone for the Professional category, and Each of these zones needs additional standards due to the unique features of the property and the City zoning ordinance. For instance, while the open Space zone would conserve the valley bottom, the zone still could allow a certain amount of development for such buildings as club houses, riding stables or other outdoor recreational uses. The R-P zone,, while the most cmpatible zone with the Pro- fessional Related Commrcial General Plan designation, allows residential uses at the R-3 density. developcent standards to provide a development more consistent with the City's goals. Furthemre, dual zoning pursuant to Section 21.05.095 of the Carlsbad Municipal Code will be utilized on areas D (CT-RP) and E (CT-OS). Actual land use and zoning will be tied to circulation alternatives. The Specific Plan further regulates the land uses and GENERAL DEVELOPMENT CONCEKT The Specific Plan identifies and defines the land uses that will be per- It provides standards and criteria for the development of the office mitted on the property in accordance with the General Plan and Zoning regul- ations. and commercial tourist area, and a management plan for the preservation of the riparian habitat. lations and project phasing are all addressed within the context of the Specific Plan. Landscaping criteria, signs, setbacks, height, parking regu- TABLE ONE LAND USE SUMMARY Residential Professional 18.20 Acres Comrcial Tourist "17.95 Acres open Space Riparian Preserve 29.22 Acres Natural Slopes 17.43 Acres Transitional Slope Landscaping 3.93 Acres TOTAL OPEN SPACE 50.58 Acres Circulation 9.95 Acres 'IWI'AL LAND USE 96.68 Acres * Table is based on Alternative "a'' in the Circulation Section. acreage could change in Areas D & E depending on circulation. Land use -2- GENERALPLAN P, ---. -=-" i Combination O-0 --4 i d--. i --11,4 --=1.. --I i I District I Combination GENERAL PLAN Comibination District c*(* Trave6 Service Professional Open Space ZONING QualfieQ OveMy Zone LIGHTFOOT 0 ASSOCIATES umuy Wunsurmrs -. , CIRCULATION AND PElASING The existing circulation network for the subject property consists of the Haymar Road cul-de-sac at the northwest corner of the property. Due to the existing congestion on El Camino Real at the freeway interchange, Haymar Road is not feasible to use as an access. edge of the riparian habitat on the Specific Plan. across the property connecting El Camino Real with College Boulevard. easterly connection probably will not occur until some time in the future due to the existing surface mine operation east of the property. Marron Road will con- nect the property to El Camino Real with the first phase of the project. Haymar Road remains as a cul-de-sac at the The City's Circulation Element indicates Marron Road will run east-west The The Specific Plan will be developed in two phases. Each phase is dependent on the campletion of street and other public improvements required to service the proposed land uses in that phase by the developer. Phase one includes Area A, B and C (see Land Use Map, Exhibit A) with access from the extension of Marron Road. Phase one would also include on and off-site improvements as described in the Phase I improvements below. Phase I Circulation Improvements: Prior to any occupancy of Areas B & C the developer shall fully improve Marron Road from the existing stub at Avenida Anita to the end of the pro- posed cul-de-sac which separates Areas A & B. fully improved prior to any occupancy of Area B. Prior to any occupancy in Area A the developer shall fully improve Marron Road adjacent to Area A in conjunction with adjacent development. Prior to any occupancy in Phase I, the developer shall construct a raised median on Marron Road between El Camino Real and the mst easterly drive- ways of the commercial area just east of El Camino Real (Vons & Handyman Centers) in a manner acceptable to the City Engineer. Prior to any occupancy in Phase I, the developer shall improve the inter- section of Marron Road and El Camino Real by providing a right-tum and left-turn lane on Marron Road to the satisfaction of the City Engineer. The cul-de-sac shall be -3- - Arte?Oal/coBlsctor 84 tt. ROW ----- Extentlon of Ranc 0 del Or0 e Phase two development will include Areas D and E, as shown on Exhibit A, land use map. Prior to occupancy being granted to any development in Area D, Marron Road will be extended to the easterly boundary of the Specific Plan as described in Phase I1 improvements below. Phase 11 Circulation Immovements: 1) Prior to any occupancy of Area D, the developer shall fully improve Marron Road to the project's eastern property line. The appropriate alternative out of the following three alternatives will be implemented regarding circulation in Phase 11: a) If the City's Circulation Element is mended to include Rancho del Oro, and the interchange with ramps is approved at the intersection of High- way 78 and Rancho del Or0 Drive by Cal Trans, the developer shall fully improve Rancho del Or0 to secondary arterial standards fram Marron Rod, north to Highway 78, including freeway ramps, prior to occupancy of Areas D & E. the developer, if available. will be developed pursuant to the Cmrcial Tourist Zone. Access to Area E must be determined to be non-hazardous by the City Engineer or no development can occur and Area E would remain as open space? If the Rancho del Oro,/Highway 78 interchange is approved, but the City's Circulation Element is not amended to include Rancho del Or0 Drive, the developer may construct a local street connection from Rancho del Or0 Drive at Highway 78, including ramp construction, south- ward ending in a cul-de-sac to the north of Marron Road, to service Areas D and E. Under this alternative, Areas D and E will be developed as Commercial Tourist (C-T) uses. to 'be non-hazardous by the City Engineer or no development can occur with Area E remaining as open space.