HomeMy WebLinkAbout1986-11-04; City Council; 8810; Request for a Zone Change, Specific Plan and Tentative Map for Planned Industrial Project ZC 331 SP 199 CT 85-17 College Business Park,I e '
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//qp /P CIT~F CARLSBAD - AGEND~ILL ,I ,d~r AB#^? TITLE REQUEST FOR A ZONE CHANGE, SPECIFIC DEP
MTG. INDUSTRIAL PKOJECT - ZC-331, SP-199, CITY
I1 PLAN AND TENTATIVE MAP FOR PLANNED
UEPT. PLN SC CT 85-17 - COLLEGE BUSINESS PARK. CITY
RECOMMENDED ACTION:
The Planning Commission and staff are recommending that the ( Council introduce Ordinance Nos. 7r2/ & ?F?2, APPROVINC ZC-331 and SP-199 and direct the City Attorney s Office to
prepare documents APPROVING CT 85-17.
ITEM EXPLANATION
The applicant is requesting a zone change, a specific plan an
tentative map for a 110 acre business park to be located on t
north side of Palomar Airport Road at the future intersection College Boulevard. The zone change would be from L-C (Limite Control) to P-M (Industrial) which would make it consistent I, the existing PI (Planned Industrial) General Plan designation specific plan is required because the project is located in t Airport Influence Area. The tentative map would divide the property into 26 lots to be developed in 2 phases.
The major issues at a staff level were grading, the location project relative to the airport crash hazard area, and compli with coastal issues. The applicant has minimized grading by
locating major slopes in the center of the project, away fron
Palomar Airport Road. The specific plan has provisions that
and discourage office type uses. In addition, the applicant
provided several large open space areas to preserve coastal h
and provide employee recreation areas. The Planning Commissi
approved the project 4-2. For further information please see
attached staff report to the Planning Commission.
Another issue which came up subsequent to the Planning Commis relates to the alignment of Palomar Airport Road. The proper
owner south of this project is objecting to the realignment o curve along Palomar Airport Road which would take additional
dedication of their property. Staff feels condition no. 73 o Planning Commission Resolution 2579 adequately addresses the A report from the Assistant City Engineer is attached for fur
clarification of this issue. Also attached are two letters f the property owner, Mr. Kelly.
ENVIRONMENTAL IMPACT
The Planning Director has issued a Statement of Prior Complia this project. An Environmental Impact Report (81-9) was prep at the time of annexation.
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encourage warehouse (low employee) uses in the crash hazard a
Traffic Impact Fee Required
Citywide Facilities Plan Not Required
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Bridge b Thoroughfare District Required
Development Zone 5
ROCATION MAP
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PALOMAR AIRPCRT
PALOMAR BUSINESS
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0 OS-OPEN SPACE
COLLEGE BUSINESS PARK
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An annexation Environmental Impact Report (EIR 81-91 was
certified for this property on September 21, 1982. The
following items constitute the Planning Commission environmen
findings for this project. The mitigation measures listed
below have been incorporated into the proposed project over t
property which reduce the identified impacts to insignficant
levels.
A. TRAFFIC CIRCULATION
Impact: The project by itself, will not result in
significant impacts to the traffic circulation
system. However, traffic generated by approve
and planned projects in the area will result
cumulative significant impacts to the circulat
system.
Mitigation : The proposed project will construct College
Boulevard across the property and widen Paloma
Airport Road and Hidden Valley Road adjacent t
the property boundaries. The project will als
signalize the intersections of Palomar Airport
Road and Ridden Valley Road, contribute 50% of
the cost of signalizing the intersection of
Palomar Airport Road and College Boulevard, an
participate in the City's bridge and thoroughf
district. Implementation of these measures wi
adequately mitigate all proportionate project
traffic impacts.
Be LAND USE
Impact: Adverse impacts to land use include (1 1 compatibility with the proposed Macario Canyon
Park, (2) potentially significant crash hazard
and noise impacts associated with Palomar Airp
and (3) non-compliance with Mello I1 Local
Coastal Program resource preservation policies
Mitigation: Compatibility impacts associated with Macario
Canyon Park have been mitigated through
provisions of Specific Plan 199 which require
that all industrial lots adjacent to Macario
Canyon Park be fully landscaped along their
perimeters. Potential noise and crash hazard
impacts from Palomar Airport have been mitigat
by conditioning through the Specific Plan that
structures upon lots 19, 22, 23, and 24 be
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restricted to certain uses and lot coverages t
follows:
a1 Warehouses - maximum 75% lot coverage
b) Offices - maximum 35% lot coverage
No storage or manufacture of explosives or hit
flammable materials will be allowed on these
lots. The Planning Director must approve all
uses proposed on these lots. These provisions
will adequately mitigate the identified land 1
impacts, Special construction measures have i
been incorporated to mitigate internal noise I
acceptable levels,
The project as proposed has been redesigned tc come into compliance with slope and resource
preservation policies of the Mello I1 Local
Coastal Program policies.
C. AIR QUALITY
Impact: Development of the property with industrial UE will result in an incremental addition to the
regional emission of air pollutants.
Mitigation: Project specific air quality impacts can be
mitigated through the implementation of variot
air quality strategies including the use of
carpools, mass transit and other industrial
energy conservation measures as stated in the
RAQS. Effective long term mitigation can on11
accomplished on a regional basis.
D. BIOLOGICAL RESOURCES
Impact: Implementation of the proposed project would
impact several areas of sensitive coastal sage
scrub habitat located across the property. Th
impact would be significant in that it would
continue to reduce regionally this sensitive
wildlife habitat which is Located within the
coastal zone.
