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HomeMy WebLinkAbout1982-09-21; City Council; 7166; Amendment to C-M zone and Koll specific plan, .. - CIT\ -IF CARLSBAD - AGENDd 3ILL CG TITLE AMENDMENT TO C-M ZONE AND KOLL SPECIFIC PLAN: HEIGHT LIMITS 716h MTG. ZCA- 148/SP- 180 ( B) 9/21/82 RECOMMENDED ACTION: The Planning Commission and the city staff are recommending that the City Council direct the Attorney's Office to prepare documents APPROVING ZCA-148 and SP-l80(B). ITEM EXPLANATION The Koll Company is requesting that the city approve an amendment to the Commercial-Manufacturing (C-M) zone which would permit heights in excess of 35 feet with an approved specific plan. The Koll Company is also requesting that the Carlsbad Research Center Specific Plan (SP-180) be amended to allow the city to consider greater heights in conjunction with the above zone code amendment, to add a provision for compact car spaces, and to make several clean-up provisions to the specific plan. The Planning Commission heard these proposals at their September 8th meeting and recommended approval. For more information please see the attached staff report to the Planning Commission. FISCAL IMPACT approval. Additional staff time may be utilized requests are received for buildings in excess of of the site development (SDP) requirement. Some the No direct fiscal impact will occur to the city as a result of when future 35 feet because of this time S DP will be funded by planning fees iequired for application. ENVIRONMENTAL REVIEW The Land Use Planning Manager has issued and Commission has approved a negative declaratil the 'n f' P1 ann i ng lr ZCA-148 and SP-l80(B). A copy of the environmental documents is on file in the Land Use Planning Office. EXHIBITS A) Planning Commission Resolution Nos. 2018 and 2019 B) Planning Commission Staff Reports and attachments 1 2 4 5 E 7 E 9 ZC 11 12 93 14 15 3.6 17 18 19 20 21 22 23 2 4. 25 26 27 28 PLANNING CCNMISSION RESOLUTION NO. 2018 A RESOLUTION OF THE PLANNING COMMISSION OF THE cIm OF CARLSBAD, CALIFORNIA, RCCOMMENDING APPROVAL OF A ZONE CODE AMENDMENT, AMENDING TITLE 2 1 OF THE CARLSEAD MUNICIPAL CODE BY CHAbIGING THE HEIGHT HESTRICTIONS OF SECTION 21.30.030 OF THE C-bl ZONF:. APPLICANT: CITY OF CARLSRAD - CASE NO.: ZCA-148 WHEREAS, the Planning Commission did, on the 8th day of Sept.ernber, 1982 I hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments; if any, of all persons desiring to be heard, said Commission considered a3.1 factors relating to the Zone Code Amendment. NOW, TMEHEFORE, RE IT HEREBY KESOLVED by the Planning Commission as follows: A) That the above recitations are true and correct. B) That based on the evidence presented at the public hearing, thf Commission recornmends APPROVAL of ZCA-148, according to Exhibil "A", dated September 8, 1382,'attached heret.0 and made a part hereof, based on the following findings: Findings : 1) That the proposed amendment is consistent with the Land Use Element of the General Plan. 2) That approval of this amendment in conjunction with a specific plan will permit the city to consider all.owing flexible application of building height in the C-14 zone. 3) That this project will not cause any significant adverse impacts on the environment because a negative declaration was issued by the Land Use Planning Manager and approved by the Planning Commission on September 8, 1982. /I// //// //// //I/ ,2 1 2 3 4 5 6 7 8 9 10 12. 12 13 14 15 16 17 18 19 20 2 1. 22 23 24 25 26 27 28 PASSED, APPROVED AND ADOPTED at a regular meeting of the ?lanning Cornrnission of the city of Carlsbad, Calfornia, held on the 3th day of September, 1982, by the following vote, to wit: AYES : Chairman Farrow, Commissioners Marcus, Itombotis, Schlehuber, Jose and Rawlins NOES : None. ABSENT: Commissioner Friestedt ABSTAIN: None. - VEREON J. FARROW, Jr., Chairma%-' CRRLSBAD PLANNING COMMISSION STTEST : -- ECHAEL J. HOLZMILLER, LAND USE PLANNING I'IANAGER. ?C RES@ NO. 2018 -2- .3 ' x -. EXHIBIT A TO PLANKJIRC COMMISSION RESOLUTION NO. 2018 - RECOMMENDIKG AMENUMSNT TO THE C-M ZONE. ' Existing Ora inance I : ----- 21.30.030 Uuil.ding Height - No building in the C-M zone shall exceed a height of 35 feet. - -_--1------___-_1--.- Proposed : - 21.30.030 Building Reight - No building in the C-M zone shall exceed a height of 35 feet unless a specific plan providing provision for higher height has been adopted. _I___--___-.. --- Lf I \ 1 2 3 4 5 6 7 8 9 10 11 12 13 '14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PLANNING COMMISSION RESOLUTION NO. 2019 A RESOLUTION 05' THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF SP-l80(B) MENDING THE SPECIFIC PLAN FOR THE CARLSBAD RESEARCH CENTER GENERALLY LOCATED ON THE WEST SIDE OF EL APPLICANT: KOLL COMPANY CASE NO. : SP-180( B) CAMINO REAL, NORTH OF PALOMAR AIRPORT ROAD. WHEREAS, a verified application for certain property, to wit: Those portions of Lots rrF" and "G" of Rancho Agua Hedionda, in the City of Carlsbad, San Diego County, Stat of Calfornia, according to the partition map thereof No. 832, filed in the Office of the County Recorder of such County, November 16, 1896. has been filed with the City of Carlsbad, and referred to the Planning Commission; and WHEREAS, said verified application constitutes a request as provided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on the 8th day of September, 1982, hold a duly noticed public hearing, as prescribed by law, to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persans desiring to be heard, said Commission considered all. factors relating to the Specific Plan; and NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission. as follows: A) That the foregoing recitations are true and correct, B) That based on the evidence presented at the public hearing, the Planning Cammission recommends that the City Council adsp an ordinance approving the amendments to SP-180 as described in Exhibit "An dated September 8, 1982, attached hereto, and, incorporated herein by reference, based on the fallowing findings and conditions: //// 9 \ 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 _- Find ing s The proposed changes incorporated into the Revised Specific Plan 180 are necessary and desirable for reasons stated in the staff report. The proposed changes will not be detrimental to adjoining properties because of the requirement for a site development plan as described in the staff report. This project will not cause any significant adverse impacts on the environment because a Negative Declaration was issued by the Land Use Planning Manager and approved by the Planning Commission on September 8, 1982. The project is consistent with all city public facility policy and ordinances because the Specific Plan prohibits any development on the site without the proper public improvements. The amendments to the Specific Plan are consistent with the Carlsbad General Plan and with Sections 65451 and 65452 of the Government Code which regulate the use of Specific Plans. Conditions 1) That all findings and conditions contained in City Council Ordinances No. 9561 and No. 9594 originally approving SP-180 and SP-l80(A) shall still be valid and are applicable to the amendment to the Specific Plan. //// //// //// , //// //// I/// //// I/// PC RES0 NO. 2019 -2- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning Commission of the city of Carlsbad, Calfornia, held on the 8th day ATTEST: of September, 1982, by the following vote, to wit: AYES: Chairman Farrow, Commissioners Marcus, Rombotis, NOES : None. ABSENT: Commissioner Friestedt. ABSTAIN: None. Schlehuber, Jose and Rawlins, VERNON J. FARROW, Jr., Chairman CARLSBAD PLANNING COMMISSION MICHAEL J. HOLZMILLER, LAND USE PLANNING MANAGER PC RES0 NO. 2019 -3- 7 . D EXHIBIT A TO PLANNING COMMISSION RESOLUTION NO. 2019 RECOMMENDING AMENDMENT TO SP-180 Building Height, Page 16 Existing Language, The existing language reads as follows: "The maximum height of structures within the industrial park shall not exceed 35 feet. However, it is recognized that this project may contain sites where taller buildings would be appropriate. Any request for a structure in excess of 35 feet would require an amendment to the C-M zone and to this Specific Plan," Proposed Language. The amended language would be: "Structures up to 35 feet in height are permitted in accordance with the provisions of the Plan. Structures may exceed 35 feet provided that a site development plan is first submitted by the applicant and approved by the Planning Commission in accordance with Chapter 21.06 (Qr Development Overlay Zone) of the Municipal Code, except that the site development plan shall also be submitted to the City Council for approval following approval by the Planning Commission. The major intent and purpose of the site plan review shall be to ensure that structures in excess of 35 feet will: 1. Re designed and located to provide adequate setbacks from adjacent public streets and adjacent properties. 2. Not adversely impact other developments in the area. 3. Not create excessive density. In evaluating the Site Plan, the following design guidelines should be considered: 1. Setbacks. The required streetside setbacks for any arterial or collector street should be increased by one (1) foot for each one (1) foot of building height in excess of 35 feet. The required streetside setback for any local street or any interior setback should be increased by one- half (1/2) foot for each one (1) foot of building height in excess of 35 feet. ,- e In order to encourage variation in setbacks and building heights, these increased setbacks shall apply only to building elements exceeding 35 feet. Thus, a low-rise element could observe the original setbacks, and taller elements have increased setbacks. 