HomeMy WebLinkAbout1984-05-15; City Council; 9717; Sycamore Creekh . , :I
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ORDINANCE NO. 9 717
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING SPECIFIC PLAN (SP-190)
FOR A 99 ACRE PROJECT COMPRISED OF RESIDENTIAL, COM-
MERCIAL, OPEN SPACE AND OFFICE USE GENERALLY LOCATED
ON THE EAST SIDE OF EL CAMINO REAL BETWEEN FUTURE
COLLEGE BOULEVARD AND FARADAY AVENUE.
CASE NO: SP-190 APPLICANT: DEL MAR FINANCIAL
WHEREAS, the Planning Commission did on the 25th day of
March, 1984 and on the 11th day of April, 1984 hold a duly noticed
public hearing as prescribed by law to consider a request by the
City of Carlsbad to approve a Specific Plan (SP-190) for a 99 acre
commercial, office, residential and open space area, said plan is
attached hereto as Exhibit "A", and made a part hereof; and
WHEREAS, at the conclusion of said hearing, the Planning
Commission adopted Resolution No. 2269 recommending approval of
said Specific Plan, which resolution is attached hereto as Exhibit
"B", and made a part hereof; and
WHEREAS, an environmental impact report was certified by
the City Council on May lr 1984, indicating that the project as
amended, will not have a significant adverse impact on the
environment; and
WHEREAS, the City Council of the City of Carlsbad did holc
a duly noticed public hearing on May 1, 1984, and after hearing an(
considering the testimony and arguments of any or all persons
made the following finding:
findings made by the Planning Commission in
nstitute the findings of the City Council in
desiring
Resolut il
to be heard,
1. That the
n No. 2269 cc
this matter.
NOW, THEREFORE, the City Council of the City of Carlsbad
does ordain as follows:
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SECTION 1: That the Specific Plan (SP-190), attached as
Exhibit "A", is approved subject to the conditions imposed by the
Planning Commission in Resolution No. 2269, which is Exhibit "B" to
this Ordinance.
SECTION 2: The Specific Plan (SP-lgO), approved by this
3rdinance indicate acceptance by the City Council of the general
framework for development of the subject property and of the
3evelopment standards contained in said plans. Said plans are
subject to future amendment by the City as part of the City's
Dngoing planning process.
SECTION 3: Development plans for specific sites within
the specific plan boundaries shall be subject to the requirements'
and standards established by the Specific Plan approved by this
Ordinance and shall be further evaluated in accord with municipal
ordinances in force at the time the plans are before the City
Council or other City decision-making body for final approval.
Approval of Specific Plan-190 does not constitute a guarantee that
individual developments within the area covered by the plan will be
approved or that the availability of public facilities and services
will necessarily coincide with the developer's timetable for
construction of the phasing plan contained in the approved and
certified Specific Plan. Availability of public facilities for
projects subject to the approved Specific Plan will be evaluated or
a project-by-project basis.
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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 on the lS+ day of May 1984
and thereafter
PASSED AND ADOPTED at a regular meeting of said City
Council held on the 15th day of , 1984, by the
following vote, to wit:
AYES: Council mrs Casler, Chick, and Prescott
NOES: Council I\"dember Lewis
ABSENT : Council maker Kulchin
ATTEST :
w R. R& ALETHA L. RAUTENKRANZ, City Cle
I (SEAL)
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PLANNING COMMISSION RESOLUTION NO. 2269
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF SP-190, FOR
APPROXIMATELY 99 ACRES OF OFFICE, RESIDENTIAL, AND
COMMERCIAL DEVELOPMENT AND OPEN SPACE AREA GENERALLY
OF COLLEGE BOULEVARD.
APPLICANT: DEL MAR FINANCIAL
CASE NO.: SP-190
WHEREAS, a verified application for certain property, to
LOCATED ON THE EAST SIDE OF EL CAMINO REAL, NORTH AND SOUTI
Portions of Lots B 61 E of Rancho Agua Hedionda, in the Cit] of Carlsbad, according to Map thereof No. 823 filed in the Office of the County Recorder, May 1 , 1915, County of San Diego, State of California,
ias been filed with the City of Carlsbad, and referred to the
'lanning Commission; and
WHEREAS, said verified application constitutes a request as
xovided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 28th day of
larch, 1984, and on the 11th day of April, 1984, hold a duly noticec
mblic hearing as prescribed by law, to consider said request; and
WHEREAS, at said public hearing, upon hearing and
ionsidering all testimony and arguments, if any, of all persons
lesiring to be heard, said Commission considered all factors
relating to the Specific Plan; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
:ommission as follows:
L) That the foregoing recitations are true and correct.
1) That based on the evidence presented at the public hearing, thc Commission recommends APPROVAL of SP-190, based on the
following findings and subject to the following conditions:
7 ind ing s :
) The site is physically suitable in size and shape to accomodatc the proposed uses because the Specific Plan provides standards for development which accommodate the project on the site.
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The proposed uses will not be detrimental to adjoining properties for the reasons outlined in the staff report.
The specific plan is consistent with the Carlsbad General Plan and with Sections 65451 and 65452 of the Government Code which regulate the use of specific plans.
The specific plan implements the Combination District which includes C (Community Commercial), 0 (Professional and Related Commercial), and RH (Residential High) designations and the RL (Residential Low-Medium) designation specified for this property by the Land Use Element of the General Plan.
An Environmental Impact Report was recommended for certification for this project by the Planning Commission on March 28, 1984. The EIR identified impacts from the proposed project. These impacts can either be mitigated or overriding
considerations exist as described below.
A.
B.
C.
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Traffic - The traffic section of the EIR indicates that
there will be a siqnificant impact at the El Camino Real/College BouleGard and College Boulevard/A Street intersections if these roads are constructed to general plan standards. These impacts will be mitigated by the
use of additional turn lanes on College Boulevard and El Camino Real, the construction of an additional signal at
the A Street/College Boulevard intersection, and the use of two right-turn-only accesses connecting A Street and E Camino Real south of College Boulevard.
Land Use - The potential for a significant impact on land use exists between the large commercial shopping area and future residential areas and between the proposed residential area at the east end of the project and the approved Carlsbad Ridge Project. Both of these areas are shown for future development, requiring amendments to the Specific Plan and allowing for future review and conditions. Provisions of the Specific Plan require heavy landscaping to buffer the proposed commercial/office cente from adjoining land uses. The future residential
development would be restricted to no more than 2 du's/ac.