Mitigation: The tentative map has been redesigned to maint
a 4.1 acre area of coastal sage scrub habitat
open space. Otherwise the project is in
compliance with all Local Coastal Program
sensitive resource policies.
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E. TOPOGRAPHY AND VISUAL AESTETICS
Impact: Impacts to landform will result from grading c
the site into manufactured pads and slopes.
These visual impacts will be significant to ac
traffic along Palomar Airport Road,
Mitigation: The tentative map has been designed to avoid 1
manufactured slopes along Palomar Airport Road
The slopes that will exist along Palomar Airpc
Road have been reduced to a maximum gradient c
manufactured slopes along College Boulevard an
throughout the center of the property have bee
undulated from 2:l to 3:l to accomplish this s
affect. In addition these slopes w;ll be full
landscaped to mitigate visual impacts of
d ev e 1 o pmen t ,
3:l to soften their appearance. The other
F. HYDROLOGY AND WATER QUALITY
Impact: Project implementation will result in increase
runoff, sediment load and altered chemical
content of runoff,
Mitigation: These impacts will be mitigated through the
incorporation of detention basins and drainage
facilities to control runoff. In addition, a
maintenance program to remove debris from pave
contaminants associated with runoff.
surfaces will be implemented to reduce chemica
G. GEOLOGY AND SOILS
Impact: Development of the property could be impacted
potential hazards resulting from unstable soil
secondary seismic effects and erosion.
Mitigation: A detailed soils study will be submitted with
grading plans. At that time specific mitigati
will be recommended relative to any soils impa
identified.
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3,. L STAFF EBPOPT
DATE : OCTOBER 1, 1986
TO: PLfiNNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: 4ZC-331/SP-199/CT 85-17 - COLLEGE BUSINESS PARK - Req
for approval of a zone change to PM (Planned
Industrial), a specific plan and a tentative subdivi
map to create 26 lots on the< north side of Palomar
Airport Road at the intersection of future College
Boulevard.
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I. RECOMMEND AT X ON
That the Planning Commission recommend APPROVAL of the Negati
Declaration issued by the Planning Director and ADOPT Resolut
Nos. 2577, 2578 and 2579, recommending APPROVAL of SP-l99/ZC-
and CT 85-17 to the City Council based on the findings and
subject to the conditions contained therein.
11. PROJECT DESCRIPTION
The appligant is requesting approval of three actions to perm
the development of the College Business Park, on 110 acres,
located as described above. The applicant is requesting a zo
change from LC (Limited Control) to PM (Planned Industrial),
approval of a specific plan to provide development standards
the development of the industrial complex, and a tentative
subdivision map to create 26 lots in two phases. The project
also located within the coastal zone (under the jurisdiction
the Mello I1 Local Coastal Program) and will require a coasta
permit.
The 110 acre project site is currently vacant with a number o
dirt roads and two major SDG&E transmission lines crossing th
property. The siie is very hilly, sloping up from Palomar
Airport Road to the north. Major vegetative communities on tl
site include grassland, cropland, and some! isolated pockets 0:
coastal sage scrub. ,The property is surrounded on the southe;
and west by future industrial development. Macario Canyon Pa:
is located immediately north of the site, and an agricultural
preserve is located to , the northwest.
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e* 3 P ANALYSIS -i 111:
SP-199 I
Plannfng' Issues
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19 Does the specific plan properly address the impacts
created by the projects proximity to Palomar Airport?
2') Are the development standards provided in the specifi
plan adequate to ensure the development of a quality
i business park?
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3) Does the specific plan provide for compatibility betw
the proposed project and Macario Canyon Park?
D is cus s ion
The subject property is located within a special treatment art
'designated by the General Plan as tha Airport Influence area.
DeVelOpmeRt within this area musk be processed in con.junction
with a specific plan. The proposed specific plan (SP-199,
attached) was a joint effort by the developer and City staff.
The specific plan is designed to provide specific locations fc
various land uses, development standards tailored to the
characteristics of the site, public facilities requirements,
architectural guidelines and mitigation measures designed to
reduce or eliminate project impacts on the environment as
identified in a previously certified project Environmental Im]
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'Report (EIR 81-9, certified September 21, 1982).
The project site is somewhat impacted by Palomar Airport. Tht
airports runways if projected westward, would extend over the
eastern portion of the site, making this portion of the site
limited crash hazard area. In accordance, the specific plan
Figure 3, Land Use Plan) and tentative map (Exhibit - A 1
designates a "flight path restricted use zone", which is an a
250 feet to each side of the centerline of the runway (extend
over the subject property) in which uses are restricted to
warehouse and office type uses. The specific plan allows gre
building coverage for warehouse type uses (75%) and is very
restrictive (35%) €or office use coverage. The purpose is to
minimize the number of employees in the crash hazard area (se
Attachment-2, Letter from San Diego Association of Government
The "flight path restricted use zone" closely corresponds to
existing noise levels of around 65dba CNEL, and future noise
levels of 70dBA CNEL. Warehouse uses allowed within the
restricted use zone by the specific plan are uses which are
clearly compatible within this noise environment. Office use
allowed within this restricted use zone are normally acceptah
within this noise environment. Special construction measures
have been recommended within the specific plan to mitigate
internal noise levels to 50dBA for office uses.