2. Floor Area Ratio. Buildings exceeding 35 feet in height should have a maximum floor area ratio of ,I 2:l." No site development plan shall be approved under this specific plan until that finding can be made that all buildings in excess of 35 feet in height have an interior sprinkler system and that fire prevention and fire suppression materials and/or equipment have been incorporated into buildings over 35 feet to the satisfaction of the Fire Chief. All buildings within the boundaries of this specific plan shall meet part 77 of the Federal Aviation regulations regarding height. Building plans shall be submitted to the FAA for review prior to city approval. Site Coverage, Page 16 Site Coveracae. Paue 16 Existing Language, "Maximum building coverage shall not exceed 50% of the lot area." Proposed Language. I "The maximum building coverage of all buildings including accessory buildings, but not including parking structures or surface parking, shall not exceed 50% of the gross lot area. However, in order to prevent excessive coverage of the buildable portion of such lots, maximum coverage shall be limited to 75% of the buildable area or 50% of the gross lot area, whichever is less. The buildable area of the lot is defined as the gross lot area minus those slope areas, natural open space areas, and canyon areas included in the common space maintenance easements." Parking, Page 16 Existing Language. There is no provision for compact parking spaces. -2- 9 '* .. , Proposed Language . "The Land Use Planning Manager may approve the reduction in size of up to 25% of the total required parking spaces to accomodate compact cars provided that: Compact car spaces are located in separate parking aisles from standard-sized spaces: Aisles and spaces for compact car spaces are clearly marked with permanent material denoting 'Compact Car Only'; Compact car spaces shall be located in close proximity to the facility which they serve so as to encourage their maximum usage; Compact car spaces must be a minimum width of 7- 1/2 feet and a minimum length of 15 feet." Entryways, Page 23 Existing Lang uage . "All primary entryways to the industrial park shall receive special landscape and sign treatment. Such treatment shall include a distinctive landscape design consisting of groundcover and hedgerows combined with contour berming. Signing within the entryways shall be limited to ground signs which contain only the name of the industrial park and conform to the sign and graphic standards of this plan. Plans for entryways shall be submitted to the Land Use Planning Manager for approval. prior to development." Proposed Language. The following paragraph should be added to the above language: "Variance #340 permits a special entryway sign at El Camino Real and D Street. As a condition of approval of the variance, the City determined that 'no ground signs other than the approved entry sign shall be oriented to El Camino Real.'" Permitted Uses, Page 13 Existing Language. The existing Specific Plan permits restaurants in Area I1 (Commercial) subject to a conditional use permit. -3- Proposed Lanquagc .-- a The following language would be added to the list of permitted uses in Area I (industrial) .. "11. (p. 12) Restaurants, subject to the review and approval of a conditional use permit." Sidewalk Plan, Page 16 -- Existip7 Language. - --- Arterial type streets (B Street and College Boulevard) will have sidewalks meeting City Standards on both sides of the street. Local type streets may have sidewalks on only one side of the street. Proposed Language. approval by the City EngiFieer. Ground Signs, Page 24 - Existing banyuage. None - Proposed Language. (addition) 3. d. No ground sign other tha A comprehensive sidewalk plan will be the submitted for PPr sign shall be approved so as to be El Camino Real. veil entryw y visible along Parking, Page 16 Ex i s t. i n g 3. Office. One space for each 350 square feet of gross floor area. Proposed 3. Office. One space for each 250 square feet of gross floor area. CDG/ar 9/11/82 -4- -- A DATE: TO : FROM : SUBJECT: STAFF REPORT September 8, 1982 P1 ann i ng Commi s s ion Land Use Planning Division - ZCA-148 CITY OF CARLSBAD/SP-I8O(R) ROLL COMPANY - A request to amend the height restriction section of the Commercial Manufacturing Zone and a request to amend height, parking and other sections of the Carlsbad Research Center Specific Plan. I. PROJECT DESCRIPTION The Roll Company has requested that the City of Carlsbad process a zone code amendment to permit building heights greater than 35 feet in the Commercial Manufacturing (C-M) Zone. The Koll Company has also submitted an amendment to their specific plan (Si?-180) which would amend that document to allow heights greater than 35 feet in the Carlsbad Research Center. The proposed specific plan amendment also incluues other changes and clean-up provisions, including a section on compact car spaces. 11. ANALYSIS - ZCA-148 - - Plannins Issues 1. Are heights greater than 35 feet appropriate in the CM zone? 2. What effects will the amendment have in C-M areas of the City other than near the Airport? Discussion Existing - Ordinance: -- 21.30.030 Building Height - No building shall exceeda---K6igl?tof35 feet. Proposed - : 21.30.030 Building Height - No building shall exceed a heiqht- of 35 feet unless -----__-- in the C-M zone in the C-M zone a specific plan providing provisio; for higher height has been adopted. Staff feels that the proposed height amendment to the Commercial Manufacturing (CM) zone is appropriate because there is a demand for high quality industrial/off ice area in Carlsbad, especially in the vicinity of Palornar Airport. This type of development generally requires a greater flexibility in height limits. The Planned Maunfacturing (P-M) zone already contains wording regarding height which is similar to the proposed amendment. This zone is also prevalent near the airport. The proposed change would provide no maximum heiyht limit and in itself permit no new structure in excess of 35 feet. It would defer height standards to the specific plan level, where a 35 foot height limit could still be maintained if desirable. Staff does riot feel that the proposed zone code amendment will have any negz”ive effects in the city even though there are areas zoned C-M other than near the airport. The reason that staff feels no impacts will occur is that a specific plan must be processed for any area requesting heights above 35 feet, the proposed provision already exists successfully in the P-M zone, and a height increase in the airport area would not set a precedent for other areas of the City. 111. ANALYSIS - SP-180 (B) Planning Issues ‘1. Are height limits in excess of 35 feet appropriate for this area of Carlsbad? 2. Should the site development plan, required for heights in excess of 35 feet be automatically forwarded to Council? 3. Are the proposed amendments consistent with SP-180 and the General Plan? - Discussion The Roll Company and Staff are proposing a number of amendments to Specific Plan SP-180 (Carlsbad Research Center) adopted in 1980. The major amendment to the specific plan involves the incorporation of a method by which the city can approve structures greater than 35 feet in height. The amendments proposed are as follows: Buildins Heicrht. Pacre 16 Existing Language. The existing language reads as follows: “The maximum height of structures within the industrial park shall not exceed 35 feet. However, it is recognized that this project may contain sites where taller buildings would be appropriate. Any request for a structure in excess of 35 feet would require an amendment to the C-M zone and to this Specific Plan.” -2- Proposed Language. The amended language would be: "Structures up to 35 feet in heiqht are permitted in accordance with the provisions of the Plan. Structures may exceed 35 feet provided that a site development plan is first submitted by the applicant and approved by the Planning Commission in accordance with Chapter 21.06 (Q, Development Overlay Zone) of the Funicipal Code, except that the site development plan shall also be submitted to the City Council for approval following approval by the Planning Commission. The major intent and purpose of the site plan review shall be to ensure that structures in excess of 35 feet will: 7. Re designed and located to provide adequate setbacks from adjacent public streets and adjacent properties. 2. Not adversely impact other developments in the , area. 3. Not create excessive density. In evaluating the Site Plan, the following design guidelines should be considered: 1. Setbacks. The required streetside setbacks for any arterial or collector street 5hOiild be increased by one (1) foot for each one (1) foot of building height in excess of 35 feet. The required streetside setback for any local street or any interior setback should be increased by one-half (1/2) foot for each one (I) foot of building height in excess of 35 feet. In order to encourage variation in setbacks and building heights, these increased setbacks shall apply only to building elements exceeding 35 feet. Thus, a low-rise element could observe the original setbacks, and taller elements have increased setbacks. 2. Floor Area Ratio. Buildings exceeding 35 feet in height should have a maximum floor area ratio of 2:l." No site development plan shall be approved under this specific plan until all buildings in excess of 35 feet in height have an interior sprinkler system and that fire prevention and fire suppression materials and/or equipment have been incorporated into buildings over 35 feet to the satisfacticn of the Fire Chief. -3- Discussion The language of this section is intended to provide the city and future applicants with some guidelines to evaluate requests for structures in excess of 35 feet, yet still provide for flexibility through the site plan review process. Staff feels that in most cases, compliance with the design guidelines will ensure that taller structures are compatible with surrounding areas. An issue which arises from this request concerns the approving body of the site development plan required for structures in excess of 35 feet. Current ordinances only require approval by the Planning Commission, Because height can sometimes be a sensitive issue, staff has added a provision to the specific plan, which if approved, would send this type of site development plan to both the Planning Conmission and the City Council. It is the feeling of staff that taller structures are appropriate in the Carlsbad Research Center because of the close proximity of the airport, the lack of residential uses in this area and the demand for high quality industrial/office use in the Carlsbad Research Center (Farmers Insurance is currently requesting a 75 foot high building in this development). Site Coveragep I- Page 16 Existing Language. "Maximum building coverage shall not exceed 50% of the lot area. 'I Proposed Language. "The maximum building coverage of all buildings including accessory buildings, but not including parking structures or surface parking, shall not exceed 50% of the gross lot area. However, in order to prevent excessive coverage of the buildable portion of such lots, maimurn coverage shall be limited to 75% of the buildable area or 50% of the gross lot area, whichever is less. The buildable area of the lot is defined as the gross lot area minus those slope areas, natural open space areas, and canyon areas included in the common space maintenance easements. Discussion - This amendment was requested by staff and is intended to prevent over development of the buildable portion of lots. Where lots contain large slope areas, natural open space areas, and canyon areas, such areas are included in the gross lot area and shall be used to determine lot coverage. -4- . .. , Parking, Page 16 Existing Language. There is no provision for compact parking spaces. Proposed Language. "The Land Use Planning Manager may approve the reduction in size of up to 25% of the total required parking spaces to accomodate compact cars provided that: (a) Compact car spaces are located in separate parking aisles from standard-sized spaces; (b) Aisles and spaces for compact car spaces are clearly marked with permanent material denoting 'Compact Car Only' ; (c) Compact car spaces shall be located in close proximity to the facility which they serve so as to encourage their maximum usage; (d) Compact car spaces must be a minimum width of 7-1/2 feet and a minimum length of 15 feet." Discussion Section 21.44.210 of the Municipal Code permits compact spaces in the PM zone subject to Planning Commission approval. The standards presented above are entirely consistent with the provision of Section 21.44.210 except that it would allow compact spaces subject