This lower density should ensure compatibility with neighboring residential uses.
Topography and Visual Aesthetics - Future development as proposed would result in significant alterations to existing landforms. Most of the trees associated with the oak-woodland are being preserved as open space. The project has been altered to preserve most of the hillside
area just southwest of the creek. Additional grading
landscaping and design measures have been incorporated int the specific plan to reduce visual impact.
NO. 2269 -2-
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D. Air Quality - Identified impacts on air quality would have to be conisdered significant based on the Reaional
Air Quality Strategies. -These impacts are cumulative in nature and true mitigation must occur on a regional
basis. The benefits of the proposed project in providing employment opportunities and revenues would over-ride such cumulative aspects.
E. Archaeology - Five archaeological sites were found in the project area which could be significantly affected by development. These sites will be required to be mitigated by a qualified archaeologist as a condiition of the specific plan.
F. Biology - The proposed project poses significant impacts o the biological resources of the site. The project has bee
altered through the specific plan so the sensitive riparia
woodland area of the site will be fully preserved in
natural open space.
G. Hydrology and Water Quality - Development within the 100 year floodplain could cause significant impacts . No development is currently proposed in the floodplain area. Any development occuring in this area would be required to process a special use permit subject to future environmental review.
H. Geology/Soils/Paleontology - Future development of the property could be significantly affected by soil instability and development could also significantly affect paleontological resources. A detailed geotechnical is being required prior to the issuance of building permits and a qualified paleontologist will be required to monitor grading, pursuant to the Specific Plan.
Conditions:
1) Approval is granted for SP-190, as shown on Exhibit "A" , dated March 28, 1984, incorporated by reference and on file in the Land Use Planning Office. Development shall occur substantially as shown, unless otherwise noted in these conditions.
2) All development at this site shall conform to the land uses and development standards of the specific plan as stated in Exhibit "A", dated March 28, 1984. This specific plan shall apply to the property and shall be transferable upon change of ownership.
3) Prior to the final recordation of any subdivision within the
specific plan area the applicant shall agree in writing to the Land Use Planning Manager to notify all prospective buyers and developers of the provisions of this specific plan.
PC RES0 NO. 2269 -3-
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This project is approved upon the express condition that no final maps shall be approved unless the City Council finds as of the time of such approval that sewer service is available tc
serve the subdivision.
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 sewex facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy .
This project is approved upon the express condition that the applicant shall pay a public facilities fee as required by Citl Council Policy No. 17, dated April 2, 1982, on file with the City Clerk and incorporated herein by reference, and according to the agreements executed by the applicant for payment of saic fee, a copy of those agreements, dated October 29, 1982, November 19, 1982 and February 25, 1983, are 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 time of building permit issuance.
Water shall be provided by the City of Carlsbad unless some other arrangement is approved by the City Council .
The applicant shall prepare a reproducible mylar of the final specific plan site maps incorporating the applicable conditions contained herein. Said site maps shall be submitted to and approved by the Land Use Planning Manager prior to the issuancc of building permits for any development in the specific plan area.
All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris.
All parking lot trees shall be a minimum of 15 gallons in size.
The project shall provide bus stop facilities at locations subject to the satisfaction of the North County Transit Dis-
trict. 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.
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The project shall attempt to develop a ride to work and home program for its employees with the North County Transit Dis- trict. Furthermore, the project shall attempt to limit the stagge-ring of worker shifts so as to facilitate the success o
said program,
All of the buildings contained within the Specific Plan area
shall be built and designed in substantial compliance with
Exhibits "M" and "P-1" through "P-8" , Building elevations
shall be submitted to and approved by the Land Use Planning Manager prior to the issuance of a Building Permit.
All conditions of approval for CT 83-36 and CP-273 are hereby incorporated into SP-190.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 11th day of April, 1984, by the following vote, to wit:
AYES: Chairman Rombotis, Commissioners Rawlins, Schlehuber, Marcus, Lyttleton, Farrow and Smith
NOES : None .
ABSENT : None .
ABSTAIN: None,
JERRY ROMBOTIS, Chairman
CARLSBAD PLANNING COMMISSION
ATTEST:
MICHAEL J. HOLZMILLER
LAND USE PLANNING MANAGER
PC RES0 NO. 2269 -5-
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SP-190 ,EXHIBIT A ,
A PLANNED DEVEmPMENT BY
DEL MAR FINANCML
Calsbad, Calif
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PREPARED FOR THE CITY OF CARLSBAD IN CONJUNCTION WITH:
City of Carlsbad Project Staff
Michael J. Holzmiller, Land Use Planning Manager
Catherine 0, Nicholas, Project Planner
Charles D. Grim, Principal Planner
Dave Hauser, Deputy City Engineer
Land Planning and Graphics
Ballew and Associates, Inc.