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The develo ent standards provided in the specific plan are
comparable if not more restrictive than those of the PM (Plann
Industrial) zone. In that this property is located at the
entryway to the primary industrial/business park community wit
the City of Carlsbad, the specific plan goes beyond the standa
of the PM zone to incorporate specific landscaping and
architectural guidelines to ensure that future development of
subject property will be aesthetically attractive as well. Th
are no issues involving the development standards of the speci
plan as both the applicant and staff concur that the proposed
document wi'll help to provide a high quality industrial projec
The proposed project is located adjacent to Macario Canyon Pax
with this future City park the specific plan requires that the
project applicant develop Hidden Valley Road to the parks
southern boundary. Upon future completion of this road, a vii
sduthern accessway to this park will exist. The specific plai
also requires that all lots adjacent to Macario Canyon Park bl
landscaped along their contiguous perimeters with the park
subject to the satisfaction of the Planning Director. With t
requirements, staff feeIs that the project adequately conside
compatibility with the adjacent park area.
ZC-331 - Zone Change from LC (Limited Control) to PM (Planned
along its northern boundary. In order to ensure compatibility
Industrial
Planning Issues
1) Is the requested zoning consistent with the Land Use
Element of the General Plan?
2) Is the property suitable in size and shape to
accommodate development permitted in the proposed zo
3) Is the requested zoning consistent and compatible wi
surrounding land uses?
4) Is the street system serving the project adequate to
handle any increase in traffic generated by the zone
Discussion
The subject property is currently designated LC (Limited
Control). The purpose of the LC zone is to provide an interi
zone for areas where planning for future Sand uses has not be
completed or plans of development have not been formalized.
an appropriate plan for the property has been completed, as i
this instance Specific Plan 199, the property may be rezoned
accordance. The applicant is proposing to rezone the propert
PM (Planned Industrial) (see Figure 1). The subject properti
already designated PI (Planned Industrial) on the General Pla
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The requested zone would be consistent with the PI designation
the Land Use Element of the General Plan €or this property.
Typical PI (Planned Industrial) uses would include manufacturi
warehousing, research and development, and office uses permitt
in the PM zone. Development standards for all uses allowed in
the center will be provided by the proposed specific plan.
The 110 acre project site is adequate in size to accommodate t
grading needed to make the larger pads necessary far industriz
development. Staff has worked with the applicant to minimize
this grading in reviewing the tentative map. Staff believes t
tkN prdposed zoning would be compatible with surrounding and
anticipated zoning and development. The subject property ad jc
thekAirport Business Center, an approved industrial developmei
to Ehe east. Land'across Palomar Airport Road, to the south,
adja-cent to the west is designated and zoned for Planned
Industrial deveiopment. The property to' the northwest is
designated for Non-Residqntial Reserve and \zoned E-A, ExclusiT
Agricur t ur The intent of this E-A zone i-&.to-preserve
agricultural uses on property not, as".?xe:t suitable for urban
development. The Non-Residential- Reskrve designaticn also--
applies to property not yet ready for-farther development.
Future development of this property is dependent upythe
property owner being interested and capable of-justifying a
redesignation to another use (probably industrial' in +his' cast
Macario Canyon Park is located to the north of the project si
The majority of the park site is located at a Lower topograph
elevation (approximately 100 feet) than the subject property.
is staff's opinion that this vertical setback in association
the landscaping requirements as di-scussed in the specific ,pia
will adequately buffer these two different uses.
The project site is located within a limited crash hazard zon
and is somewhat impacted by noise from Palomar Airport. Howe
compared to other more sensitive land uses (such as residenti
this use is more compatible with the Airport. Conditions of
specific plan are anticipated to mitigate these impacts.
Overall, staff believes that the requested P-M zoning is
consistent and compatible with surroun&ing land uses.
Finally, staff believes that the street system serving the
project will be adequate to accommodate traffic generated by
in the zone. Access to the site would be provided from Palom
congestion presently exists along Palomar Airport Road,
particularly at its intersection with 1-5 and El Camino Real.
However, it is anticipated that with the street improvements
associated with the tentative map and the circulation improve
requirements and conditions identified within the specific* pl
the overall circulation system will be improved to an accepta
level. The internal circulation system has been evaluafed in
tentative map review. .
Airport Road, Colleqe Boulevard and Hidden Valley Road. Traf
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Overall, staff believes that the proposed zone is appropriate,
consistent with the General Plan and would not adversely impac
the surrounding properties or street system.
CT 85-17 - Tentative subdivision map to create 26 lots.
Planning Issues
1) Does the proposed tentative map, satisfy all
requirements of the P-M zone?
2) Does the proposed tentative map satisfy all requiremc
of the Carlsbad Subdivision Ordinance and the State I
Act? .l
3) Does the design of the proposed subdivision address 1
environmental constraints of the project site?
Discussion
The proposed subdivision would create 26 total lots comprised
23 industrial lots and 3 detention basins. The project is
proposed to be developed in two phases. Phase I (39 acres) wc
include seven industrial lots and one detention basin. Phase
(71 acres) would include 16 industrial lots, two detention
basins, and a 4.1 acre natural open space area. Each phase wo
be developed with associated improvements and circulation sys
Approximately two years and four years are estimated for the
development of each phase, respectively.
Each of the proposed industrial lots would exceed the minimum
acre lot size established in the P-M zone. All of the propos
lots would satisfy the requirements of the Carlsbad Subdivisi
Ordinance and the State Map Act. Each of the proposed lots w
be adequate in size and shape to accommodate development
permitted pursuant to the P-M zone and the proposed specific
plan.