to approval by the Land Use Planninq Manager. Entryways, Page 23 - Existinu Lanauaae. "All primary entryways to the industrial park shall receive special landscape and sign treatment. Such treatment shall include a distinctive landscape design consisting of groundcover and hedgerows combined with contour berming. Signing within the entryways shall be limited to ground signs which contain only the name of the industrial park and conform to the sign and graphic standards of this plan. Plans for entryways shall be submitted to the Land Use Planning Manager for approval prior to development." - Proeed Languaqe. The following paragraph should be added to the above language: "Variance #340 permits a special entryway sign at El Camino Real and D Street. As a condition of approval of the variance, the City determined that 'no ground signs other than the approved entry sign shall be oriented to El Carnino Real."' KJ -5- ., , c Discussion The addition of this language simply incorporates the condition of approval of the variance into the Specific Plan. Permitted Uses, Page 13 -- Existing Language, The existing Specific Plan permits restaurants in Area I1 (Commercial) subject to a conditional use permit. Proposed Language. The following language would be added to the list of permitted uses in Area I (industrial). "11. (p. 12) Restaurants, subject to the review and approval of a conditional use permit." Discussion This amendment would permit restaurants throughout the development subject to a use permit. From a planning perspective, this is desirable because it would permit the location of restaurants within walking distance of many of the projects within the development. Sidewalk Plan, Pase 16 Existing Language. Arterial type streets (R Street and College Boulevard) will have sidewalks meeting City Standards on both sides of the street. Local type streets may have sidewalks on only one side of the street. ProDosed Lanauaae. A comprehensive sidewalk plan will be submitted for approval by the City Engineer. Ground signs, Page 24 Existing Language. None. Proposed Language. (addition) 3. d. No ground sign other than the approved entryway sign shall be approved so as to be visible along El Camino Real. Discussion Staff feels that all the proposed amendments are consistent with the General Plan and with the approved Specific Plan, SP-180. -6- 17 IV. ENVIRONMENTAL REVIEW The Land Use Planning Manager has determined thzt the zone code amendment and specific plan amendment will not have a significant effect on the environment and therefore, has issued a Negative Declaration on August 24, 1982. V. RECOMMENDATION It is reconmend.d that the Planning Commission APPROVE THE Negative Declaration issued by the Land Use Planning Manager and -- ADOPT Resolution No. 2018 APPROVING ZCA-148 and Resolution No. 2019 APPROVING SP-I8O(B). .. ATTACHMENTS 1. PC Resolution No. 2018 2. PC Resolution No. 2019 3. Location Map SP-l80(B) 4. Background Data Sheet ST?-180(B) 5. Disclosure Form 6. Environmental Documents 7. Carlsbad Reasearch Center Specific Plan CG : bw 9/8/82 -7- ** '. .. 2 .Project Site <;., . .. c Source: USGS Top0 Quads, San Luis Rey and Encinitas c 4. ~ BACKG"D DATA SHEET CASE NO: SP-180 (B) .. APPLICANT: KOLL COMPANY REQUEST AND LOCATION: Amendment to SP-180 to increase height limit and make clean-up measures - to specific plan 180 at west corner of El Camino Real and Palmer Way. LEGAL DESCRIPTION: Portions of Jhts F and G of Rancho Agua Hedionda accord- - - inq to Map 823 filed November 16, 1896. APN: Acres - 559.4 Proposed No. of Lotsbnits 115 GENERAL PLAN AND ZONING Land Use Designation Canbination District (PI, C, 0, TS) Density Allowed WA Density Proposed N/A Existing Zone C-M Props& Surrounding Zoning and Land Use: Zone N/A Zoning Land Use Site C-M Vacant North E-1-A (County) Vacant South M Palomar Airport East M-Q Light Industrial & Vacant West E-1-A (County) Vacant PUBLIC FACILITIES School District N/A Water Carlsbad Sewer Carlsbad DU's Public Facilities Fee Agreement, dated June 25, 1980 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued X E.I.R. Certified, dated 1980 Other, 7330 Engineer' Road, San D.iego, California 92111 . .. ' ~usiness Address . 714/292 5550 .. -. . - -. .. . -. . .- -: . .. .. .. .. .. ., .. . . .> .. .. - .. .. .. 'ielephenes Numlrer .. .. - -. . .. THE KOU COMPANY ' - . .- , . AGEXT: Name .. '. DEVELOPMENTAL SERVICES 0 Assistant City Manager 0 Bulldlng Department 0 Engineering Department 0 Housiilg & Redevelopment Department (714) 438-5598 (714) 438-5525 (714) 438-5541 3096 Harding St. (714) 4385811 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008 ,Rf Planning Department (714) 43&5591 "E DECLARATION Pflc);I.EEI! ADDP3SS/LEMTON: Within Carlsbad city boundaries. PKUECI' DESC€UFTICN: limit permitted in the C-M zone in conjunction with a specific plan, Zone Code Amendment to increase the height The City of Carlsbad has conducted an environmental review of the &ve described project pursuant to the Guidelines for Impleinentation of the California Envirmn'tal Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. review, a Negative Declaration (declaration that the project will not have a significant irrpact on the environment) is hereby issued for the subject project. Land Use Planning Office. As a result of said Justification €or this action is on file in the A copy of the Negative Declaration with supprtive documents is on file in the Land Use Planning Office, City Hall, 1200 Elm Avenue, Carlsbad, CA. 92008. writs fran the public are invited. Please submit comments in writing tc the Land Use Planning Office within ten (IO) days of date of issuance. DATED: August 24, 1982 CASE NO: ZCA-148 Land Use Planning Manager APPLICANT: City of Carlsbad PUBLISH DATE: August 28, 1982 M)-4 5/8 1 s I' . 1. DEVELOPMENTAL SERVlC ES 0 Assistant City Manager D Building Department (714) 438-5596 (7 t 4) 430-5525 0 Engineering Department (714) 438-5541 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008 0 Housing & Redevelopment Department 3096 Harding St. (714) 438-561 1 p! Planning Department (714) 438-5591 NEGATIVE DECLARATION PWECT RDDRESS/KCATIoN: the northern boundary of Palcenar Airport. West side of El Camino Real adjacent to PRXECT DESCRIPTION: Aiindment to the Carlsbad Research Center spcific plan (SP-180) amending height, parking, and other standards. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implemeritation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. review, a Negative Declaration (dsclaration that the project will not have a significant Liact on the environment) is hereby issued for the subject project. Land Use Planning Or'fice. As a result of said Justification for this action is on file in the A copy of the Negative Declaration with supprtive documents is on file in the Land Use Planning Office, City Hall, 1200 Elm Avenue, Carlsbad, CA. 92008. Camnlents fran the public are invited. Please submit comments in writing to the Land Use Planning Office within ten (IO) days of date of issuance. DATED: August 24, 1982 CASE NO: SP-l80(B) Land Use Plarning Manager APPLICANT: KO11 PUBLISH DATE: August 28, 1982 ND-4 5/0 1 23 Carlsbad Journal Decreed a Legal Newspaper by the Superior Court of San Diego County 3 138 ROOSEVELT ST. 0 P.O. BOX 248 CARLSBAD, CA 92008 729-2345 Proof of Publication STATE OF CALIFORNIA, ss COUNTY OF SAN DIEGO, I am a citizen of the United States and a resident of the county aforesaid; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am principal clerk of the printer of the Carlsbad Journal a newspaper of general circulation, published twice weekly in the City of Carlsbad, County of Sun Diego, State of California, and which newspaper is published for the dissemination of local news and intelligence of a general character, and which newspaper at all times herein mentioned had and still has a bona fide subscription list of paying subscribers, and which newspaper has been established and published at regular intervals in the said City of Carlsbad, County of Sun Diego, State of California, for a period exceeding one year next preceding the date of publication of the notice hereinafter referred to; and that the notice of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit: NOTICE OF PUBLIC HEARING ZCA-148 NOTICE IS HEREBY GIVEN that the City Council of the City of Carls- bad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:OO P.M. on Tuesday, September 21.1982, to consider an application for approval of a change in height restrictions in the C-M zone in the City of Carlsbad. Applicant: City of Carlsbad CJ S290: September 11,1982 CARLSBAD CITY COUNCIL ,. ................ ..-, ep.t.mber. .I 7 .. 19 8.2 . ................................. 19 .... ................................. 19 ................................. 19 .... ................................. 19 .... I certify under penalty of perjury that the foregoing is true and correct. Executed at Carlsbad, County of San Diego, State of California on 3eIlth day of ?:lei&+&- ‘?- 1” l-?+Z 1 r - , iI Lk-4 C( LC L&-\LL?- / _____ Clerk of the Printer 2M-4/62 NOTICE OF PUBLIC HEARING ZCA- 148 NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:OO P.M., on Tuesday, September 21, 1982, to consider an application for approval of a change in height restrictions in the C-M zone in the City of Carlsbad. APPLICANT: City of Carlsbad PUBLISH : September 11, 1982 CARLSBAD CITY COUNCIL ' KWICE IS HEREBY GIVEN that the Planning Cmission of the City of Carlsbad will hold a public hearing at the City Council Chanhers, 1200 Elm Avenue, CarlsM, California, at 7:OO p.m. on Wednesday, September 8, 1982, to mnsider approval of a change in height restrictions in the C-M zone in t!!e city of Carlsbad. Those persons wish- to speak on this proposal are cordially invited to attend the public hearing. Use P13nning Office at 438-5591. If you have any questions please call the Land C?SE FiLJ3: ZCA-148 AFFLICmT: CITY OF CARLSBAD PUBLISH : August 28, 1982 CITY OF CARLSBAD PLANNING COMMISSION t Carlsbad Journal Decreed a Legal Newspaper by the Superior Court of San Diego County 31 38 ROOSEVELT ST. 0 P.O. BOX 248 0 CARLSBAD, CA 92008 729-2345 Proof of Publication STATE OF CALIFORNIA, ss COUNTY OF SAN DIEGO, I am a citizen of the United States and a resident of the county aforesaid; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am principal clerk of the printer of the Carlsbad Journal a newspaper of general circulation, published twice weekly in the City of Carlsbad, County of Sun Diego, State of California, and which newspaper is published for the dissemination of locul news and intelligence of a general character, and which newspaper at all times herein mentioned had and still has a bona fide subscription list of paying subscribers, and which newspaper has been established and published at regular intervals in the said City of Carlsbad, County of San Diego, State of California, for a period exceedinq one year NOTICE OF PUBLIC HEARING SP-lSO(B) NOTICE IS HEREBY GIVEN that the City Council of the City of Carls- bad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:OO P.M. on Tuesday, September 21,1982, to consider an application for approval of an amendment to the Carlsbad Research Center Spe- cific Plan on property generally 10- cated on EL Camino Real just north of Palomar Airport and more parti- cularly described as: Portions of Lots “F and “G’ of Rancho Agua Hedionda in the City of Carlsbad, County of San Diego, State of California, according to Map 823 filed in the Office of the County Recorder of said County, November 16. 