Architecture
Keisker and Wiggle Architects
Engineering
Manitou Engineering
Planning and Processing
Development Consultants Consortium
B
TABLE OF CONTENTS
I . Introduction
A . Purpose ............................ 1
B . Location ............................ 2
c . General Plan and Zoning .................... 2
I1 . General Development Concept
A . Overview ............................ 2
B . LandUse ............................ 3
C . Circulation .......................... 3
D . Phasing ............................ 3
E . Openspace ........................... 10
I11 . Specific Development Standards
Area A Residential ......................... 10
Area B Hotel/Tennis Club
a.PermittedUses ....................... 10
b . Uses Permitted by Conditional Use Permit .......... 11
c . SetBacks .......................... 12
d . Height ............................ 12
e . Site Coverage ........................ 12
Area C Office/Professional
a.PermittedUses ....................... 12
b. Uses Permitted by Conditional Use Permit ........... 13
c . Setbacks ........................... 14
d . Height ............................ 15
e . Elevations .......................... 15
f.SiteCoverage ........................ 15
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I. r Area D Commercial/Of f ice
a.PermittedUses. . . . . . . . . . . . . . . . . . . . . . . . 16
b. Uses Permitted by Conditional Use Permit . . . . . . . . . . . 17
c. Setbacks.. . . . . . . . . . . . . . . . . . . . . . . . . . 17
d. Height.. . . . . . . . . . . . . . . . . . . . . . . . . . 18
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e. Site Coverage . . . . . . . . . . . . . . . . . . . . . . . . 18
Area E
IV. General Development Criteria
A. Architectural Theme . . . . . . . . . . . . . . . . . . . . . . . 19
B. Parking.. . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
C. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
D. Signs.. . . . . . . . . . . . . . . . . . . . . . . . . . . . .22
E. Storage.. . . . . . . . . . . . . . . . . . . . . . *. . . . . 23
F. Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . .23
G. Refuse Collection Areas . . . . . . . . . . . . . . . . . . . . . 23
H. Loading Areas . . . . . . . . . . . . . . . . . . . . . . . . . . 24
V. General Notes and Mitigation Measures
A. Biology.. . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
B. Hydrology.. . . . . . . . . . . . . . . . . . . . . . . . . . . 25
C. Geology.. . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
D. Archaeology . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
E. Paleontology . . . . . . . . . . . . . . . . . . . . . . . . . . 29
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Exhibit A - Site Location
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LIST OF EXHIBITS
Exhibit B -
Exhibit C - Land Use Plan
Exhibit D - General Circulation
General Plan and Zoning 1
Exhibit E - Phasing Plan
Exhibit F-L- Individual Phase Improvements
Exhibit M -
Exhibit N -
Exhibit 0 - Typical Streetscape
Exhibit P - Architectural Renderings
Exhibit Q - Profile Plan
Typical Building Cross-section/Height
Conceptual Landscape Plan
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LIST OF TABLES
Table I - Land Use and Zoning
Table 11- Phasing Improvements
APPENDICES
Appendix A - Architectural Renderings
Appendix B - Conditions of Approval
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E
I. INTRODUCTION
A. PURPOSE
The purpose of this Specific Plan is to provide for the design, develop-
ment, and operation of the Sycamore Creek project. The land use graphics, in
conjunction with the development regulations contained herein, will both
supplement the city's goals and objectives as well as ensure an integrated,
cohesive project.
The Specific Plan is intended to be a tool to implement the goals and
This plan is primarily intended to policies of the Carlsbad General Plan.
provide a set of development standards and does not provide,a guarantee of
approval for any future discretionary acts or projects within its boundaries.
This Specific Plan is adopted pursuant to the provisions of California
Government Code Sections 65450 et. seq. and of the Land Use Element of the
city of Carlsbad General Plan. A Specific Plan is required for this area
pursuant to page 34 (15) of the Land Use ELement which requires the use of a
specific plan in conjunction with the Combination District. A Specific Plan
is also required for this site due to its location within the Palomar Airport
Special Treatment Area page 33 (14B).
This Specific Plan is intended to be a tool to implement the Goals and
The Specific Plan is a set of standards for Policies of the General Plan.
development and does not provide a guarantee of approval for future discre-
tionary acts or projects within its boundaries. The permitted uses, develop-
ment standards and environmental considerations contained in this plan may be
more stringent than those found in the underlying zoning. Therefore, the
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provisions of this plan shall take precedence over the underlying zone.
provisions of the underlying zone shall apply to subjects not covered in this
plan.
zone. the most restrictive shall prevail.
The
Where a conflict may exist between this specific plan and the underlying
I B. LOCATION
The Sycamore Creek project is a 99+ Ac. site located east and adjacent to
The El Camino Real and approximately 0.7 miles north of Palomar Airport Road.
site location is shown in Exhibit A.
C. GENERAL PLAN AND ZONING
The project site is designated in the land use element of the General
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Plan as RLM (RESIDENTIAL LOW-MEDIUM DENSITY, 0-4 Du/A) and as Combination
District which includes RH (RESIDENTIAL-HIGH DENSITY, 20-30 DU/Ac), 0
(PROFESSIONAL & RELATED COMMERCIAL) and C (COMMUNITY COMMERCIAL). Zoning of
the property is R-1-20,000, C-2 (GENERAL COMMERCIAL), 0 (OFFICE) and OS (OPEN
SPACE), (see Exhibit B) .
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11. GENERAL DEVELOPMENT CONCEPT
A. OVERVIEW
The Sycamore Creek Project is a comprehensively planned development
containing a balanced mixture of residential, recreational hotel and tennis
club, professional office and commercial shopping center development. The
project offers a combination of quality uses that both compliment each other
as well as complement and support surrounding development.
(Exhibit C) designates the location of various land uses.
shall conform to the land use plan.
The land use plan
All development
The development features a comprehensive landscape and design program
with general development guidelines aimed at creating an aesthetically
EXHIBIT A
EXHIBIT B
.. . ___ ..A * ' . 'IF -. ' _....._.... _._..'' - .. .. .- ..
FXHlBlT C
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pleasing integrated environment, and a major 152 acre riparian open space
corridor separating the residential development from the commercial, office,
I ' ~!+ hotel complex.
B. LAND USE
There are five major land use categories that comprise this specific
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plan.
B & C).
These areas and their associated acreages are as follows: (See Exhibit c
AREA
A
B
C
D
E
ZONING
R- 1
c-2
0
c-2 os
TABLE I
LAND USE
RESIDENTIAL (FUTURE DEVELOPMENT)
ACRES
29.3
RESORT HOTEL/TENNIS CLUB 8.8
PROFESSIONAL/OFFICE 19.3
COMMERCIAL/OFFICE (FUTURE DEVELOPMENT) 18.0
OPEN SPACE 14.8
PUBLIC ROADS 8.9
TOTAL 99.2
C . CIRCULATION
Primary access to the site will be from College Boulevard with additional
access from El Camino Real. Area A will access College Boulevard via a
proposed street to the north of the project. Area D will have access directly
onto College Boulevard and a right turn access onto El Camino Real. Areas B
and C will have access to College Boulevard via an internal circulation system
designated A Street. Area C will also have limited access on El Camino Real
(See Exhibit D).
All internal streets, as well as College Boulevard from El Camino Real to
A Street and lane improvements to El Camino Real, will be constructed by the
developer. Median improvements will also be provided by the developer.
D. PHASING
The project will be developed sequentially in 10 phases as shown on
Exhibit E. The phasing schedule has been developed in accordance with the
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EXHIBIT E
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best information available at the time of adoption of this plan. Market
conditions could greatly effect the order of development beyond Phase 1. As a
result, the phasing of this project has been tied to a specific public
facility and improvement program to also provide for orderly development in a
non-sequential fashion.