Each phase of the proposed development has been designed to
contain all necessary public facilities including drainage
facilities, landscaping, internal circulation system, offsite
street improvements, a dual water system for domestic and
reclaimed waste water and recreational facilities for the
occupants of the development, in the form of a .9 mile parcou ana a .4 acre open space/passive recreational park. A schedu
for improvements, relating to each phase, is contained within
proposed specific plan and are also included as conditions of
approval of the tentative map.
Staff believes that the proposed subdivision generally addres
’ the environmental constraints of the site. The topography of
site is characterized as gently rolling except for the two
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westernmost dr.ainag.es and a central knoll of which are compris
of slopes'i'n excess of 25 percent. The site is traversed by t
SDG&E easements and numerous dirt roads. Staff does have a
concern over the considerable amount of grading (10,000 cubic
yards/acre) which will be necessary to accommodate the industr
approved industrial developments along Palmar Airport Road, t
applicant has adjusted this grading to avoid large slopes alor
Palomar Airport Road. The slopes that will exist along Palome
Airport Road have also been reduced to .a maximum gradient of 2
in order to soften their appearance. The other manufactured
slopes along College Boulevard and throughout the center of tl
property have been indulated from 2:l to 3:l to accomplish thj
same affect,
The most prominent topographic features that exist over the
property are the four relatively short, shallow drainages.*'Tl
project as proposed will preserve in open space a majority of
western most drainage, which contains a significant area of
coastal sage scrub habitat. In addition *part of the central
western dltainage will be developed as a-n open space/passive
recreation park. A biologist consultant surveyed the propert] order to identify. the potential existence of sensitive bioloy.
habitat areas over the property (See Attachment "9").
Overall, staff believes that the tentative map satisfies all
requirements of the P-M zone, the Carlsbad Subdivision Ordinal
and the State Map Act while addressing the environmental
constraints of the site.
Local Coastal Progrim Compliance
development as proposed. However, similar to other already
Is the proposed project in compliance with the Mello I1
segment of Carlsbad's Local Coastal Program?
The subject property is located within the coastal zone (unde
the jurisdiction of Carlsbad's Mello I1 Local Coastal Program
In accordance, development of the property will require a coa
permit.
The Me110 I1 Local Coastal Program contains a number of polic
regarding the preservation of sensitive bioloqical coastal
resources, drainage and erosion control and the grading of st
slopes. Any development that will affect slopes of 25% or
greater must prepare a slope analysis map (See Exhibit "C").
25% or steeper slopes that also possess endangered plant/anim
species and/or coastal sage scrub and chaparral plant communi
must be preserved in their natural state, unless the develope
can show that such a restriction would preclude any reasonabl
use of his property. In that case, 10% of these slopes may b
disturbed. These slopes may, however, be disturbed for purpo
of constructing circulation element roads or for providing ac
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to flatter areas if there are no less 'environmentally damaging
alternatives available. For steep, slopes (25% or greater) not
possessing endangered species or sensitive habitat, and in exce
of 10 acres in area, no more than one-third of the total slope
area shall be subject to major grade change', If the steep SlOF
area is less than 10 acres in area, complete grading may be
allowed only if no interruption of significant wildlife corrido
occurs.
As shown in.Exhibit "C", implementation of the proposed project
will marginally impact slopes of 25 percent or greaterjcontaini
coastal sage scrub habitat. As discussed in the biological
survey report (See Attachment "1") the coastal sage scrub habit
located onsite is in the form of five small islands (one to fou
acre's in size). That portion of the coastal sage scrub located
on 25% or greater slopes is even smaller in area, being located
in area. These islands are not part oi a wildli.fe corridor-and
are not major wildlife areas. The remainder of the coastal sag
scrub habitat connected with thesethree isolated pockets, is no
on steep slopes and would not be subject to grading constraints
In view of these findings it is staff's conclusion that for the
three isolated pockets sf coastal sage scrub habitat, the proje
meets the intent of the Local Coastal Program.
The fourth pocket of coastal sage scrub on 25% or greater slope
is approximately four acres in area, being located within the
westernmost drainage upon the property. It is staff's opinion
that this area would be a candidate coastal sage scrub area for
preservation in that it occupies the majority of the westernmos
drainage and extends to the approximate northern extremes of th
property. In that Macario Canyon is located immediately north
this property, it is likely that this belt of habitat could
provide a viable corridor to other offsite coastal sage scrub
habitat to the north, In accordance with Staff's opinion, the
project applicant has been willing to redsign the proposed
project to leave the majority of this coastal habitat in open
space.
With regard to the other coastal policy relating to the
preservation of other slopes (25% or greater) not possessing
endangered species or habitats, the project as proposed is in
technical'compliance.
Overall, it is staff's opinion that the project as proposed rnee
the requirements of a quality industrial development and also
meets the intent of the sloped resource policies of the Mello 11
Local Coastal Program.
in four separate pockets, three of which are less than one acre
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IV. ENVIRONMENTAL REVIEW
An Environmental Impact Report (EIR 81-91 has been certified
this property on September 21, 1982. Since recommended
mitigation measures within this certified EIR have been
incorporated into this project, the Planning Director has
determined that this project will not have a significant affe
on the environment and, therefore, has issued a Negative
Declaration on June 18, 1986,
ATTACHMENTS
1) 'Planning Commission Resolution Nos. 2577, 2578 and 2579
2) City Council Ordinance No, , Exhibit "X", dated
3) City Council Ordinance No. , Exhibit IrY", dated
4) Location Map
5) Vicinity Map
6) Background Data Sheet
7) Disclosure Form
8) Bnvironmental Document
9) Biological Survey Report - Attachment "1
10) Zone Change - Figure "1"
11) Letter from San Diego Association of Gouernments -
12) Exhibits "A" - "C", dated S'eptember 5, 1986
September 17, 1986
September 17, 1986
Attachment "2"
13) college Business Park Specific Plan (SP-199)
7/1/86
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BACKGROUND DATA SHEET
CASE NO: SP-lgg/ZC-331/CT 85-17
APPLICANT: COLLEGE BUSINESS PARK
REQUEST AND LOCATION: Request for approval of a t&tativ&-,map, zone change &
'ci a
LEGAL ~ESCRIPTION:
Proposed No. of LotslUnits 28 lots -x
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'; -. GENERAL PLAN AND ZONING
Land Use Designation PI (Planned Industrial)
A:.