1896. Applicant Koll Company CARLSBAD CITY COUNCIL CJ 5289: September 11.1982 next preceding the‘ date of public&ion of’ the notice hereinafter referred to; and that the notice of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit: ................................. 19 .... ................................. 19 .... ................................. 19 .... ................................. 19 ... I certify under penalty of perjury that the foregoing is true and correct. Executed at Carlsbad, County of San Diego, State of California on -2- day of p~w+4-c--~6.r 7 CG.3 __ __.~ - /I.> ’L( , I i. rc- iCL-- I th /- \ Clerk of the Printer NOTICE OF PUBLIC HEARING SP-180 (B) NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:OO P.M., on Tuesday, September 21, 1982, to consider an application for approval of an amendment to the Carlsbad Research Center Spe- cific Plan on property generally located on El Camino Real just north of Palomar Airport and more particularly described as: Portions of Lots "F" and "G" of Rancho Agua Hedionda in the City of Carlsbad, County of San Diego, State of California, according to Map 823 filed in the Office of the County Recorder of said County, November 16, 1896. APPLICANT: Koll Company PUBLISH : September 11, 1982 CARLSBAD CITY COUNCIL - 1 ICE OF PUBLIC "G \ NOTItE IS HEREBY GIVEN that the Planning Commission of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 7:OO p.m. on Wednesday, September 8, 1982, to consider approval of an amendment to the Carlsbad Research Center Specific Plan on property generally located on El Camho Real just north of Palomar Airport and mre particularly described as: Portions of Iots **F" and "G" of Rancho Agua Hedionda in the city of Carlsbad, County of San Diego, State of California according to Map 823 filed in the Office of the County Recorder of said county, November 16, 1896. nose persons wishing to speak on this proposal are cordially invited to attend the public hearing. Use Planning Office at 438-5591. If you have any questions please call the Land CASE FILE: SP-180 (B) APPLICANT: KOLL COMPANY PUBLISH : August 28, 1982 CITY OF CAFUSBAD PLANNING COMMISSION ! Costa Real Municipal Water District 5780 El Camino Real Carlsbad, CA 92008 I I I- .. Occupant ' 4675 El Camino Real Carlsbad, CA 92008 Henry b Itsuko Yada 5538 El Camino Real Carlsbad, CA 92008 I <.;, . I. Occupant 6200 El Camino Real Carlsbad, CA 92008 Occupant 5580 El Camino Real Carlsbad, CA 32008 CITY OF CARLSBAD CARLSBAD, CALlFORNiA ., , c .-. G :: s' upa n t Slippery Ifill Lane Csrlsbad, CA 92008 Occupant Slippery Hill Lane Carlsbad, CA 92008 Occupant Slippery Hill Lane Carlsbad, CA 92008 .z " . Occupant 4867 El Camino Real Carlsbad, CA 92008 1. CiTY OF CARSS3AD CARLSBAD, CALlFORNlA '. .. A PLANNllYG DE?ARTMENT CITY OF CARLSBAD CAR LS E A D . C: $ L 1 ?O ?, ?I I A -- Occupant 5720 El Camino Real Carlsbad, CA 92008 I Occupant 5701- El Camj-no Real Carlsbad, CA 92008 I Occupant 5150 El Camino Real Carlsbad, CA 92008 .. . .. .. _._.. PLANNING DEPARTMENT I CARLSBAT). Cr:,.:.'$~?VlA ciry OF CAXSEAD Occupant 5750 El Camino Real Carlsbad, CA 92008 PLANNING D E?AR TM 2 M T CITY CF CARLSaAD CARLSEiAt), CALIFORNIA . */ . PLANNtNG DEPARTA?Z"T ClTY OF CARLSBAD CARLSGAD, CALIK)RNIA I Forrest & Betty Hieatt James L. Hieatt Manhattan Beach, CA 90266; 1 604 14th St. I I Howard & Ida Kirgis 215 Brookwood Rd. Woodside, CA 94062 x >+A 1. . i.. ,.-i -. +iii __ I a*, - --___- ..*I) I A, .. ~ ." *.LI '*a =...r**y-* Carlsbad Pacific Business Center c/o The Koll Company 7330 Engineer Road Sap. Riego, CA 9211.1 PLANNING DEPA;IY.'.'?NT CITY OF CkRL50A3 CARLSBAD, CALIFORNIA I I I Pre-Mixed Concrete CO. P.O. BOX 64 San Diego, CA 92112 '# , 4 Palomar Busipess Park 17890 Skypark Blvd. Irivne, CA 92714 I Lawrence & Werner Smith Homer b Nina Eaton 652 Neptune Ave Leucadia, CA 92024 Gerald Frankel 1365 Regal Row Dallas, TX 75247! PLkNNlHC DEPARTMENT CITY OF CARLSBAD CARLSBAD, CALIFORNIA Alice M. Miller, Tr., I Gordon b Juliana Fox 1 1500 Via Arco I Palos Verdes Estates Palos Verdes, CA 90274 I Ralph Palmer c/o 40 California 1st Bank San Diego, CA 92112 PLANNING DEPAR.; ii?l;J1 CITY OF CARLSBAD 1 CARLSBAD, CALtFORNlA R.W. Daniels, Jr. 2930 E. 3rd Ave. Ccmver, Colorado 80206 PLANNING DEPARTME N r CITY OF CARlSBAO CARLSPAD, CALlFORP4'A I Albert & Sondra Steindorf , 1410 Vallcda Lane Encinitas, CA 92024 I PLANNING. DEPAdVMENT CfTY. QF QRLSRAD CA!?lSBAD$ C,&LIMRNIA 4. Barbara Higdon 2448 A Street San Diego, CA 92102 IVAR N V (Corp) 1335 Hotel Circle,Ste 215 San Diego, CA 92108 PLAN Mi N G DE PA 2 Tiin EN T C A?. L 5 2 AD, CALI FO RN I A CITY OF CARLSBAD -- Title Insurance & Trust P.O. Box 1150 San Diego, CA 92112 Koll - Wells El Camino Associates 4490 Von Karmen Newport Beach, CA. 92660 , . I' . d. ,> 1 . i San Diego Gas & Electric San Diego, CA 92101 I I 101 Ash St. I I Beckman Instruments, Inc. 2500 Harbor Blvd. Fullerton, CA 92634 i i Jakob & Maria Wershing 30772 Vista La Cresta St. Palos Verdes, CA 92074 I I Carlsbad Research Center SPECIFIC PLAN City of Carlsbad < » CARLSBAD RESEARCH CENTER SPECIFIC PLAN PREPARED BY PLANNING DEPARTMENT CITY OF CARLSBAD REVISED: JULY 21, 1981 ii TABLE OF CONTENTS INTRODUCTION 1 Purpose 1 Location 1 General Plan and Zoning Designations 1 LAND USE, CIRCULATION, AND PHASING 4 General Development Concept 4 Statistical Summary 4 Circulation 6 Phasing 6 PERMITTED USES 10 Area 1 10 Area 2 12 Wastewater Reclamation Facility and Reservoir 13 GENERAL DEVELOPMENT STANDARDS 15 Building Setbacks 15 Sidewalks . 16 Site Coverage 16 Building Height 16 Parking 16 Landscaping 20 Sign and Graphic Requirements 23 Loading Areas 25 Storage Areas 25 Metal Structures 25 Refuse Collection Areas 25 Telephone and Electrical Service 26 Nuisances 26 Screening of Equipment 26 Mini-Parks 26 GENERAL NOTES AND MITIGATION MEASURES 27 General 27 Grading/Foundation Design 27 Drainage/Erosion Control/Water Quality 27 Biological Resources 28 Archaeological Resources 28 Paleontological Resources 28 Land Use 30 Circulation 30 Noise 30 Services and Utilities 31 LEGAL DESCRIPTION 32 LIST OF FIGURES Figure 1 - Regional Location Map 2 Figure 2 - Project Site Map 3 Figure 3 - Land Use Plan 5 Figure 4 - Street Setbacks - Collector Street 17 Figure 5 - Street Setbacks - Special Landscape Street 18 Figure 6 - Street Setbacks - Local Streets 19 Figure 7 - Typical Street Landscaping 22 Figure 8 - Location of Vernal Pools 29 I 'TV PLANNING DEPARTMENT STAFF James C. Hagaman, Planning Director Charles D. Grimm, Project Coordinator Thomas C. Hageman, Principal Planner INFORMATION SUPPLIED BY; William Foley, Annette Sanchez Larry Seeman Associates, Inc. (ISA) 500 Newport Center Drive, Suite 525 Newport Beach, CA 92660 OTHER INFORMATION The Koll Company 7330 Engineer Road San Diego, CA 92111 Rick Engineering Company 3088 Pio Pico Drive, #201 Carlsbad, CA 92008 Lowry & Associates 550 W. Vista Way Vista, CA 92083 ,,—*>,c INTRODUCTION PURPOSE The purpose of this Specific Plan is to provide for the design, develop- ment, and operation of a high-quality industrial park within the City of Carlsbad. The land use plan and development regulations contained within the Specific Plan will result in the creation of a physical environment which will conform to and complement the goals of the community, facilitate efficient business and industrial operations, create a working environment sensitive to human needs and values, and protect adjacent land uses from adverse impacts. This Specific Plan is intended to be a tool to implement the goals and policies of the General Plan. The Specific Plan is a set of standards for development and does not provide a guarantee of approval for future discre- tionary acts or projects within its boundaries. The area covered by this plan shall be known as the Carlsbad Research Center. 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. The area covered by this plan is included within the Palomar Airport Special Treatment Area specified in the General Plan; therefore, this plan is also prepared according to the special treatment area requirements established by the City's General Plan. This Specific Plan establishes detailed regulations, conditions, and programs for development within the area specified herein. LOCATION The Carlsbad Research Center contains 559.4 acres and is located on the west side of El Camino Real, north of Palomar Airport in the City of Carlsbad. The general site location is shown in Figure 1. The project site is shown in Figure 2. GENERAL PLAN AND ZONING DESIGNATIONS The site is designated in the Land Use Element of the City's General Plan as a combination district which includes Planned Industrial, Regional Service, Community Commercial, and Travel Service Commercial. Also included in the combination district is a floating public utilities designation which allows placement of a utility within one kilometer of the "U" designation shown on the land use map. 1 Regional Location Map Project Site Map Gravel Pit' - H E I -0 --. Nji Ji E D L 0 A, Source: USGS Topo Quads, San Luis Rey and Encinitas V,,,,- LAND USE, CIRCULATION, AND PHASING GENERAL DEVELOPMENT CONCEPT The Carlsbad Research Center is a comprehensively planned industrial development containing a balanced mixture of industrial, research and develop- ment, office, and commercial uses. The project will offer industrial develop- ment sites for users of all sizes in an organized and pleasant setting. The industrial sites will be complemented by a full range of industrial and com- mercial support facilities. The land use plan (Figure 3) designates the loca- tion of various land uses. All development shall conform to the land use plan. The development will feature extensive landscaping, including special landscaped berms along designated streets, parking lot landscaping, and land- scaped building sites. Setback requirements and sign controls will further serve to create an aesthetically pleasing and sensitive environment. Special design standards will be applied to areas adjacent to future residential developments. Pedestrian and bicycle pathways and a series of mini-parks will provide public recreational facilities. In addition, individual industrial users are encouraged to provide private recreational facilities for employees. Many of the steeper canyon areas will be preserved as natural open space and habitat areas. If approved, a wastewater treatment plant and storage reservoir will be constructed on the west end of the project. Prior to locating a wastewater treatment plant, environmental review shall be conducted and necessary approvals shall be obtained. Approval of this Specific Plan does not commit the City to approval of the wastewater treatment plant. STATISTICAL SUMMARY Uses Acres Area 1 - Industrial ' 322.0 Area 2 - Commercial 30.0 Streets 62.9 Special landscape areas 23.5 Reservoir site 33.1 Natural open areas 87.9 Total 559.4 The Specific Plan determines land use for the site by defining specific land use areas within the combination district. This plan serves to implement the C-M zoning classification which exists on the site. The permitted uses, ^S Q. O0] ct C9-J ra in •a C § S Is'o5 E5 (3 5 c ' '33 .2 E O1 J> «J 9. 