All public facilities and other improvements for each phase of
development in the specific plan area shall be provided by the developer.
Further, all facilities and other improvements specified in Table XI shall be
provided by the developer.
streets, medians, sidewalks, landscaping, sewer and drainage facilities, and
electrical, gas, telephone and cable television facilities. Specific
improvement plans for public facilities and other improvements shall be
prepared and submitted as a condition of development of each phase. These
specific improvement plans shall be consistent with the provisions of the
specific plan. Phases 1, 2, 3, 4, 5, 7, and 9 may be developed independently
provided that all public facilities and other improvements required for those
phases are provided in a manner which is satisfactory to the Land Use Planning
Public facilities include, but are not limiteh to,
Manager and the City Engineer and further provided that the public facilities
listed in Table 11 are provided. The specific improvements required before
any of these phases may be developed independently are shown graphically in
Exhibits F - L and are listed in Table 11. Phases 8, 9 and 10 shall not be
developed in any event without an amendment to the specific plan.
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0 1- 5
The following public facilities and improvements are required in addition
to the improvements contained within each particular phase.
A. Phase 1 (Exhibit F)
1. Streets/utilities/drainage
a) Lane improvements to El Camino Real, including half-width
median, adjacent to Phases 1, 4, and 6. Improvements to El
Camino Real shall conform with Exhibit F-1. Construct full
intersection improvements at the El Camino Real/College Blvd.
intersection, plus safe transition to half street on College
Blvd.
median. )
(This will require an initial break in the College Blvd.
b) Half street improvements, including the median, of College
Boulevard from El Camino Real to the project boundary. The
remaining half street improvements will be built in conjunction
with Phase 8 and Phase 9.
Full street improvements of "A" street from College Boulevard to
the hotel entrance.
Street shall have a 52' curb to curb width within a 72' wide
R.O.W. Thereafter "A" Street shall have a 40' curb to curb width
within a 60' wide R.O.W.
Construction of private B Street, a general access and public
utility easement.
c)
"A" Street from College Boulevard to "Bl'
d)
2. Landscaping
a) All landscaping within the streetside setbacks, as illustrated in
Exhibit 0, of the street segments outlined under streets above.
1 STREET SECTIONS
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EXHIBIT F1
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3. Traffic Signals
a) The developer shall sign a signal agreement, secured by bond in
favor of the City which guarantees that costs for the "A" Street/
College Boulevard signal will be borne by the developer. Actual
signal construction will be determined by the City as traffic
warrants them necessary. The developer shall construct the signal at
the intersection of El Camino Real and College Boulevard.
construction shall be guaranteed by a secured traffic signal
Said
agreement with the City.
within the City's public facilities management plan, the
Since this traffic signal is included
developer shall receive credit against payment of the public
facilities fee in an amount equal to the cost of the traffic
signal design and installation.
B. Phase 2 (Exhibit G)
1. Streets/Utilities/Drainage
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1) Lane improvements to El Camino Real adjacent to Phase 2.
shown in Exhibit F-1.
"C" Street as shown in Exhibit B.
Full street improvements of "A" street from College Boulevard
through Phase 2.
As
b)
c)
d) Full improvement of the joint access off "A" street shared by
Phase 2 and 3.
2. Landscaping
I a) All landscaping within the streetside setback, as illustrated in
Exhibit 0, of the street segments required for this Phase.
PHASE 2
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'' C. Phase 3 (Exhibit H)
1. Streets/Utilities/Drainage
a) Lane improvements to El Camino Real adjacent to Phase 111 as
shown in Exhibit F-1.
Full street improvements of ''A'' street from College Boulevard
through Phase 3.
The proposed "A" street shall be extended south of the project
site and looped to make a connection with El Camino Real within
b)
c)
the general alignment as shown on Exhibit H. The specific
alignment and intersection configuration at the connection with
El Camino Real shall be approved by the Land Use Planning Manager
and the City Engineer.
the proposed "D" Street (Barber Connection) shall be constructed
with a 28 foot crown section within a 60 foot right-of-way. The
proposed connector street (''D1' Street) shall be constructed with
a 28 foot crown section within a 72 foot right-of-way. A
"A" street from the project boundary to
narrower right-of-way may be allowed on the connector street with
proper traffic analysis and the approval of the City Engineer.
, d) Full improvement of the joint access off "A" street shared by
Phase 2 and 3.
2. Landscaping
a) All landscaping within the street side setback, as illustrated in
Exhibit 0, of the street segments required for this Phase.
D. Phase 4 (Exhibit I)
1. Streets/Utilities/Drainage
a) Full street improvements to "A" street from College Boulevard
through Phase 1.
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b) Internal street access off "A" street through Phases 1, 5 and 7
as outlined in Exhibit I.
2. Landscaping
a) All landscaping within the streetside setback, as illustrated in
Exhibit 0, of the street segments required for this Phase.
E. Phase 5 (Exhibit J)
1. Streets/Utilities/Drainage
a) Internal street access off "A" street through Phases 1, 4, 6,
and 7.
2. Landscaping
a> All landscaping within the streetside setback, as illustrated in
Exhibit 0, of the street segments required for this Phase.
F. Phase 7 (Exhibit K)
1. StreetslUtilitieslDrainage
a) Full street improvements to "A" street from College Boulevard
through Phase 7.
2. Landscaping
a) All landscaping within the streetside setback, as illustrated in
Exhibit 0, of the street segments required for this Phase
outlined under streets above.
3. Traffic Signals
a) As outlined under Phase 1.
G. Phase 8
See general notes on phasing.
H. Phase 9 (Exhibit L)
1. Streets/Utilities/Drainage
a) Full street and median improvements to College Boulevard from EJ.
Camino Real to the project boundary.
parking req. 1;667 ac,t.m
6YCAMORE ] DELMARH&lAL [pJ
cARLsBARcAu#)RNIA -+ CREEK
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I k I b) Lane improvements to El Camino Real including half median
adjacent to Phase 9, as shown in Exhibit F1.
c) A 28' crown section improvement of the proposed "A" Street from
the project boundary south to the terminus of Palmer Way within a
full width right-of-way dedication. Said right-of-way shall be
60' to the proposed connector street with El Camino Real and
thereafter 72'. This "A" Street extension to Palmer Way shall be
required prior to Phase 9 or the attainment of a forecast traffic
generation of more than 16,500 vehicles per day as determined by
Table B (Phased Traffic Generation Forecast) of the Linscott, Law
and Greenspan Supplemental Traffic Report.