Density Proposed ----y -.-':'
Existing Zone Proposed Zone
Zoning Lan'29 Use
Site L-C Vacant
North OS Macario Canyon Park
South P-M-Q Vacant
East P-M Airport Business Center
West E-A Vacant
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's
Public Facilities Fee Agreement, dated
ENVIRONMENTAL IMPACT ASSESSMENT
X Negative Declaration, issued June 18, 1986
- E.I.R. Certified, dated .-
Other, .I
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6 e- LIm: ’ - HUNTINGTON BEACH COMPANY
N&,e (individual, partnership, joint venture, cor-=ration, syr
I 2110 Main Street, Huntington Beach, CA 92648-2499
Businass Address
‘ (714) 960-4351 +
Telephone Number I
1 Name 1
AGENT: \ -
~- 1 ! -. I Business Adiucess
I Telephone Number
MEfiw2s: $ - w. E.._Fosteu-2r1+h I i rkme *(individual, partner, joint. €Tome 2ddress i venture, coqoratian, syndication)
i 2110 Main Street, Huntington Beach, CA 92648-2499
.I
i: . Bisiness Ad6ress
-I. .
(714) 960-4351 . -i
Telephone sumber i t
li Tele2hone Ntziber
R. J. Work, V.P.-Gen.Mgr.
?TLQe Ewe Mdzess
2110 Main Street, Huntington Beach, CA 92648-2499 -.- 3-siness ~6iirass
/‘ (714) 960-4351
Ttle;?’nor.9 Nder Tefe$hne ?;rt.;ltrer
J.M.Harter - V.P.-Operations R. D. Byrne, Jr. - V.P.-Legal
2110 Main Street 2110 Main Street
Huntinqton Beach, CA Huntington Beach, CA
(714) 960-4351 (714) 960-4351
(Attach more sheets if necessary)
I/k?e do,clce uzder pSZalty of perjury that t5e infomation contaized in
closure is tra~ 2nd correct and that it will remain true and correct an
relied upoa as Sting trua and correct until aaended.
HUNTINGTON BEACH COMPA: f
Applicant Y i
&By J27/$g4Ln
dgen t , ~.1-..ner, Par tnTr
J.M.Harter, Vice Preside
e 0
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$ DEVELOPMENTAL 1200 E SERVICES CARLSBAi
(619 LAND USE PLANNING OFFICE
&itp of’ Carlsbab
NEGAT~VE DECLARATION
PROJECT ADDRESS/LOCATION: The project is located along the north
side of Palomar Airport Road at the intersection of future College
Bou 1 ev ard e
PROJECT ESCRIPTION: This project CT 85-17/ZC-331/SP-199 will entail
a 28 lot tentative tract map, a zone change and a specific plan
over 110 acres. An Environmental Impact Report (EIR 81-9) has
already been certified for the proposed project. Mitigation measures
recommended within the EIR have been incorporated into tne proposed
Specific Plan.
The City of Carlsbad has conducted an environmental review of the
L above described project pursuant to the Guide1 ines for Implementation
of the California Environmental Quality Act and tne Environmental
Protection Ordinance of the City of Carlsbad. As a result of said
review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the
subject project. Justification for this action is on file in the
P1 anning Department.
A copy of the Negative Declaration witn supportive documents is OR
file in the Planning Department, City Hall, 1200 Elm Avenue, Carlsbad,
CA., 92008. Comments from the public are invited. Please submit
comments in writing to the Planning Department within ten (10) days of
date of issuance.
0
DATED: June 18, 1986
CASE NO: CT 85-17/ZC-331/SP-199 P1 anning Director
APPLICANT: College Business Park
PUBLISH NTE: June 18, 1986
ND4 111 85
0 ATTACHMEb 0 ,-
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* 1276 Regional Morena Boulevard, Environmental San Diego, CA 92110-3815 Consultants (619) 275-3732 c February 10, 1986 P REG
ptMINc
Mr. Christopher De Cerbo $9
City of Carlsbad
1200 Elm Avenue %?? LC .-.
Carlsbad, CA 92008
Reference: Huntington Palomar Property Biology Update (RECON Number R
Dear Mr. De Cerbo:
This letter replaces the letter I sent to you on January 31, 1986, expai
the results of my biological update investigation on the Huntington Pa
Property. This information specifically addresses the coastal sage scrL
25 percent or greater slopes and its relationship to the Carlsbad Local Cc
Plan.