3 Sa) S fi I -5 J-J < < c/y z Q- (0oo •? '£ H &RJ I Q.a< ••••• • lAT-S- '$?*! ^ ^v^ fc 11 J( j •••••# — yi O| qjOOoo_— 4>-u Q1 (15 CO <J> m *O u. O ffi S ~2* - 5S^ rtpScfo -pj £(75 development standards, and environmental considerations contained in this plan are more stringent than those found in the underlying zoning; therefore, the provisions of this plan will take precedence over the existing zoning. The provisions of the C-M zone shall apply to subjects which are not covered in this plan. CIRCULATION Primary access to the site will be from Palomar Airport Road, El Camino Real, and future College Boulevard. Internal circulation will be provided by four-lane public roads designed and built by the developer in accordance with City standards. All local streets will be constructed by the developer to City standards in conjunction with adjacent development. Local streets are not shown on the specific plan land use map, but shall be shown on the applicable subdividion maps. PHASING The project is planned to be developed in four phases, each containing approximately 100 net acres as shown on the land use map. It is estimated that each phase will cover approximately two years. The phasing schedule has been developed in accordance with the best information available at the time of adoption of this plan. Changes in phas- ing may be approved by the Planning Director. If a change may cause a signif- icant alteration to the development plan, or creates a problem with respect to the availability of public utilities or services, or may have other signifi- cant impacts, the Planning Director may refer the change in phasing to the Planning Commission for approval. Development of the Carlsbad Research Center will begin with Phase 1 as shown in Figure 3. Phasing will be completed sequentially as shown in Figure 3. The Planning Director may approve non-sequential development providing that public facilities have been completed to the satisfaction of the City Engineer. Public facilities include streets, a dual water system for domestic and reclaimed wastewater, wastewater facilities, mini-parks, landscaping, drainage facilities, electricity, gas, and telephone. Specific improvement plans will be prepared and submitted as required by conditions of approval on the tentative tract map and each final map. In order to accommodate the overall grading requirements for the entire site, cut and fill may occur outside the boundaries of each phase subject to approval of the City Engineer. In order to accommodate the overall utility requirements of the entire project, utility construction may occur outside the boundaries of each phase, subject to approval of the City Engineer. Specific public improvements shall be constructed in accordance with the following schedule: A. Streets 1. All local streets shall be constructed in conjunction with adja- cent development. 2. a. College Boulevard, as shown in Figure 3, shall be extended from El Camino Real to Palomar Airport Road. Consistent with the General Plan, College Boulevard shall have a finished width of six lanes on a total right-of-way of 102 feet. b. The developer shall, at the time requested by the City, con- struct and dedicate College Boulevard to City standards for those portions of the road within the Specific Plan area. The City may request installation of College Boulevard based upon the occurrence of one or more of the following events: 1) Increase of 5,000 VPD in ADT (based on Fall 1980 traffic counts) on El Camino Real between Tamarack and Palomar Airport Road; 2) Increase of 5,000 VPD in ADT (based on Fall 1980 traffic counts) on Palomar Airport Road between El Camino Real and Paseo del Norte; 3) Approval of a tentative map for an area in Phases II through IV inclusive. In lieu of construction of the full width of College Boule- vard at one time, the City Engineer may at his discretion and at the developer's request permit construction of a 32-foot wide portion of road in conformance with City standards. If the road is constructed in this manner, the developer shall install or guarantee the full width prior to issuance of a final map for property abutting any portion of the road; or, if traffic counts warrant, the City Engineer may require additional construction of the full width at any time. Regardless of whether the road is constructed to full width at one time, the developer shall dedicate the entire 102-foot right-of-way at one time. c. At the time any portion of College Road is constructed, developer shall construct and dedicate a two-lane road, in conformance with City standards, from the Specific Plan boun- daries to Palomar Airport Road. This roadway shall have a minimum width of 32 feet and a 53-foot right-of-way which shall constitute a portion of the 102-foot total right-of- way. To assist in acquisition of the property necessary for the right-of-way, the developer may request that the City exercise its power of eminent domain, provided, however, that the developer shall bear the cost of such proceeding. The City engineer may at his discretion approve another addition- al connection between the project site and Palomar Airport Road provided that the alternate provides for adequate circu- lation. d. The developer may, at his option, install the full six-lane road from El Camino Real to Palomar Airport Road at the time any portion of College Boulevard is developed. To fund the roadway, the developer may initiate an assessment district under City jurisdiction or may request in writing that the City take advantage of the provisions for reimbursement for major thoroughfares pursuant to the Subdivision Map Act. The City will use its best efforts to obtain reimbursement for the developer for those portions of College Boulevard outside the boundaries of the specific plan. The terms of such reimbursement shall be upon mutual agreement between the City and the developer. 3. B Street, as shown in Figure 3, shall be constructed and dedicat- ed between El Camino Real and College Boulevard at the time any portion of College Boulevard is constructed, provided, however, that the portion of B Street abutting Phase I shall be construct- ed and dedicated before any final map for property in Phase I is issued. 4. D Street shall end in a cul-de-sac and shall not intersect with El Camino Real. B. Traffic Signals 1. Signals at Palomar Airport Road and El Camino Real, Palomar Air- port Road and College Boulevard, and College Boulevard and El Camino Real will be paid for by the City through appropriate fees and/or agreements. Signals will be installed at such time as the City feels traffic warrants them necessary. 2. The developer shall sign a signal agreement, secured by a bond in favor of the City, which guarantees that costs for signals at College Boulevard and B Street, and College Boulevard and N Street, will be borne by the developer when the City determines that traffic warrants them necessary. 3. The developer shall sign a signal agreement, secured by a bond in favor of the City, which guarantees that one-half the cost of the signal at El Camino Real and B Street will be borne by the devel- oper. This signal will be installed prior to issuance of any building permits for the site. The other half of the cost of this signal will be borne by the City through appropriate fees and/or agreements. C. Mini-Parks Mini-parks will be considered the same as other public facilities in relation to phasing. Mini-parks shown along special landscape streets, as shown in Figure 3, shall be built by the developer in conjunction with those special landscape streets which they abut (see Condition D, Landscaping). Mini-parks on interior streets will be constructed by the developer prior to development of 60% of the acre- age of the entire phase within which they are located. D. Landscaping Landscaping for special landscape streets shall be installed by the developer in conjunction with development, except for El Camino Real adjacent to Phase I, where special landscaping shall be installed prior to any occupancy for the first phase of development. 10 PERMITTED USES AREA 1 Area 1 is designated for light and medium industrial uses as shown below, research and development uses, industrial support and service uses, and busi- ness and professional office uses, provided that such uses are confined within a building or buildings and do not contribute excessive noise, dust, smoke, vibration, odor, or toxic or noxious matter to the surrounding environment nor contain a high hazard potential. Uses permitted in the Carlsbad Research Cen- ter will not produce any of the following: 1. Noise in excess of 70 decibels (American Standard for noise level meters): a. for a cumulative period of more than 30 minutes in any hour; or b. plus 5 decibels for a cumulative period of more than 15 minutes in any hour; or c. plus 10 decibels for a cumulative period of more than 5 minutes in any hour; or d. plus 15 decibels for a cumulative period of more than 1 minute in any hour; or e. plus 20 decibels for any period of time. In the special treatment area abutting the residential area to the north (Figure 3), the standard shall be 60 decibels plus a-e above. 2. Vibration, heat, glare, or electrical disturbances beyond the boundaries of the site. 3. Air pollution' detectable by the human senses without the aid of instruments, beyond the boundaries of the site. 4. Emissions which endanger human health, can cause damage to animals, vegetation, or property, or which can cause spill- ing at any point beyond the boundaries of the site. 5. Odor detectable by the human senses without the aid of instruments beyond the boundary of the site. All wastes discharged into the wastewater discharge system will meet City standards. 11 Prior to any development within the Carlsbad Research Center, the devel- oper shall prepare covenants, conditions, and restrictions (CC&Rs) applicable to the entire park site. These CC&Rs shall be approved by the Planning Direc- tor prior to approval of any final map for the property. Ho development shall occur until the CC&Rs are approved. All uses shall conform to the general development concepts for a high- quality business park, with all standards and restrictions established by this plan and with CC&Rs. Specifically, the following uses are permitted in Area 1: 1. Uses engaged primarily in research activities, including research activities, developmental laboratories, and com- patible light manufacturing such as, but not limited to, the following: a. Biochemical; b. Chemical; c. Electronics; d. Film and photography; e. Medical and dental; f. Metallurgy; g. Pharmaceutical; h. X-ray. 2. Manufacture, research assembly, testing and repair of com- ponents, devices, equipment and systems, and parts and com- ponents. a. Coils, tubes, semi-conductors; b. Communication, navigation, guidance, and control equip- ment; c. Data processing equipment, including computer software; d. Glass edging and silvering equipment; e. Graphics and art equipment; f. Metering equipment; g. Radio and television equipment; h. Photographic equipment; i. Radar, infrared, and ultraviolet equipment; j. Optical devices and equipment; k. Filling and labeling machinery. 