2. Landscaping
a) All landscaping within the streetside setback, as illustrated in
Exhibit 0, of the street segments required for this Phase.
GENERAL NOTES ON PHASING
The parking and improvements for Phase 6 are dependent upon development
of Phase 4.
subsequent to Phase 4.
Therefore, Phase 6 shall he developed only in conjunction with or
In addition, the access road from "A" Street through
Phase 7 to Phase 6 shall be provided concurrently with development of Phase 6.
Phases 8, 9 and 10 are designated for future development. Development
plans for these areas have not yet been prepared. Amendments to this specific
plan are required prior to development of Phases 8, 9 and 10. If feasible,
the specific plan amendment for Phase 10 shall include and shall specifically
plan the area adjacent to Phase 10 designated "not a part". Public
improvement requirements and development standards for Phases 8, 9 and 10
including access requirements to the area adjacent to Phase 10 designated "not
a part", except as otherwise provided herein, shall be determined at the time
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of the specific plan amendments.
consistent with and shall become a part of this specific plan.
The sp&ific plan amendments shall be
E. OPEN SPACE
There are approximately 14.8 ac. of riparian
environmental protection. An open space easement
of Carlsbad covering the area indicated as Area E
woodland preserved for
shall be granted to the City
on Exhibit B. The land
shall remain in private ownership in a natural and undisturbed state.
Haintenance of this area shall be the responsibility of the landowner.
111. SPECIFIC DEVELOPMENT STANDARDS
The intent of this section is to provide the maximum opportunity for
creative site planning and building design while ensuring that development
proceeds in a high quality integrated manner.
AREA A RESIDENTIAL/R-1 20,000 ZONE
The permitted density of the residential portion of this Specific Plan is
based on a maximum of 2 DU/AC calculated on 44.1 acres.
will be permanently preserved in open space.
14.8 acres however,
Development of a maximum of 87
dwelling units would, therefore, be concentrated on the remaining 29.3 acres.
An amendment to this specific plan and approval of a tentative Subdivision Map
and Planned Development Permit will be required prior to development.
future development shall be consistent with the R-1 20,000 Zone and any
applicable area Specific Plans.
Any
AREA B HOTEL/TE"IS CLUB/C-2 ZONE
A. Permitted Uses
1) Hotels
2) Restaurants (Including dancing or entertainment and on-sale
liquor)
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3) Recreation Facilities (Including sporting and athletic clubs,
health clubs, and spas)
4) The following accessory uses and structures provided that the
accessory use is developed as an integral part of the primary
uses cited above.
a) Apparel amd Accessory Shops
b) Bakeries
c) Beauty and barber shops
d) Car rental
e) Confectionery stores
f) Delicatessens
g) Dry Cleaning (laundry pick up service only)
h) Florists
i) Novelty and souvenir stores
j) Stationery stores
k) Travel agencies
Other uses may be permitted which are consistent with the above
uses, subject to approval of the Land Use Planning Manager.
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c B. Uses Permitted by Conditional Use Permit
The following uses and structures may be permitted by conditional use
permit, subject to the provisions of Chapter 21.42 and 21.50 of the Carlsbad
zoning code:
1) Bars, cocktail lounges and other licensed (on-sale) liquor
dispensing operations not meeting the definition of a bonafide
eating establishment.
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2) Packaged liquor stores.
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C. Setbacks
No structure may be located within 20 feet of "A" street or 10 feet of an
adjacent property line, private or public street.
D. Height
The maximum building height for Area B shall be 35 feet unless the City
Council approves an amendment to the C-2 zone which permits a greater height.
If such an amendment is approved, the maximum height of buildings in Area B
shall be 45 feet and shall be constructed substantially as shown on the site
plan and Exhibits P-6 and P-8.
E. Site Coverage
Maximum building coverage excluding parking shall not exceed 50% of the
lot area.
AREA C OFFICE PROFESSSIONAL/O ZONE
Conformance with this specific plan and attached graphics shall permit
development of AREA C without further action by the Planning Commission or
City Council, except as otherwise provided for in this Specific Plan.
A. Permitted Uses
1) Accountants;
2) Administrative and executive offices;
3) Advertising agencies;
4) Architects, planners and engineers;
5.) Attorneys;
6) Banks and other financial institutions without drive through
facilities;
7) Company and corporate headquarters;
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Commercial artists;
Dentists, doctors, chiropractors and incidential related uses
such as pharmacies, (prescription only), biochemical, x-ray
laboratories, medical offices and clinics, (excluding hospitals);
Electronic data processing and record keeping services;
General contractor (offices only, no equipment or material
storage) ;
Government Offices;
Insurance agencies and services;
Labor union offices (no hiring halls);
Management consultants;
Offices, business and professional, including incidential
comnercial facilities such as blue-print and photocopy shops and
duplicating services;
Parking lots and parking structures;
Photographers;
Real estate and related services;
Schools: business, vocational and professional;
Stockbrokers;
Title and trust companies;
Travel agencies.
B.
The following uses and structures may be permitted by conditional use
Uses Permitted By Conditional Use Permit
permit, subject to the provisions of chapter 21.42 and 21.50 of the Carlsbad
Zoning code:
1) Athletic clubs;
2) Day care facilities for children;
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3) Hospitals;
4) Restaurants;
5) On-premise sale of liquor within a bonafide eating establishment;
6) Drive-through facilities (for one financial institution only);
7) Schools including dance, drama, and music.
C. Setbacks
No structures
setbacks:
LOCAT ION
parking or driveways shall be located within the following
El Camino Real
College Boulevard
"A" Street
Phase 11 P1. (south
property line)
"C" Street
PARKING/DRIVEWAY
30 feet
15 feet
10 feet
5 feet
10 feet
STRUCTURE
50 feet
25 feet
20 feet LO feet
15 feet
The setbacks along El Camino Real and College Boulevard may be varied up
to'five feet if the average setback equals or exceeds the stated requirement.