* 2) public transportation funds may also be utilized by Under this alternative, Areas D and E b) Access to Area E must be determined *Currently no alignments for Rancho del Or0 Drive or the interchange ramps at Highway 78 have been established. As a result! the feasibility of developing Area E is not known. fic problem. t@ vested development rights for Area E are established by this plan. The burden of proof lies with the developer to prove to the City Engineer's satisfaction that Area E can be safely accessed before a site devel- opment plan can be submitted for this area. City Engineer, this area will remain as open space. Development of this area could result in a hazardous traf- If access is not appoved by the -4- c) If Cal trans fails to approve the interchange at Highway 78 to Marron Road through Rancho del Or0 Drive, no development may occur in Area D until Marron Road has at a minimum two-lane (28 feet of pavement, 30 feet of right-of-way) street improvements to College Boulevard. Under this alternative, Area D will be developed Residential Professional (R-P) and no development will occur in Area E. No development will occur in Areas D and E until one of these three alter- natives is implemented. alternatives shall be installed prior to occupancy being granted to any development in Areas D and E. fie improvements required to implement these PERMITIED USES The following uses are allowed in each of the respective areas. requiring a Conditional Use Permit such as service stations or drive-thru restaurants are required to obtain those permits under the normal Conditional Use Permit procedure. Uses AREASA, BANDC OFFICE PROFESSIONAL Areas A, B and C (and D if Alternative 'c' is selected under "Circulation and Phasing") are designated for office type uses for administrative and pro- fessional activities. The implementing zone is R-P, which is consistent with the Office and Related Commercial designation in the General Plan combination district on the subject property. Area A is located on the south side of Marron Road and is 15.39 acres in size. Area B is also located on the south side of Marron Road and is 2.19 acres. de-sac shown on the Specific Plan Map. structures that will not exceed the height of the adjacent hill or the Zoning Ordinance. Both Areas A and B are sewed by the short cul- 'Ihese two areas will provide for office Area C is located on .62 of an acre north of Harron Road. Buildings in these three areas will be limited to 35 feet in height. The land use category is intended to provide buildings for large office The uses allowed in this designation are for business an3 pro- space users. -5- fessional offices, including supporting commercial facilities,, commercial facilities are activities whose main business is servicing the other major office users in the project. Supporting The following uses are permitted in Areas A, B and C: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Administrative and executive offices Accountant and attorney offices Clinic, medical and dental, including incidental laboratories and pharmacies Engineers, architects and planners Finance, insurance and real estate services Business services (i.e.r temporary employment agencies) Professional services (i.e., public relations firms) Government services Schools for business, vocational and professional training Accessory uses related to serving the other office uses such as food service and eating facilities, and stationery stores, copying services, and computer-related services as approved by the Land Use Planning Manager. AREASDANDE COMMERCIAL TOURIST Area D (and E, if access is approved) are intended to provide for a mtel or hotel complex with quality restaurant facilities and other tourist-oriented businesses. Area D is the main TS site containing 15.95 acres located on the northwest The other TS site is Area E on the two acres adjacent to the freeway at corner of Marron Road and Rancho del Or0 Drive. Rancho del Or0 Drive. turns on Rancho del Or0 Drive. Any development in Area E shall be limited only to right The following uses are permitted in Areas D and E: 1. Hotel 2. Motel 3. Restaurants - drive-thru with Conditional Use Permit 4. Service stations - with Conditional Use Permit -6- The following accessory uses are permitted provided the accessory use is an integral part of a permitted use and located in the same structure or parcel of land: 1. Apparel shop 2. Beauty and barber shop 3. Florist shop 4. Gift store 5. Health club 6. Travel agencies OPEN SPACE Three open space designations are proposed in the Specific Plan due to the Each area has a unique situation requiring nature of the areas to remain open. a different set of standards. Riparian Preserve This 29 acre area is the most significant of the opn space categories. The designation iis intended to preserve the existing -land habitat in the valley bottom. No development will be permitted, and the area will remain in a natural condition. The preserve will