On January 27, 1986, I surveyed the coastal sage scrub on the Huntington
mar Property project in Carlsbad to assess the impacts to that habitat ic
fied in the 1981 Biological Resource Survey, which was part of the Huntii
Palomar EIR. The coastal sage scrub, once covering the site, has been i
entirely removed by farming, land clearing, and related activities. 0
original 10 acres of coastal sage scrub habitat identified in the Huntii Palomar EIR, only about eight acres remain in the form of five small is1
The three largest of these islands (ranging from one to four acres in sizc concentrated around the two westernmost drainages. The two other SI
patches of coastal sage scrub (each less than one acre) occur at the ei
end of the project site. About 4.4 acres of the eight acres of coastal
scrub are on slopes of 25 percent or greater.
The Local Coastal Plan for the City of Carlsbad, as amended and approv
October, 1985, states that 25 percent or steeper slopes with endangerea
or animal species, or with coastal sage scrub or chaparral, shall be pres
in a natural state unless application of the policy would preclude reasc
use of the land, in which case encroachment not to exceed 10 percent wot
allowed. For other 25 percent or steeper slopes, the council may allow e
tions if no major wildlife areas will be affected, and if the area is less
10 acres, wildlife corridors are not affected. Exceptions may be grante
other reasons, however, they are not applicable to this site.
The islands of coastal sage scrub are dislocated from surrounding coasta
scrub habitat, both on and off the subject property, by grassland, croplan
dirt roads. The disjointed nature of the islands may somewhat restrict use by animals in the vicinity though animals may move between those i
which are relatively close together. The islands of coastal sage scrub a
part of a wildlife corridor and are not major wildlife areas. Preserving small islands of vegetation within a development would serve no purpoa
conservation. Each island would be totally isolated and, therefore, the would be practically the same as if they had not been preserved at all. 1
fore, even though the loss of these areas would conflict with the Ca
e e
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' Mr, Christopher De Cet.bo -2- February 10, 1986
Local Coastal Plan because they contain coastal sage scrub, preservation as
individual islands within the proposed project would not serve any useful
purpose.
Neverthetess, the coastal sage scrub remaining on the site is of good quality,
composed mostly of Artemisia californica, Baccharis pilularis ssp. consan-
guinea, Rhus integrifolia and, at the far west end of the property, Encelia
californica and Marah macrocarpa. This habitat supports species of birds and
other animals. Birds observed during the recent survey are:
Common Name Scientific Name
Say's phoebe Sayornis saya
Western meadowlark St urnella neglecta
Black-tailed gnatcatcher Pol ioptila melan ura
California thrasher Toxostoma redivivum
American kestrel Falco sparverius
Bushtit Psaltriparus minimus
Ann a's h umm in g b i r d Whi te-crowned sparrow Zonotrichia leucophrys Red-tailed hawk Buteo jamaicensis
Loggerhead shrike Lani us I udovician us
Calypte anna
The black-tailed gnatcatcher is a candidate species for listing by the federal
government and is considered sensitive by the California Natural Diversity Data
Base and by bird authorities in San Diego County. At the northwest end of the
property, two individuals were observed in coastal sage scrub near the power
lines. Presence of the species in the coastal sage scrub on the property does not indicate whether it breeds there. Though data from studies on the biack-
tailed gnatcatcher show the number of individuals occurring within a certain
area, territory size, and the size of an area necessary to sustain a pair or a
population has not yet been determined. Little is known of the bird's life history.
Because coastal'sage scrub in California has been reduced to 10 to 15 percent
of its former extent and few conservation measures exist for that plant com-
munity, and because the black-tailed gnatcatcher was observed, the loss of the
coastal sage scrub currently on the property is considered a significant
impact. The smail area makes mitigation unfeasible, therefore, no mitigation
is recommended. Furthermore, as stated above, although preservation of these
separate coastal sage scrub islands would conform with the Local Coastal Plan,
preservation would not provide valuable habitat.
Sincerely,
&AD/&
Bobbie A. Steele
Biologist
BAS:mac
cc: Bob Ladwig
OS-OPEN SPACE 0
COLLEGE BUSINESS PARK
zc-3
- CT 85
SP-1
0 AIACHMENT 2
i, % ' , SanDitzgo
' ' 1 l ASSOCLITION OF
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1 ' GOVERV3fEN"S
Suite 524, Security Pacific Plaza
1200 Third Avenue
San Diego, California 921 01
(619) 236-5300
Chris De Cerbo
Land Use Planning Office
1200 Elm Avenue
Carlsbad, CA 92008-1989
Dear Mr. De Cerbo:
SANDAG staff members have reviewed the College Business Park (CT85-17)
tentative subdivision map, relative to the Palomar Airport CLUP (1974). The
following comments have not been reviewed by the SANDAG Board as the Airport
Land Use Commission.
City of Carlsbad
'5 1. ' fluch of the 110 acre development lies within the forecast 70 CNEL noise
contour and also within the limited crash hazard zone. Therefore, in these
areas, uses should be limited to industrial and commercial (including office)
uses which have adequate insulation to reduce interior noise impact to an
acceptable level. Standard industrial or commercial construction should be
adequate. No assembly uses of groups of more than 100 people should be
approved.
The development lies more than 100 feet below the airport runway elevation and the average building height limit is 35 feet. Two SDG&E Company tower
lines cross the property, and the power lines are marked with orange
balloons. Therefore, the height levels of buildings should present no
problems.
2.
Your map of the development is returned herewith. If you have any questions
regading these comments, please call Ruth Potter of the SANDAG staff at 236-
53 00.
Sincerely, k" ROroL... JAC KOERPER
Special Projects Director
JI</RP/rw
Enclosure
MEMBER AGENCIES: Cities of Carlsbad, Chula Vista, Coronado, Dei Mar, El Cajon, Escondido, Imperial Beach, La Mesa, National City, Oceanside, Poway, San Diego, San Marcos, Santee, Vista and County of San Diego.