The following improvements are specifically permitted in the streetside
setback:
Walks ;
Paving and associated curbing for ingress and egress except that
on-grade, single-level vehicle parking areas shall be permitted
within 30 feet of the El Camino Real streetside property line.
Landscaping;
Planters, architectural fences, or walls not to exceed 42 inches in
height.
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D.
In the case of through lots extending from street to street,
both street frontages shall be treated as a streetside setback.
Architectural projections such as eaves, columns, awnings, of 5 feet
in setbacks over 30 feet and 3 feet in setbacks less than 30 feet.
HEIGHT
The maximum height of structures within Area C shall not exceed the
height as shown on ExhibitsM-l,M-2.
located and constructed substantially as shwon on the site plan and
rn appeadtx A-;
These buildings shall be
Any buildings constructed in excess of 35 feet in height shall provide an
additional one (1) foot of setback for each one (I) foot of building height in
excess of 35 feet.
landscaping shall be installed as shown on the landscape plan prior to
occupancy of each building.
plan or tn NppavldavA shall require an amendment
to this Specific Plan.
To mitigate the impact of the increase in height, all
Any change to development as shown on the site
E. ELEVATIONS
Specific elevations of structures in Area C shall be approved by the Land
Elevations shall Use Planning Manager prior to issuance of a building permit.
be substantially consistent with those shown on attached graphics, J!kk+&s Appcmdtr a ..
F. SITE COVERAGE
Maximum building coverage, excluding parking, in all areas shall not
exceed 50 percent of the lot area.
structure or parking is located within or under the building it serves, the
For developments which include a parking
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3. total coverage of all structures shall not exceed 75 percent of the lot. This
provision shall apply only if 75 percent of the required parking is located in
the parking structure or within or under the building it serves.
AREA D COMMERCIAL/OFFICE C-2 ZONE
Development of Area D will require approval of an amendment to this
Specific Plan prior to any development.
be preceded with a traffic generation study analyzing the level of service of
the surrounding intersections. No development shall be permitted that reduces
the levels of service below acceptable levels.
Any development within area D shall
A. Permitted uses:
1) Accountants;
2) Attorneys;
3) Bakeries;
4) Barbershops or beauty parlors;
5) Book and stationery stores;
6)
7) Delicatessen stores;
8) Doctors, dentists, optometrists, chiropractors and others
Commercial printing and photo engraving;
practicing the healing arts for human beings and related uses
such as oculists, pharmacies (prescription only), biochemical
laboratories and x-ray laboratories;
9) Dressmaking or millinery shops;
10) Drugstores;
11)
12) Engineers, architects and planners;
13) Financial Institutions;
Dry goods or notion stores;
Florist shops;
Grocery or fruit stores;
Hardware stores;
Jewelry stores;
Laundries or clothes cleaning agencies;
Laundromats;
Meat markets;
Mimeographing services ;
Private clubs, excepting those the chief activity of which is a
service customarily carried on as a business;
Realtors ;
Restaurants, tea rooms or cafes (including on-sale liquor);
Shoe stores or repair shops;
Tailors, clothing or wearing apparel shops;
All uses described in area C above;
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B. Uses Permitted By Conditional Use Permit
The following uses and structures may be permitted by conditional use
permit, subject to the provisions of chapter 21.42 and 21.50 of the Carlsbad
Zoning Code:
1) Bars, cocktail lounges and other licensed (one-sale) liquor
dispensing operations not meeting the definition of a bonafide
eating establishment;
2) Packaged liquor stores
C. Setbacks
No structure or parking shall be located within the following setbacks.
a
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LOCATION PARKING/DRIVEWAY
El Camino Real 55 feet
College Boulevard 15 feet
Internal Street 10 feet
North or East Property Line 10 feet
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STRUCTURE
55 feet
25 feet
15 feet
15 feet
Setbacks along the north and east property lines shall be heavily planted
to create a landscape screen to buffer adjoining land uses.
The following improvements are specifically permitted in the streetside
Walks ;
Paving and associated curbing for ingress and egress;
Lands cap ing ;
Planters, architectural fences, or walls not to exceed 42 inches
in height;
Architectural projections such as eaves, columns, awnings, of 5
feet in setbacks over 30 feet and 3 feet in setbacks less than 30
feet.
D. Height
Structures up to 35 feet in height are permitted in accordance with the
provisions of this plan. Any request for a structure in excess of 35 feet
would require an amendment to this specific plan and shall be consistent with
any scenic preservation policies.
E. Site Coverage
Maximum building coverage, excluding parking, in all areas shall not
exceed 50% of the lot area. For developments which include a parking struc-
ture or parking is located within or under the building it serves, the total
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provision shall apply only if 60 percent of the required parking is located in
the parking structure or within or under the building it serves.
This
AREA E OPEN SPACE/OS ZONE
No development whatsoever shall be allowed in area E. No clearing,
alteration or disturbance of the natural vegetation shall be permitted.
restrictions shall be clearly spelled out in the CC6R's of the future residen-
tial development and tenant's association of the office and commercial
Said
development.
IV. GEHERAL DEVELOPMENT CRITERIA
The Sycamore Creek development has over 3000' feet of frontage along El
Camino Real which is designated a scenic corridor. Topographically the area .
is situated between 10 and 30 feet below the El Camino Real grade elevation.
In keeping with the "campus type" design theme, as typified in the attached
elevations and landscape plan and outlined in the El Camino Real Corridor
Study, this project will incorporate generous setback and landscaping
elements. In addition, this project is designed to maximize view corridors
from El Camino Real through the project to the scenic hillsides beyond. This
will be accomplished by providing well-spaced, stepped-back buildings as
opposed to a continuous series of two story buildings which would
significantly block views.
of rooftops, which would otherwise be prominent when traveling north along El
Camino Real. The stepped-back feature along with setbacks, beyond those
The stepped-back element will also eliminate views
stated, will additionally enhance the project.
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A'. Architectural Theme
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The following site planning goals have been emphasized in the concep-
tualization of Sycamore Creek:
1.
2.
3.
4.
5.
6.
7.
B.
Harmony of new development with existing landforms, and sensitivity
to natural site amenities.
Continuity of design throughout the entire project by unification of
open space, landscape and streetscape elements, including site
furnishings, signage and light fixtures.
A high level of visual compatibility between the various buildings in
a given area, through sensitive massing, scale and overall composi-
t ion.