function as a natural desilting basin for the lagoon and, as such, needs not only to be left in a natural state, but also needs the protection described in the Buena Vista Creek management plan. Natural Sloms Due to the topography of the Specific Plan area, certain portions of the site are not feasible to develop and will remain in a natural condition. provide harmony between the building sites and the natural slopes, a buffer area of non-indigenous plants on the natural slope may be landscaped for erosion control and fire prevention measures. the landscape architect based on soil and slope conditions at each specific location and approved by the Parks and Recreation Director. To This buffer area will be determined by The natural slope areas occur along the hillslide south of Marron Road. There are 17.43 acres of slopes to remain in a natural or buffered condition. -7- .. Transitional Slope Landscaping Because of the grading that will occur adjacent to the creek and hillside areas, the Specific Plan provides for transitional landscaping of the graded slopes from the modland and hillside habitats to the ornamental landscaping of the building sites. Species of trees, shrubs and ground cover will be selected that are compatible with mcdland and hillside habitat. transition slopes throughout the project. dinated with the management plan to protect the woodland and hillside areas. Erosion control techniques in the Buena Vista Creek management plan are an in- tegral part of this land use category. the transitional slopes when construction occurs on the development areas adjacent to them. address the adjacent slopes. There are 3.93 acres of This land use category will be mor- These techniques will be implemented on The landscaping plan for each of the development areas shall -8- Tb insure a quality development of the Specific Plan, the following dev- The stan- elopment standards shall apply to all development within the plan. dards are designed to acmmlish an office and hotel development in a park atmosphere. Front setbacks are larger than normal and landscaped. limited to enhance the park atmosphere, but provide for easy location of business in the Specific Plan. In addition, all development shall comply with other applicable des and ordinances of the City of Carlsbad. Land Use Planning Manager so long as the intent of the Specific Plan is adhered to. the Planning Commission for clarification. Signs are The development standards apply to all buildings within the Specific Plan. Minor deviation or interpretation of the Specific Plan may be made by the The Land Use Planning Manager's decisions may be appealed or referred to SITE DEVELOPMENT PLAN The underlying zoning contains the Qualified-Overlay Zone (Q) which requires a site development plan. for each sub- area (A, B, C, D and E), or if the property is further subdivided or phased, for each separate property or phase. shall conform to a uniform, harmonious architectural theme approved by the Land Use Planning Manager upon the submittal of the first site development plan in the Specific plan area. A site developnent plan will be required All site development plans SETBACKS All buildings shall maintain a 40-foot setback from Marron Road and Rancho del Or0 Drive. Setbacks on all other streets shall be 30 feet. are allowed in the front setback, provided a 20-foot landscaped setback is main- tained from the public right-of-way. mounds and other landscape features to screen the parking areas from view on the adjacent public street. landscaping, driveways and approved signs. Parking areas This landscaped setback shall contain Nothing shall be allowed in this front setback except -9- PARKING Areas A, B and C Office Professional Off-street parking spaces shall be provided at a ratio of one space for every 300 square feet of gross building area. offices shall be required to provide one space for every 200 square feet of office area. square feet of building floor area. Except that medical and dental Accessory commercial uses shall provide one space for every 200 Areas D and E Travel Service Off-street parking spaces shall be provided at the following ratio: Hotel/Motel - one space for every guest room and one additional space for each 10 units. Res taurant - he space for every 100 square feet of building area - one.for every 50 sq.ft., after 4,000 sq.ft., of building.area. Service Station - Six spaces BUILDING HEIGHT Areas A, B and C All buildings within Areas A, B and C shall be limited to 35 feet in height. R-P zone, Areas A and B may utilize this new height limit. If the zoning ordinance is amended to reflect a greater height in the All buildings within the Travel Service area shall be limited to 35 feet. STORAGE No outdoor storage shall be permitted within the boundaries of the Specific Plan. -10- MECHANICAL EQUIPMENT Roof-mounted mechanical equipment (including, but not limited to, air con- ditioners, ducts, piping, heating or ventilating equipment) shall be screened from view from the freeway, adjacent streets, and from nearby properties. REE'USE COLLECTION AREAS All outdoor refuse collection areas shall be completely enclosed by a dec- orative block wall six feet in height with wood or metal gates. enclosures shall be screened from the public right-of-way. Trash 1. 2. 3. 4. 