3. Light manufacturing, processing, and/or assembly of the following or similar products: a. Food products; b. Apparel and finish products from textile products; c. Lumber and wood products; d. Furniture and fixture products; 12 e. Chemical and allied products; f. Plastic and rubber products; g. Stone, clay, and glass products; h. Fabricated metal products; i. Professional, scientific, controlling, photographic, and optical products or equipment. 4. Service industries or those industries providing a service as opposed to the manufacture of a specific product, such as the repair and maintenance of appliances or component parts, tooling, printers, testing shops, small machine shops, shops engaged in the repair, maintenance, and ser- vicing of such items, excluding automobile and truck repair, and excluding equipment rental yards. 5. Industries engaged in the distribution and/or storage or warehousing of products similar to those listed in other permitted uses in this group. 6. Construction industries such as general contractors, elec- trical contractors, plumbing contractors, etc., and their accessory and incidental office uses. 7. Blueprinting, photostatting, photoengraving, printing, pub- lishing, and bookbinding. 8. Administrative and professional offices, limited to: a) offices which are associated with any permitted industrial use, or b) offices which do not attract nor are primarily dependent upon business customers visiting the office. Permitted offices include, but are not limited to, corpo- rate offices, regional offices, general offices, and pro- fessional offices as accountants, attorneys, engineers, architects, and planners. Prohibited offices include, but are not limited to, banks and financial institutions, medi- cal and dental offices, employment agencies, real estate agencies, and travel agencies. 9. Employee cafeteria, cafe, restaurant, or auditorium acces- sory with and incidental to a permitted use (intended pri- marily for the express use of those persons- employed at the firm or use where such incidental use is applied). 10. Accessory uses and structures when related and incidental to a permitted use such as, but not limited to, food prepa- ration, food service, and eating facilities. AREA 2 Area 2 is designated for community, regional service, and travel service commercial uses, industrial support uses, and business and professional office uses. 13 Commercial areas in the Carlsbad Research Center are intended to service the needs of the employees and businesses located in this business park. The commercial uses are not intended and will not be designed to draw traffic from El Camino Real. Permitted uses in Area 2 are: 1. Retail commercial businesses (oriented to needs of park employees); 2. Commercial service businesses (oriented to needs of park employees and businesses); 3. Personal service businesses; 4. Financial service businesses; 5. Blueprinting, photostatting, photoengraving, printing, pub- lishing, and bookkeeping; 6. Administrative, professional, and business offices; 7. Health or athletic club facilities; 8. Service stations; 9. Hotels and motels. Permitted uses that draw patronage from outside the park should have peak operating times after normal business hours so as not to interfere with normal traffic progression. Uses in this category allowed in Area 2 are: 1. Restaurants; 2. Theaters. In order to ensure that the entire commercial area adjacent to El Camino Real is developed in a safe, efficient, and attractive manner, a site develop- ment plan shall be submitted for Area 2 adjacent to El Camino Real pursuant to Chapter 21.06 of the Carlsbad Municipal Code (Q Overlay Zone). No development shall occur within Area 2 until the site development plan is approved. Any development within Area 2 shall conform to the site development plan as approved. WASTEWATER RECLAMATION FACILITY AND RESERVOflT The wastewater reclamation facility and reservoir shown on the west side of the Carlsbad Research Center, if approved, shall be developed subject to the standards of the Public Utility Zone, Section 21.36 of the Carlsbad Zoning Ordinance. The wastewater facilities may actually be located within one kilo- meter of the proposed location, as shown on the Carlsbad Pacific Land Use Plan. Approval of such facility may require addition of conditions to this Spe- cific Plan to provide for such items as odor easements, CC&R amendments, hold- harmless agreements for plant operation, and other conditions necessary to accommodate development of such a facility as part of the Specific Plan area. The City Manager may add such conditions which shall become a part of this plan with Council concurrence. 14 The developer will offer for dedication the 30-acre reservoir site shown as Lot 28 (TM). The 12.1-acre water reclamation plant site shown as Lots 29 and 30 shall be reserved until complete release of bond for dedicated improve- ment adjacent to Lots 29 and 30, but, in any event, no longer than July 1, 1991. For a period of time ending July 1, 1991, the City will have the option to purchase the 12.1-acre plant site (Lots 29 and 30) at the developer's cost plus 2Q%. The cost will be determined as follows: 1. Base land cost is set at $20,082 per acre. 2. Carrying cost equal to the developer's actual interest on the land shall be prorated from July 1, 1981. 3. Actual improvement costs shall be added to the base land cost. 4. Developer's profit of 20% shall be added. The City shall have the right to examine books and accounts of the devel- oper to determine actual costs. The costs as described herein shall not exceed the fair market value of the property at such time as the City exer- cises its option. 15 GENERAL DEVELOPMENT STANDARDS The intent of this section is to provide the maximum opportunity for cre- ative site planning and building design on individual parcels, while ensuring that the development is established and maintained in a manner consistent with a high-quality industrial park development. Due to the curvilinear nature of the street pattern, difference in pad elevations, range of lot sizes, and mix- ture of proposed land uses, there will be a pleasing variety of setbacks, sep- arations between buildings, building heights, and architectural styles. As a counterpoint to this variety, visual continuity will be provided by common landscape treatment along the special landscaped streets. BUILDING SETBACKS All setbacks shall be measured from the property line. For the purpose of this ordinance, a streetside property line is that line created by the ultimate right-of-way line of the frontage street. 1. Streetside Setback. No structure shall be located within 30 feet o? any streetside property line, adjacent to an arterial or collector street or within 20 feet of any streetside property line adjacent to a local street as defined in Landscape section, except that unsupported roofs or sun screens may project six feet into the setback area. The following improvements are specifically permitted in the streetside setback: a. Walks; b. Paving and associated curbing, except that vehicle parking areas shall not be permitted within 30 feet of the streetside property line or lines of special land- scaped streets or within 10 feet of the streetside property line of other streets. c. Landscaping; d. Planters, architectural fences, or walls not to exceed three feet 42 inches in height. In the case of through lots extending from street to street, both street frontages shall be treated as a street- side setback. For purposes of this section, an arterial street shall mean El Camino Real, College Boulevard, and B Street; a collec- tor street shall mean any interior street which loops or is part of a loop; and a local street shall mean all cul-de- sacs. 16 2. Interior Setback. No setback shall be required on interior lot lines, except that if any setback is provided it shall be a minimum of 10 feet. 3. Figures 4, 5, and 6 represent a graphic example of how set- backs on special streets and interior streets should be treated. Treatment is not limited to the method depicted in this graphic, however. SIDEWALKS Arterial type streets (B Street and College Boulevard) will have side- walks meeting City standards on both sides of the street. Local type streets may have sidewalks on only one "side of the street. SITE COVERAGE Maximum building coverage shall not exceed 50% of the lot area. BUILDING HEIGHT The maximum height of structures within the industrial park shall not exceed 35 feet. However, it is recognized that this project may contain sites where taller buildings would be appropriate. Any request for a structure in excess of 35 feet would require an amendment to the C-M zone and to this Spe- cific Plan. PARKING Offstreet parking shall be provided to accommodate all parking needs for the site. No parking shall be allowed on arterial type streets (B Street and College Boulevard). The following standards exceed the regular City standards and shall be used to determine parking requirements. Uses not covered below shall comply with regular City standards as required by Chapter 21.44 of the Carlsbad Municipal Code. 1. Manufacture, Research, and Assembly. One space for each 500 square feet of floor area. 2. Warehouse. One space for each 1,000 square feet of floor area for the first 20,000 square feet; one space for each 2,000 square feet of floor area for the second 20,000 square feet; one space for each 4,000 square feet of floor area for areas in excess of the initial 40,000 square feet of floor area of the building. 3. Office. One space for each 350 square feet of gross floor area. 17 Street Setbacks - Collector Street CL BUILDING R.O.W. SETBACK NOTE: This indicates that parking areas will be allowed to encroach 20' into required setback. All parking spaces, aisles, and driveway must be designed in accordance with City requirements. 18 Street Setbacks - Special Landscape Street CL t 32' ROADWAY 10'30' SETBACK R.O.W. BUILDING OR PARKING 19 Street Setback - Local Street CL • L 26' | ROADWAY 1 • 10' J •»«_^ I I plus I 10' PLANTING 2C 10' PAVING ' SETBACK ^ BUILDING OR PARKING R.O.W. NOTE: This indicates that parking areas will be allowed to encroach 10' into required setback. All parking spaces, aisles, and driveway must be designed in accordance with City requirements. 20 4. Commerci al. a. Retail and Service Commercial. One space for each 300 square feet of gross floor area. b. Restaurants. One space for each 100 square feet of gross floor area. c. Hotels/Motels. One space for each guest room. d. Multiple Use. Where two or more uses occupy a single structure, the parking requirement shall be determined by calculating the requirement for each use individual- ly based on its proportional share of the total floor area. No change to a use requiring more parking will be allowed unless the additional parking for the new use is provided. If additional parking is not added as required, the City shall deny any license or permit applications required for such uses by the Carlsbad Municipal Code. LANDSCAPING All development within the park shall be landscaped by the developer in accordance with the following standards. As a portion of the total landscap- ing scheme of the Carlsbad Research Center, certain streets have been desig- nated as "Special Landscaped Streets." Landscape treatment along the frontag- es of said streets requires special consideration and therefore is referred to under separate sections in the following landscaping standards. The Carlsbad Research Center will contain and the developer shall install a dual water system so that all landscaped areas will be maintained with reclaimed water. 