The overall plan shall be comprehensive, imaginative and innovative
embracing land, buildings, landscaping and their relationships.
Exterior residential finishes shall reflect a rustic style using
natural materials such as wood, stone and brick. Architectural
elevations shall be established and approved as part of the Planned
Development permit process.
Commercial and office building forms shall be compatible with each
other in respect to architectural style, mass and building material.
All mechanical equipment shall be architecturally integrated and
concealed from streets, adjoining properties and walkways.
Commercial and office building shall be consistent with those
depicted in the architectural renderings found in appendix A.
Parking
Off street parking for this Specific Plan shall conform to existing city
parking standards required by chapter 21.44 of the Carlsbad Zoning Code.
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c.
The
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Landscaping
applicant shall prepare a master landscape plan for all setback,
parking and special building treatment areas.
Land Use Planning Manager prior to issuance of any buildings permit.
Master Landscape Plan shall be consistent with Exhibit Q and the ECR profile,
specifying locations and sizes of specimen trees for special treatment.
Specific landscape and irrigation plans for each Phase shall be approved by
the Land Use Planning Manager prior to issuance of a building permit in that
phase.
This plan shall be approved by
The
All landscaping within the project shall comply with the City of Carlsbad
Landscape Guidelhes Manual.
combination of trees, shrubs and groundcover.
served by a permanent irrigation system including bubblers or sprinklers.
Maintenance of all landscaped areas shall be the responsibility of the tenants
association. All approved improvements shall be installed prior to occupancy
of the building.
All landscaped areas shall be planted with a
All landscaped areas shall be
All setback areas shall be planted with plant species consistent with the
Landscape Guidelines Manual. Variations in ground plane by use of undulating
mounding shall be utilized to screen parking areas and to enhance the land-
scaping and building architecture.
with the city's streetscaping program.
Landscaping along arterials shall comply
The Planning Commission may approve the use of decorative impervious
surfaces for up to 25 percent of the required yard areas for visual enhance-
ment, pedestrian or employee recreational use.
A minimum of 10 percent of that portion of the site devoted to uncovered
parking shall be landscaped. Landscaping shall be designed so as to offer
relief from the monotony of rows of parked cars, and to create an overhead
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canopy.
quired in the parking areas.
A minimum of one 15 gallon tree per 5 parking stalls shall be re-
All exposed parking areas shall be screened with
landscaping, contouring and mounding.
D. SIGNS
Prior to the issuance of any building permits for this site, a detailed
comprehensive sign program, establishing a common theme for the entire site,
shall be submitted to and approved by the Land Use Planning Manager.
internally illuminated signs shall be permitted.. Locations of all signs shall
be approved by the Land Use Planning Manager. In addition, the following sign
standards shall apply to this site:
No
(1) The following methods of area identification may be used:
Area A Residential - Community ID
One monument sign.
height and 15 square feet in area.
Area B Hotel/Tennis Club
One freestanding monument sign.
5' in height and 24 square feet in area.
Area C Office/Professional
Two monument complex identification signs located at the major
entrances along "A" street and "C" street.
greater than 5' in height and 24' square feet each in area.
Area D Commercial/Office
Two freestanding monument signs located at the major entrances.
These signs shall be no greater than 6' in height and 50 square feet
in area.
This sign shall be no greater than 3 feet in
This sign shall be no greater than
These signs shall be no
(2) Wall Signs, Canopy Signs, Under-Canopy Signs:
Building tenants shall be allowed wall signs, canopy signs, under-canopy
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signs, or a combination thereof, as will be indicated in the comprehensive
sign program. For each building, the total maximum allowable area for these
signs shall not exceed 1.0 square feet per lineal foot of building frontage.
Building frontage shall be defined as the longest dimension of the building,
regardless of street orientation, provided that signs shall be proportionately
mounted on the building face counted.
(3) Sale or Lease Sign:
One sign not to exceed 15 square feet in area advertising the sale,
lease, or hire of a site or building will be allowed.
(4) Construction sign:
One sign not to exceed 20 square feet in area denoting the architects,
engineers, contractor, and other related subjects will be allowed at commence-
ment of construction. Said sign will be removed prior to building occupancy.
E. Storage:
No outside storage shall
F. Lighting:
A detailed lighting plan
Use Planning Manager prior to
fixtures shall be shielded to
be permitted
shall be submitted to and approved by the Land
the issuance of building permits. All lighting
prevent direct glare onto adjoining properties,
roadways, and the riparian habitat area.
all parking areas, walkways, building entrances and exits.
Exterior lighting is required for
G. Refuse Collection Areas:
All outdoor refuse collections areas shall be completely enclosed and
screened from streets and adjacent property by a decorative block wall, not
less than 6 feet in height, as approved by the Land Use Planning Manager.
Location and material shall be shown on each building plan.
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H. Loading Areas:
All loading ares shall be oriented and screened so as not to be visible
from the adjacent streets or properties.
I. Minor changes or adjustments in the overall site design, that do not
alter the accepted parking ratio or traffic flow, may be approved by the Land
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Use Planning Manager.
GENERAL NOTES AND MITIGATION MEASURES
The following conditions shall control overall development of Sycamore
Creek as recommended in the certified Environmental Impact Report.
A. Biology
1) The grading on the northern residential portion of the parcel
shall be designed so that the toe of the manufactured fill slope
is moved back to the edge of the existing treeline. Landscape
revegetation of all cut and fill slopes in this area shall
emphasize native riparian species. Western sycamore is probably
the most suitable.
The hotel condominium complex on the south shall be sited so that 2)
the western end of the riparian oak woodland is not impacted.
Portions of north-facing manufactured slope-which are contiguous
with the existing slope should be revegeted with native plant
species, which occur there now (i.e., toyon, live oak, laurel
sumac).
The riparian woodland area shall be placed in a permanent open
space easement prohibiting disturbance of natural vegetation.
3)
' 4)'
5)
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The proposed emergency access road linking the southern and
northern portions of the parcel, if required, shall follow the
alignment of the existing stream crossing, and shall be designed
to result in as little disturbance as possible to the woodland
vegetation.
No clearing or brushing shall be allowed within the riparian
area. Grading plans for the project shall include specific
instructions for the contractor to avoid impacts to the riparian
area.