5. LANDSCAPING Each building site within the Specific Plan shall be landscaped with a combination of trees, shrubs and ground cover, and shall be permanently irrigated in conjunction with a landscape plan to be approved by the Director of Parks and Recreation. the front yard shall be landscaped with an undulating berm to screen the parking area from the public right-of-way. Aminimm of 10% of each outdoor parking area shall be landscaped. Landscaping shall be reasonably distributed throughout the parking area and shall contain one 15-gallon tree for every 20 spaces. All landscaping and irrigation shall be installed by the developer prior to issuance of occupancy, and maintenance shall be insured by enforcement of the C.C.&R's or, if approved by the City Council, a maintenance district. Natural slope area of the Specific Plan may remain in a natural con- dition or planted in compatible species and irrigated if required by the City Engineer or Director of Parks and Recreation. Transitional slope areas shall be landscaped with species of trees, shrubs and ground cover compatible with the adjacent nature area and permanently irrigated, as determined by the Parks and Recreation Director. The 20-foot setback for parking in -11- 6. Entryway landscaping features, including signs and landscapirg, may be applied to all entries into the Specific Plan. Detailed entryway plans shall be approved by the Land Use Planning Manager prior to issuance of sign permits for the entryway. A detailed landscaping plan for the natural slopes and transitional slopes shall be approved by the City Engineer and Parks and Recreation Director prior to issuance of building permits for the adjacent dev- elopment area. Creek management plan. 7. ?his plan shall be compatible with the Buena Vista SIGNS A sign program for the Specific Plan shall be approved by the Land Use Planning Manager to insure all signs are related to their surroundings in terms of size, shape, color, material, and lighting. The following type of signs are permitted within the Specific Plan: 1. One mnment sign for each Area (A, B, C, D & E) not to exceed 60 square feet and a maximum length of 10 feet and height of 5 feet. One freeway oriented sign pursuant to Section 21.41.030(6) and 21.41.070(3) of the zoning ordinance. All other signs will be approved at the time of approval for the site developnent plans. 2. 3. -12- BUENA VISTA CREEK MANAGEME" PLAN The Riparian Preserve classification on the Specific Plan is proposed to remain in a natural condition in order to function as a sediment absorbing basin for the Buena Vista Lagoon. The preserve area is designated for the Buena Vista Creek and adjacent riparian habitat. following management plan is proposed for the Specific Plan. plan has one objective to minimize alteration of the riparian habitat. accomplish that objective, the plan deals with two issues: ship, and (2) erosion control plan, To protect this riparian habitat, the The management Tb (1) creekbed owner- The preserve area will remain in private ownership and an open space easement will be granted to the City of Carlsbad. EROSION CONTFOL PLAN To protect the Riparian Preserve, a comprehensive erosion and sedimentation control program shall be implemented by the developer during construction. Watershed management techniques and other appropriate measures listed in the Erosion and Sediment Control Handbook of the California Department of Conser- vation were used in developing the following erosion control plan. program will be submitted to the City Engineer and the Land Use Planning Manager by the developer to implement the following measures listed in this plan prior to grading, A detailed Protection of Existing Vegetation The existing riparian modland habitat shall remain in its existing con- dition. existing willows in the valley bottom. Fill slopes and their conpaction will respect the root zone of the n?e landscape architect and engineer -13- I i ,' : shall determine the extent of the zone and design of grading plan to reflect that area. Removal of Existing Vegetation require removal of the existing vegetation in the immeaiate vicinity of the bridge. port rehabilitation, the following steps shall be taken. Construction of the bridge shall occur during the nonrainy season. bridge shall be constructed to allow the maximum amount of light to penetrate the area beneath the structure subject to approval of the City Engineer and Land Use Planning Manager. pilings, the area of vegetation to be remved, and type of equipment to be used during construction. struction, Upon completion of the bridge, the siltation devices shall be re- mved, along with trapped sediments, and the valley bottom restored to a con- dition conducive to revegetation. Construction of the Rancho del Or0 bridge across the Buena Vista Creek will 'Ib insure the valley bottom is restored to a condition that will sup- The Construction plans for the bridge shall address type of Temporary siltation devices shall be installed during con- Establishment of New Vegetation Transitional slopes will be hydroseeded and permanently irrigated. Seed mixture, ground preparation, type and quality of mulch and fertilizer shall be addressed in the landscaping plans and specifications, and shall be implemented to the satisfaction of the Parks and Recreation Director. Grading Plan to the issuance of a grading pennit. slopes, their location and size and ability to support vegetation. shall be installed to the satisfaction of the Parks and Recreation Director. An overall conceptual grading plan shall be prepared by the developer prior Hydroseeding The