1. General Requirements. A minimum of 15% of each building site shall belandscaped. All landscaped areas shall be provided with irrigation systems and shall be maintained in a neat and orderly fashion. The required landscaping may be distributed in any fashion, but shall at a minimum include the following areas. 2. Streetside Setback Area a. General Statement. Landscaping in these areas shall consist of an effective combination of street trees, trees, groundcover, and shrubbery. b. Special Landscaped Street (El Camino Real, College Boulevard, and Street 8). The entire area between the curb and the building setback line shall be landscaped, except for any approved driveway in said area. 21 c. Other Streets. The entire area between the curb and a point 10 feet in back of the front property line shall be landscaped except for any approved driveway in said area. * d. Berms. The landscape plans for all streetside setbacks shal l include landscaped berms except as noted below. The average height of such berms shall be 42 inches for special landscape streets and 30 inches for all other streets. The height of the berm shall be measured from the street curb or parking lot curb, whichever is high- § er. If the parking area is more than 36 inches below street level, the berm may be 18 inches (above the street). Where the entire area between the street and the building is to be landscaped and is free of park- ing, the berms may be lowered or eliminated (see Figure 7 for graphic example of typical streetscape and berm- t ing). e. Intersections. Landscaping and berms, except trees, along all streets and boundaries shall be limited to a height of not more than 2-1/2 feet within the triangle bounded by a line drawn between points 35 feet distant Q from the intersection of the right-of-way lines pro- longed. 3. Interior Setbacks T.General Statement. All unpaved areas not utilized for parking and storage, or designated undeveloped areas, ^ shall be landscaped utilizing groundcover and/or shrub and tree materials. b. Undeveloped Areas. Undeveloped or unpaved areas pro- posedforfuture expansion shall be maintained by developer/owner/lessee in a weed-free condition, but need not be landscaped. c. Screening. Areas used for parking shall be landscaped in such a manner as to interrupt or screen said areas from view from access streets and adjacent properties. Plant m aterials used for this purpose shall consist of lineal or grouped masses of shrubs and/or trees. 4. Parking Areas. Trees, equal in number to one per each five parking stalls, shall be provided in the area. The trees may be distributed evenly throughout the area or may be grouped or clustered in order to create a random pattern. 22 Typical Street Landscaping 2:1 SLOPE WITH GROUNDCOVER 4:1 SLOPE WITH TURF BERM HEIGHT BUILDING OR PARKING 30' SETBACK 10' PARKWAY ROADWAY R.O.W. 40' LANDSCAPED AREA 23 5. Slope Banks. All slope banks greater than 5:1 or 6 feet in vertical height and adjacent to public rights-of-way shall be stabilized, planted, and irrigated as required by the City Engineer. 6- Entryways. All primary entryways to the industrial park shall receive special landscape and sign treatment. Such treatment shall include a distinctive landscape design con- sisting of groundcover and hedgerows combined with contour berming. Signing within the entryways shall be limited to ground signs which contain only the name of the industrial park and conform to the sign and graphic standards of this plan. Plans for entryways shall be submitted to the Plan- ning Director for approval prior to development. 7. Landscape Plans. A landscape plan shall be submitted to the Planning Department for approval prior to issuance of building permits for each development. SIGN AND GRAPHIC REQUIREMENTS 1. General Standards a. Only one single or double-face permanent sign will be allowed per street frontage per tenant (except as otherwise indicated). b. Signs will be restricted to' advertising only the per- son, firm, company, or corporation operating the use conducted on the site or the products sold therein. c. The area of a wall sign will be measured by a rectangle around the outside of the lettering and/or pictorial symbol. d. All signs attached to the building will be surface- mounted. e. Signs visible from the exterior of any building may be lighted, but no signs or any other contrivance will be devised or constructed so as to rotate, gyrate, blink, move, or appear to move in any fashion. f. Public service devices such as clocks and temperature indicators will be devoid of advertising. 2. Wall Signs a. No wall sign will exceed an area equal to 1-1/2 square feet of sign area for each foot of lineal frontage of 24 the building or store. Total signage shall not exceed 200 square feet in area or comprise more than 10% of the area of the elevation upon which the sign is locat- ed, whichever is less. b. In multi-tenant industrial or office buildings, each individual business may have a wall sign over the entrance to identify the tenant. Said sign will give only the name of the company and will be limited to letters six inches high. Said signs will be oriented toward the parking or pedestrian area for that building and shall not exceed a maximum area of five square feet. c. In multi-tenant commercial buildings, each ground-floor business may have one wall sign per building frontage. Said signs shall not be located above the ground-floor facia. Each sign shall be limited to an area equal to 10% of the business face upon which it is located, or a maximum of 35 square feet. 3. Ground (or Free-Standing) Signs a. Ground signs shall not exceed four feet above grade in height or more than 1-1/2 square feet in area for each foot of lineal frontage of the building or store. How- ever, -no sign shall exceed 200 square feet in area (100 square feet per face, two-face maximum). b. Every lot may have at least one ground sign. Addition- al ground signs may be added for every 200 square feet of street frontage in excess of the first 100 feet of street frontage. c. No ground sign shall be located within 100 feet of another ground sign. 4. Miscellaneous Signs a. Temporary Identification Signs 1) Sale or lease sign. One sign not to exceed 15 square feet in area advertising the sale, lease, or hire of the site will be allowed. 2) 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 commencement of construction. Said sign will be removed at the time the building is fit for occupancy. 25 3) Temporary future tenant sign. One sign allowing the identification of future tenants and other persons will be allowed. Such signs shall not exceed 20 square feet in area. Special-Purpose and Directional Signs. Directional and special-purpose signs (such as those identifying mini- parks) shall be allowed, subject - to approval of the Planning Director. LOADING AREAS 1. On special landscaped streets, no loading shall be allowed which is visible from adjacent streets. 2. On other than special landscaped streets, streetside load- ing shall be allowed provided the loading dock is set back, a minimum of 70 feet from the street right-of-way line. Said loading area must be screened from adjacent streets. STORAGE AREAS 1.All outdoor storage shall be visually screened from adja- cent streets and property. Said screening shall consist of a wall constructed of durable material, as approved by the not less than six feet in height. Out- include the parking of all company-owned vehicles with the exception of regular (automobiles). Planning Director, door storage shall or operated motor passenger vehicles 2.No storage shall building line. be permitted between streetside and the METAL STRUCTURES No structures with metal siding or sheeting exteriors shall be permitted. REFUSE COLLECTION AREAS 1. All outdoor refuse collection areas shall be completely enclosed and screened from access streets and adjacent property by a wall constructed of durable material, as approved by the Planning Director, not less than six feet in height. All such areas shall have concrete floors, and shall be of sufficient size to contain all refuse generated by the business. These areas shall be no less than six by eight feet in size. No refuse collection areas shall streetside and the building line. be permitted between 26 TELEPHONE AND ELECTRICAL SERVICE All "onsite" electrical lines (excluding transmission lines) and tele- phone lines shall be placed underground. Transformer or terminal equipment shall be visually screened from view from streets and adjacent properties. NUISANCES No portion of the property shall be used in violation of the performance standards of this plan or in such a manner as to create a public or private nuisance. SCREENING OF EQUIPMENT Exterior components of plumbing, processing, heating, cooling, and venti- lating systems (including but not limited to piping, tanks, stacks, collec- tors, heating, cooling, and ventilating equipment fans, blowers, ductwork, vents, louvers, meters, compressors, motors, incinerators, ovens, etc.) shall not be directly visible from a height of five feet above any ground or ground- floor elevation at a distance closer than 500 feet from the closest building wall on any lot. MINI-PARKS Eight mini-parks of approximately 20,000 square -feet in area shall be constructed to provide passive rest and picnic areas for employees of and visitors to the Carlsbad Research Center. Each park shall be developed according to the requirements of the City's Parks and Recreation Director. Prior to development of any phase, plans for construction of all parks within that phase shall be submitted to the Parks and Recreation Director for approval. The specific location of each mini-park shall be determined by the tenta- tive map or maps for the property. The locations shall be consistent with the land use map of this plan. The mini-parks shall be maintained by the property owners through a prop- erty owners' association according to standards established by the Parks and Recreation Director. Each mini-park will incorporate berms, landscaping, and •—*% 27 GENERAL NOTES AND MITIGATION MEASURES The following general notes and mitigation measures shall control overall development of the Carlsbad Research Center. The developer shall be respons- ible for implementing the mitigation measures of this part of the plan, which is based on the EIR for the project. GENERAL 1. Except as specified in this plan, the requirements of the C-M zone and all other applicable provisions of the zoning, subdivision, grading, and building codes of the City of Carlsbad shall apply. 