Drainage structures within the project shall incorporate whatever
energy dissipaters, as required by the City Engineer, so as to
avoid aggravated erosion within the woodland area from runoff
originating on paved and roofed areas of the project. Temporary
desiltation basins shall be installed at the outlet of drainage
courses, to the satisfaction of the City Engineer, for control of
silt during the period of construction.
B. Hydrology
1) Future development of the subject property shall incorporate the
necessary mitigation measures into the project design to reduce
potential flooding impacts to a level of insignificance. Any
building pads and roads to be constructed within the 100-year
flood-plain shall require approval of a Special Use Permit
pursuant to chapter 21.31 of the Carlsbad Municipal Code. If
fill slopes are constructed along the floodplain, appropriate
slope protection shall be provided.
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C'. Geblogy
1) To ensure adequate mitigation of potential geologic impacts,
impacts, implementation of the recommendations contained in
Southern California Soil &Testing's forthcoming geotechnical
report shall be incorporated as conditions of approval of this
Specific Plan.
2) Currently, the available technology for controlling or reducing
the actual occurrence of seismic hazard is extremely limited.
Ground-shaking hazards resulting from an earthquake shall be
reduced by constructing the foundations and buildings according
to the specifications outlined in the state building code.
3) In order to reduce the potential for slope stability problems,
all cuts shall be inspected by a qualified geologist to assess
the presence of any adverse geologic conditions. In addition,
the City of Carlsbad grading ordinance requires that a qualified
geologist be present during all phases of,grading.
difficulty in predicting when and where potential seepage prob-
Due to the
lems may develop, it is the opinion of Southern California Soil
& Testing that they should be corrected on an individual basis,
if and when they occur. In addition, loose surficial soils
located within areas to be developed shall require special site
preparation.
Expandable soils shall be removed and replacement with nonexpan- 4)
sive soils and/or special foundation and slab design.
Clearing, grading, paving, and construction operations shall
conform to existing Carlsbad City standards.
5)
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Landscaping to provide slope stabilization and to minimize
erosion shall be installed immediately after the grading opera-
tion is completed and before the onset of the rainy season.
The time during which the underlying soil is exposed to erosion
shall be minimized through a close phasing of clearing, grading
paving, and construction operations.
The tops of all graded pads shall be graded to drain away from
all manufactured slopes and, where necessary, shall be supplied
with small berms or sandbagging around the perimeters to trap
sediments.
Graded roadbeds an down drains should be sandbagged, where
necessary, in order to minimize erosion and sediment transport.
This measure shall be maintained until roadbeds are paved.
Grading plans shall include the use of temporary drainage basins
to collect sediment from each lot until construction occurs.
Wherever necessary, energy dissipaters, shall be included in the
design to reduce the velocity of runoff into existing canyons.
D. Archaeology
Prior to any clearing or grading of the project site, the applicant
shall comply with the program outlined below for all five
archaeological sites identified in EIR 83-1.
Data recovery will involve two stages: site boundary
determination and excavation of a sufficient sample of the
archaeological material so that knowledge about the site is saved and
analyzed.
work shall conform to a research design that will add to the study of
The precise format of the sampling conducted during this
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the region. For example,
sites to determine if the
radiocarbon dates shall be obtained for the
three smaller camps were contemporary with
either or both of the larger sites.
Stage 1. During this part of the operation, site boundaries will
be determined through surface and subsurface testing. All surface
materials shall be collected by the use of a grid or other system to
denote provenience. The locations of these materials shall be
plotted on a map to show the surface extent of this site.
tests shall be conducted to determine the horizontal and vertical
extents of the sites. Postholes and, if necessary, units shall be
excavated to locate the site boundaries within the context of the
proposed development.
the site as determined through subsurface testing.
Subsurface
A map shall be produced to show the limits of
All recovered materials shall be cataloged and curated. A report
discussing the test findings shall be produced indicating the
relationship between the cultural resource and proposed development.
This report shall also assess the materials found and analyze them
within the context of the archaeology of the region.
At the end of this first Phase of work, it may be found or
decided, by the Land Use Planning Manager, that no further mitigation
measures are necessary for a particular site. In that case, it would
not be necessary to move on to the next Phase of work at that site.
Stage 2. This part of the work involves recovery of a
statistical sample of the materials composing the site. Test
excavations, as completed in Stage 1, shall be expanded to achieve
this sample.
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% z A series of units shall be excavated in stratigraphic levels in
the midden areas of the sites. Archaeological remains shall be
cataloged as to provenience and curated. As in the test Phase, a
detailed report shall be produced presenting the data recovered and
discussing the cultural context of these data.
include illustrations of recovered material, maps of the locations of
the excavated units, and an assessment of the site's importance and
contribution to knowledge about regional prehistory.
This report shall
E. Paleontology
To mitigate impacts to paleontological resources, the following
conditions shall apply to any grading operation.
1) A qualified paleontologist shall be present at the pre-grade
meeting to consult with the grading and excavation contractors. (A
qualified paleontologist is defined as an individual with a B.S. or
M.S. degree in paleontology or geology, who is familiar with
paleotological techniques and procedures.)
2) A qualified paleotological monitor shall be present on site
during the original cutting of previously undisturbed sediments of
the Point Loma Formation.
3) The paleontological monitor shall be allowed to temporarily
direct or divert grading to allow recovery of fossil remains.
4) Remains collected during this salvage program, with the
owner's permission, shall be deposited in a scientific institution
with paleongological collections, such as the San Diego Natural
History Museum or the Natural History Museum of Los Angeles County.
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SITE PLAN
KEY TO SECTIONS
APbmedDevekpmentby: (:] DELMAR FlNANClAL CAR- wmIA
EXHIBIT M
I TENNIS COURTS OVERALL HEIGHT 45 FEET I
SECTION 3
HOTEL BUILDINGS
SECTION .4
SECTION 1
BUILDING D (BUILDING E SIMILAR)
OVERALL HEIGHT 45 FEET
SECTION 2
BUILDING G (BUILDING F 'SIMILAR)
OVERALL HEIGHT 45 FEET
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EXHIBIT. N
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COUEGE BLVD.
.EXHIBIT 0
EXHIBIT P
APPENDIX "A"
KEY TO ARCHITECTURAL RENDERINGS
1
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2
3
4
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5
6
.
7