plan shall address cut-and-fill Drainage Plan eloped with protection and control measures for drainageways prior to issuance of grading permits. As part of the erosion control plan, an overall drainage plan shall be dev- The drainage plan shall address expected runoff location -14- a7 and size of natural and manmade drainageways. methods to be used to reduce erosion of drainageways, trap sediment, and control runoff. In addition, appropriate recolranendations of the Buena Vista Creek watershed The plan will also address The drainage plan shall be approvoed by the City Engineer. enhancement plan being prepared by the State Coastal Conservancy should also be implemented. However, the long-term health of the Buena Vista Creek and Lagoon is served by a comprehensive approach to streambed management. As a watershed, it will cover areas outside this Specific Plan. -15- MITIGATION MEASURES The following mitigation measures shall control the overall development of the Buena Vista Park Plaza. The developer shall be responsible for for the implementing these mitigation measures, which are based on the project . Grading and Foundation Design A detailed subsurface soil and engineering geology invest on shall be conducted and any mitigation measures shall be incorporated into the design of all buildings in the Specific Plan. facilities shall be reviewed by a licensed soils engineer. Final project grading and drainage EIR gat Drainage, Erosion and Water Quality The comprehensive erosion control program listed in the management plan shall be implemented by the developer. Bridge construction for Rancho del Or0 Drive across the Buena Vista Creek should be conducted during nonrainy seasons. The drainage improvement plan for the Specific Plan area shall consider on- site infiltration as well as infiltration and storage facilities in the collection system. business association to minimize pollutant runoff. A parking lot cleaning program shall be implemented by the developer or Archaeological Resources The Specific Plan places the following archaeological sites in an Open Space category: Sites SDi 6139, SDi 8914, and SDi 5651 will be subject to a data recovery program listed in the EIR. W-3252, W-3252, W-3253, and SDi 8913. Visual Resources Tne Specific Plan requires special landscaping features in the transitional slopes designation to mitigate any visual impacts occurring from manufactured slopes. -16- Air Quality business association shall develop a program to encourage ride-sharing and alternative des of transportation. of work shifts and parking incentives for car pools. During construction, water and other dust palliatives shall be used. The The program should also consider phasing Water and Energy khile adequate water facilities exist, the project should implement avail- able water conservation techniques, including low-flush and self-closing valves on water devices, recirculating systems, low water consuming plants, and per- vious paving mterials. Energy conservation measures should be explored for their effectiveness on the project site including active and passive solar and insulation. -17- . .. , '* I. ' 1 0 CONDITIONS Approval is granted for SP-185 labeled, Exhibit 'A', dated February 9, 1983, incorporated by reference and on file in the Land Use Planning Office. Development shall occur substantially as shown unless otherwise noted in these conditions. This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the City Engineer determines that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. This note shall be placed on the final map. This project is approved uwn the express condition that the applicant shall pay a public facilities fee as required by City Council Policy No. 17, dated April 2, 1982, on file with the City Clerk and incorporated herein by reference, and according to the agreement executed by the applicant for payment of said fee, a copy of that agreement, dated October 16, 1982, is on file with the City Clerk and incorporated herein by reference. If said fee is not paid as promised, this application will not be consistent with the general plan and approval for this project shall be void. Approval of this request shall not excuse compliance with all sections of the Zoning Ordinance and all other applicable City ordinances in effect at the of building permit issuance. This Specific Plan shall require a full amendment if building permits are not issued for this project within two years froan the date of project approval. Extension of one year may be approved by the City Council upon written request of the developer. Water shall be provided by the City of Carlsbad unless some other arrangement is approved by the City Council. Land Use Planninu The applicant shall prepare a reproducible mylar of the final specific plan map incorporating the conditions contained herein. submitted to and approved by the Land Use Planning Manqer prior to the issuance of building permits. The applicant shall prepare a detailed landscape and irrigation plan which shall be submitted to and approved by the Land Use Planning Manager prior to the issuance of building permits. All parking lot trees shall be a mini" of 15 gallons'in size. Said plan shall be All landscaped areas shall be maintained in a healthy and thriving condition, free frm weeds, trash, and debris. -18- .. A uniform sign program for this development shall be submitted to the Land Use Planning Manager for his review and approval