ADV ISORY/LIAISON MEMBERS. California Department of Transportation, USDepartment of Defense and Tijuana/Baj
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TABLE OF CONTENTS
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z. ~ntroduction. .I ......................
purpose. .........................
location : ........................
c. General Plan and Zoning Designations ......... .:
D, Legal Description. .................. .:
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E. General Provisions .:
11. Land Use, Circulation and Phasing ..............
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A, General Development Concept. . , , , , , , , , , , , , , 7
B. Statistical Summary. .E
c. Circulation. .€
.................
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D. Phasing. ....................... .f
1. Streets. 10 .....................
2. Traffic Signals .................. 11
3. Open Space/Passive Recreation Park/Par Course 13
4. Landscaping 13
111. Permitted Uses, Conditional Uses ............ 14
A. Permitted Uses .................... 14
B. Conditional Uses 14
C. Multi Use ...................... 14
IV* General Development and Performance Standards ...... 15
Building Setbacks 15
. Front- and Street-Side Yard Setbacks ....... 15
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2. side-Yard Interior Setback ............ 1
3. Rear-Yard Setback 1
B. site Coverage. 1
c. guilding Height. ................... 1
D. parking. 1
E. MinimUIU Lot Area ................... 2
F. Employee Eating Areas. ................ 2
G. Landscaping. 21
H. sign and Graphic Requirements. ............ 2
1. General Standards ................. 2'
2. wall Signs. 2f
3. Ground Signs. ................... 2;
4. Miscellaneous Signs 2;
I. Loading Areas. .................... 28
J. Storage and Refuse-Collection Areas. ......... 29
K. Metal Structures Prohibited. 29
L. Telephone and Electrical Service ........... 30
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Me Nu.isancese 30 ......................
N. Screening of Equipment ................ 30
0. San Diego Gas & Electric Easements 30
P. BikeLanes .31
0. Open-Space/Passive-Recreation-Park/Par-Course Dev. .. 31
R- Architectural Guidelines 32 I Sa Performance standards. 32
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B. Drainage/Erosion Control/Water Quality ........ 3(
A. Grading/Foundation Design. 3
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C. circulation. 3
D. light Path Restricted-Use Zone. ........... 3-
noise.=............ ........... 31
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COLLEGE BUSINESS PARK
SPECIFIC PLAN
Prepared by:
CARLSBAD PLANNING DEPARTMENT
CARLSBAD ENGINEERING DEPARTMENT
RICK ENGINEERING COMPANY
HUNTINGTON BEACH COMPANY
September 17, 1986
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A. ,-:
This Specific plan is intended to be a tool to implemer
the goals and policies of the General Plan of the City c
Carlsbad, california.
dards for development and does not provide a guarantee of
a roval for future discretionary acts or projects within
its boundaries.
the college Business Park Specific Plan.
The purpose of this Specific Plan is to provide for tl
design, development and operation of a light-industrie
complex within the City of Carlsbad. The land-use plan ar
developnent regulations Will ensure an industrial develol
merit that conforms to community goals and values, facil:
tates efficient business and industrial operations, create
a working environment sensitive to human needs and ensurf
the protection of adjacent land uses from unfavorable ir
The Specific Plan is a set of stan- k
k This Specific Plan area shall be known E
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This Specific Plan is adopted pursuant to the provisions c
California Government Code Sections 65450 et seq. and tE
Land-Use Element of the City of Carlsbad General Plan. TI
area covered by this plan is included within the Palomz
Airport Special-Treatment Area specified in the Generi
Plan and, therefore, this plan is also prepared accordir
to the special-treatment-area requirements established 1
the City's General Plan. A Specific Plan is required fc
this Project because of the particular requirements of tE
Special-treatment area. This Specific Plan establish€
detailed regulations , conditions and programs for develor , I G 9Q24 within the area specified herein.
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B. mcation: B
The college Business Park project contains 110 acres and i
located on the north side of Palomar Airport Road and th
west side of Palomar Airport. East of the project site i
the approved Airport Business Center, a 333-acre industria
park. The City Of Carlsbad's Macario Canyon Park is to th
north and the land to west is in an agricultural preserve
The general site location is shown in Figure 1. The proj
ect site and adjacent properties are shown in Figure 2.
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c. ~~~~ral Plan and Zoninq Designations:
This site is designated in the Land-Use Element of thc
city's General Plan as Planned Industrial (PI) with an un-
derlying zone of Planned Industrial (PM).
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This plan serves to implement the General Plan in conjunc- 1 tion with the PM zoning classification on the site. The
permitted uses, development standards and environmental D considerations contained in this plan are generally as re-
strictive as those found in the PM zone. In case of con- e flict between this Specific Plan and the City of Carlsbad
Zoning Code, the document with the more restrictive regula- I tions shall prevail. Any details or issues not specifical-
lY covered by this Specific Plan shall be subject to the
regulations of the Carlsbad Zoning Code. Approval of this
Plan does not vest any rights for future approval of any
licenses, discretionary acts or other entitlements required
for implementation of any project ~
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D. Leqal Description:
x 'Ortion of that certain parcel of land shown and desig-
nated as Description No. 3.78.07 Acres on Record of Survey
ES3'Map No* 5715, filed in the Office of the County Recorder of
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€GlONAL I LOCATION MAP
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San Diego CountY On December 19, 1960, being a portion oi
G of the Rancho Agua Hedionda, in the County of Sar
State of california, according to the map thereo Lot
Die401 filed in the Office Of the County Recorder of sail so. 8231 countY, November 16, 1896, lying Northerly of the center.
lrne of CountY Road Survey NO. 1534 as shown on said Recori
of Survey M~P NO* S7l5*
E. General provisions:
ExcePt as specified in this plan, the requirements o
the P~ zOne and all other applicable provisions of th
zoning subdivision, grading and building codes (and ar
amendrnents thereto) Of the City Of Carlsbad shall ap
1.
ply *
I 2. mere minor questions arise regarding interpretation c
this Specific Plan, the Planning Director shall resoli
them in a manner consistent with the Municipal Codt
adopted City plans and City policy. Such decisions 1
the Planning Director may be appealed to the Planni.