2. Where minor questions arise regarding interpretation of this Specific Plan, the Planning Director shall resolve them in a manner consistent with the Municipal Code, adopted City Plans, and with City policy. Such decisions by the Planning Director may be appealed as presented in the Carlsbad Municipal Code. 3. The developer or association shall be responsible for maintaining all natural canyon areas, mini-parks, fill and cut slopes adjacent to public streets, and special landscaped areas as outlined in this text. GRADING/FOUNDATION DESIGN 4. The conclusions and recommendations of the final geotechnical study required by the Subdivision Map Act shall be incorporated into the proj- ect. 5. The ultimate engineering design of the project will incorporate the spe- cific recommendations of the geology consultant relative to design cri- teria and foundation development. 6. Clearing of groundcover in advance of actual grading operations will be avoided. DRAINAGE/EROSION CONTROL/WATER QUALITY 7. A master plan of drainage for the site shall be prepared and submitted to the City of Carlsbad for approval in conjunction with the first tentative tract map. Such plan shall be consistent with the Master Drainage Plan of the City as adopted by the City Council. The developer shall be responsible for constructing any drainage facility required as part of tentative map approval. 8. A plan for siltation control of all storm runoff from the property during construction and initial operation of the tract, and maintenance of silt control facilities during normal operation, shall be prepared by the developer and submitted to the City of Carlsbad for approval prior to approval of the final map for each element of the development. 28 9. Drainage and siltation control facilities shall be constructed by the developer prior to or concurrent with grading operations. 10. Groundcover suitable for slope erosion control will be planted and main- tained by the developer immediately following grading. 11. A regular streetcleaning program will be implemented by the developer or the property owners' association to minimize pollutant runoff from inter- nal roadways related to the project. BIOLOGICAL RESOURCES 12. The southeastern portion of the site contains identified vernal pools (Figure 8). The U.S. Army Corps of Engineers has indicated that they have no permit jurisdiction with respect to these pools. The City has adopted overriding considerations in order to allow these areas to be developed. ARCHAEOLOGICAL RESOURCES 13. A qualified archaeologist will conduct the surface collection and proper disposition of the rhyolite flake scatter (CA-SDi-7230) prior to issuance of a grading permit. 14. Prior, to issuance of a grading permit, the developer shall hire a quali- fied archaeologist to conduct test-level investigations on sites CA-SDi- 6832/W-1892/W601 and CA-SDi-6833/W-1893 which lie within the project boundary. These investigations will determine the significance and research potential of the sites. Results of these tests shall be submit- ted to the City. Based on the findings of the test-level investigations, final mitigation measures will be developed. Such measures could consist of recommendations for preservation, salvage excavation of a representa- tive portion of the site, or clearance for development. The developer shall be responsible for implementing the mitigation measures resulting from said tests. 15. The developer will refrain from any activity which may cause indirect or direct impacts to W-123 (Page 31, EIR 80-3). Drainage, grading, and ero- sion control plans will be reviewed for offsite impacts. If necessary, temporary fencing will be installed around the perimeter of the project site adjacent to the archaeological site, as identified in the EIR. PALEONTOLOGICAL RESOURCES 16. A qualified paleontologist will be present at all pregrade meetings (as required by the City's grading ordinance) to determine at what stages of grading and at what locations the paleontologist will be present during grading operations. 29 8 Location of Vernal Pools p»^^^'^^ ^^^$mi/^ r, 'I ^>"i^,X^^$S^ ~- .-,-v^-^W^0^^-^i<MS^»--/ft^;^:i ^^---^lK7>%^.-I-.---,- -\^$j?y/..•<<*. r^ ... T'-J- •;€-// ''"'U --;!«/ / Vernal Pools 11 & 12 Vernal Pool 13 Vernal Pools 1 - 10 and 14 - 20 30 17. Paleontological sites uncovered during grading operations and termed sig- nificant by the inspecting paleontologist will be left exposed until fossil collection and appropriate investigations are accomplished. LAND USE 18. The northwesterly portion of the site is adjacent to an area designated for future residential development (Figure 3). This portion of the proj- ect site shall receive special design consideration, and a plan showing special setbacks, landscape requirements, and other design features shall be submitted to the City prior to recordation of the final map. At a minimum, the following standards shall apply: a. All structures shall be set back 30 feet from the exterior prop- erty line of the industrial park. b. No loading docks, outdoor storage areas, or refuse collection areas shall be permitted within 70 feet of the exterior property line of the industrial park. c. All areas within 70 feet of the exterior property line of the industrial park not used for parking shall be landscaped. d. All ground-level and rooftop mechanical equipment shall be com- pletely screened with concrete block or wood material. e. All lighting shall be located and shaded in order to preclude any direct illumination offsite. It should be noted that the adjacent residential development shares the responsibility for ensuring that an adequate buffer area is provided, and the design of that project should prevent residential uses from conflict- ing with industrial uses. 19. All landscaping along street rights-of-way shall be installed in accord- ance with a landscape plan prepared by a licensed landscape architect. Said plan shall be submitted in conjunction with the final map for each element of the development. CIRCULATION 20. All recommendations included in the traffic study regarding intersection geometries and roadway assignments will be incorporated into the project as a requirement for development unless otherwise addressed. NOISE 21. Portions of the specific plan area are subject to adverse noise impacts from Palomar Airport. Noise-sensitive uses (e.g., recording studies, some medical offices, etc.) will be advised to locate away from areas * « I • • * 31 experiencing high community noise equivalent levels (CNEL). The devel- oper shall include provisions in the CCRs strongly recommending sound attenuation measures be incorporated in construction of buildings to be located within the 65 CNEL range. The CCRs shall also reflect the terms of this condition to put people on notice of the noise problem. SERVICES AND UTILITIES 22. No development in the Specific Plan area shall occur until the City Coun- cil has determined that sewer service will be adequate to serve the site. The City of Carlsbad has approved in concept a Wastewater Reclamation Master Plan. The project sponsor will conduct a site-specific study to determine the feasibility of implementing part of the plan by construct- ing an onsite satellite treatment plant to service the site and surround- ing area. All appropriate environmental and planning analysis will be conducted in relation to the proposed treatment facility. 23. This project shall be approved under the express condition that the applicant shall pay a public facilities fee as required by City Council Policy No. 17, dated August 24, 1979, 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 June 25, 1980, is on file with the City Clerk and is incorporated herein by reference. If said fee is not paid as promised, this applica- tion will not be consistent with the General Plan and approval for this project shall be void. 32 LEGAL DESCRIPTION This plan shall apply to the following described property: Those portions of lots "F" and "G" of Rancho Agua Hedionda, part in the City of Carlsbad and part in the unincorporated area of the County of San Diego, State of California, according to the partition map thereof No. 823, filed in the office of the county recorder of such county, November 16, 1896, described as follows: Commencing at point 1 of said lot "F" as shown on said map; thence along the boundary line of said lot "F" south 25°33'56" east, 229.00 feet to point 23 of said lot "F" and south 54°40'19" east, 1347.00 feet; thence leaving said boundary line south 35"19'44" west, 41.28 feet to the true point of beginning, which point is the true point of beginning, of the land described in deed to Japatul Corporation recorded December 8, 1975, at recorder's file/page No. 345107 of official records to said county; thence along the boundary line of said land south 35°19'44" west, 2216.46 feet and north 53°02'49" west 1214.69 feet to the northeast corner of the land described in deed to Japatul Corpora- tion recorded December 8, 1975, at recorder's file/page No. 345103 of said official records; thence along the boundary lines of said land as follows: West, 1550 feet, more or less, to point 5 of said lot "F"; south IO'25'IO" east along a straight line between said point 5 and point 14 of said lot "F", to point 14 of said lot "F": thence along the boundary of said lot "F" south 52815'45" east (record south 51°00'00" east) 1860.74 feet, more or less, to the most westerly corner of the land conveyed to James L. Hieatt, et ux, by deed recorded June 11, 1913, in Book 617 page 54 of deed, records of said county; thence along the northwesterly and northeasterly boundary of Hieatt's land as follows: North 25°00'00" east, 594.00 feet and south 52°15' 45" east (record south 5ro0'00" east per deed) 1348.61 feet to a point of intersection with the northerly line of Palomar County Airport, said point being on the boundary of the land conveyed to Japatul Corporation by deed recorded December 8, 1975, at recorder's file/page No. 345107 of said official records; thence along said boundary as follows: North 79°10'00" east, 4052.22 feet north 10°50'00" west, 500.00 feet; north 79°10'00" east 262.00 feet, south 10850'00" east, 500.00 feet; north 79°10'00" east, 1005 feet, more or less, to the west- erly line of the land conveyed to the County of San Diego by deed recorded May 28, 1980, at recorder's file/page No. 93075 of said official records; thence continuing along the boundary of last said Japatul Corporation's land north 38°42'44" west, 2510.58 feet to the beginning of a tangent 1845.00 foot radius curve concave northeasterly; along the arc of said curve through a central angle of 14°25'52" a distance of 464.70 feet to a point of the southerly boundary of the land allotted to Thalia Kelly Considine, et al, by partial final judgment in partition, recorded January 18, 1963, at recorder's file/ page No. 11643 of said official records; thence continuing along last said Japatul Corporation's land south 67°50'28" west, 1392.80 feet north, 33°08'52" west, 915.12 feet and north 00°30'53" west, 1290.37 feet to the southerly line of said land conveyed to the County of San Diego, being also the northerly line of last said Japatul Corporation's land; thence along said common line 33 north 74°57'25" west, 427.67 feet to the beginning of a tangent 2045.00 foot radius curve concave northerly; and westerly along the arc of said curve through a central angle of 16e59'24", a distance of 606.41 feet to the true point of beginning.