prior to occupancy of any building. Type and location of trash receptacles shall be approved by the Land Use Planning Manager. The applicant shall submit a street name list consistent with the City's street name policy subject to the Land Use Planning Manager's approval prior to final map approval. The project shall provide bus stop facilities at locations subject to the satisfaction of the North County Transit District. Said facilities shall at a minimum include a bench, free from advertising, and a pole for the bus stop sign. The bench and pole shall be designed in a manner so as to not detract from the basic architectural theme of the project and said design shall be subject to the approval of the Land Use Planning Manager and North County Transit District. The project shall attempt to develop a ride to work and home program for its employees with the North County Transit District. Furthermore, the project shall attempt to limit the staggering of worker shifts so as to facilitate the success of said program. Engineering The developer shall obtain a grading permit prior to the commencement of any clearing or grading of the site. The grading for this project is defined as "controlled grading" by Section 11.06.170(a) of the Carlsbad Municipal Code. under the observation of a civil engineer whose responsibility it shall be to coordinate site inspection and testing to insure compliance of the work with the approved grading plan, submit required reports to the City Engineer and verify compliance with Chapter 11.06 of the Carlsbad Municipal Code. Grading shall be performed Upon completion of grading, the developer shall insure that an "as-graded" geologic plan shall be submitted to the City Engineer. clearly show all the geology as exposed by the grading operation, all geologic corrective measures as actually constructed and must be based on a contour map which represents both the pre and post site grading. This plan shall be signed by both the soils engineer and the engineering geologist. The plan shall be prepared on a mylar or similar drafting film and shall become a permanent record. The plan shall No grading shall occur outside the limits of the subdivision unless a letter of permission is obtained from the owners of the affected properties. Additional drainage easements and drainage structures shall be provided or installed as may be required by the City Engineer. -19- All land and/or easements required by this project shall be granted to the City, without cost to the City, free and clear of all liens and encmberances prior to the issuance of a building permit within the affected area. The developer shall install street lights along all public and private street frontages in conformance with City of Carlsbad standards, The developer shall install street trees at the equivalent of 40-foot intervals along all public street frontages in conformance with City of Carlsbad standards, approved Street Tree List. The trees shall be of a variety selected from the The developer shall install sidewalks along all public street frontages in conformance with City of Carlsbad standards prior to occupancy of any buildings. The developer shall install a wheelchair ramp at all public street corners abutting the property in conformance with City of Carlsbad standards prior to occupancy of any buildings. The developer shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies regarding services to the project. The developer shall bond for full signal improvements at the future intersections of Rancho del Or0 and Marron Road and for the future inter- section of Highwayb 78 (ramps) and Rancho del Or0 prior to the granting of any building permits for Areas D or E. Detailed access to an entire Area (A, B, C, D & E) shall be addressed at the site development plan stage of development. Fire 29) Prior to the issuance of building permits, complete building plans shall be submitted to and approved by the Fire Department. 30) Additional public and/or on site fire hydrants shall be required if deemed necessary by the Fire Marshall. 31) The applicant shall submit two (2) copies of a site plan showing locations of existing and proposed fire hydrants and on site roads and drives subject to the approval of the Fire Marshall. An all weather access road shall be maintained throughout construction. 32) 33) All required fire hydrants, water mains and appurtenances shall be operational prior to combustible building materials being located on the project site. 34) Adequate emergency vehicle turn-arounds shall be provided by a cul-de-sac or a hammerhead when driveway is mre than 150 feet deep from property line at street. -20- 35 1 36 1 37 1 38 1 39 1 All driveways shall be extended to within 150 feet of all portions of the exterior walls of the first story of any building. All private driveways shall be kept clear of parked vehicles at all times, and shall have posted "No Parking/Fire Lane Tow Away Zone" pursuant to Section 17.04.040, Carlsbad Municipal Code. Fire retardant roofs shall be required on all structures. All fire alarm systems, fire hydrants, extinguishing systems, automatic sprinklers, and other systems pertinent to the project shall be sWtted to the Fire Department for approval prior to construction. Building exceeding 10,000 sq.ft. aggregate floor area shall be sprinklered or have four-hour fire walls with no openings therein which shall split the building into 10,000 sq.ft. (or less) areas. -21-