Commission and City Council.
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3. The developer or property-owners' association shall
responsible for maintaining all open space, mini-park:
Par COUI-SeS, Siltation-control facilities and fill-an
cut slopes adjacent to public streets and all specia
landscape areas as outlined in this plan.
4* This Project shall be approved under the express cond
tion that the applicant shall pay a public-faciliti
fee as required by City Council policy No. 17, dat
Apri1 2, 1982, on file with the City clerk and incorF
rated herein by reference and according to the agrc
ment executed by the applicant for payment of said fe % 2 flQ c 3
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Before obtaining a final map, the applicant shall: a
agree to payzany increase in public-facilities fee o
additional tax on new construction and/or new develop
merit fees extablished by the City Council prior to Jul
1986; b) agree to abide by any additional require 20,
merits established by the development management SySte,
or pha~ing plans which may be ultimately adopted by tht
city of carlsbad.
5. site-development plans described in Chapters I11 and IT
shall be evaluated in accordance with municipal ordi-
nances and policies in effect at the time said plans
are before the Planning Commission and City Council for
approval. Where a conflict in development standards
occ~r, the more restrictive standard will take prece-
dence. Approval and construction of a part of the
development pursuant to the Specific Plan shall not
vest any rights in the balance of the Specific Plan nor
create any vested rights in the approval of any subse-
quent development.
6. All land and/or easements required by this Specific
Plan for public streets and public utility purposes
shall be granted to the City of Carlsbad without cost
to the city and free of all liens and encumbrances.
7- Approval Of this plan does not constitute and guarantee
individual development within the Specific Plan area
Will be approved, nor that the availability of public
facilities and services will necessarily coincide with
the developer's timetable for construction. Availabili-
tY Of public RrVlCeS Will be evaluated in the context
Of subseWent individual approvals.
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8. prior to development of any portion of this Specifi
plan, a landscape and irrigation plan shall be submit
t-d to the Planning Director for approval.
9, lev at ions of all buildings shall be submitted concur$
rently with all planned-industrial-development permits.
1o. ~11 proposed development shall comply with the gradinl
and resource preservation policies of the underlyinl
Local Coastal Program.
11. ~rading activity shall be prohibited during the rain!
SeaSon (October 1 to April 1).
12. ~11 areas of this Specific Plan shall comply wit?
public-facilities requirements included within Chapter
11 of this text.
13. TO ensure that all areas of this Specific Plan shall be
adequately served, an agreement between the developer
vide for construction of all necessary public facili-
ties. This requirement may be waived if the City Engi-
neer and Planning Director do not believe the agreement
is needed to meet the intent of this provision or if
the area has a recorded final map.
I and any subsequent developers will be required to pro- I
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E l4- The applicant shall comply with all provisions of the
Carlsbad Municipal Code, Section 21.90.030, (Growth I Management System). All development within the
Specific Plan shall be subject to Chapter 21.90 of the B Carlsbad Municipal Code. e, 1
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15. As = condition of obtaining a final map, or final-devel-
opment perrnit or site-plan approval under Title 21 of
, the carisbad Municipal Code, the subdivider shall enter
into a contract with the City whereby the subdivider
covenants On behalf of the subdivider and subdivider's
SUCCeSSOrs in interest to the following:
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1 a) Not opposing and consenting to the formation of a
bridge and major thoroughfare district in the area
of this project. I
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b) Payment of the bridge and major thoroughfare fee for
the area of the district in which this development
is located.
c) Payment of the adopted traffic-impact fee for the
appropriate area of the City in effect at the time
the building permits are received.
16. The applicant on behalf of itself and any of its succes-
sors hereby waives any challenge to the improvement
requirements of this Specific Plan.
17. Unless noted, approval of this document does not excuse
compliance with all other applicable City ordinances in
effect at the time building permits are issued.
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LAND USE, CIRCULATION AND PHASING 11.
A. General Development Concept:
This project is a planned-industrial development whicE
will consist of several different uses such as industrial,
research and development, and off ice and related commer-
cial. A full range of commercial and industrial support
facilities will be included to service the project ir
accordance with the PM zone. The location of various land
uses is designated on the Land-Use Plan (Figure 3). All
development shall conform to the Land-Use Plan of this
Specific Plan.
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The building sites and parking lots will be extensively
landscaped along with special landscape treatment and berm- I ing on designated streets.
Setback requirements consistent with the development regu-
lations of the PM zone and sign controls will provide an I aesthetically-sensitive environment.
Pedestrian and bicycle access will be provided throughout
the development. The SDG&E easements that cross the prop-
erty will be utilized for parking, other nonbuilding uses
and access to the existing pole and tower structures. A
0.9-mile par course will be included in the project's de-
sign. Detention basins will be located as shown on the
Specific Plan Map and will be maintained by either a busi-
ness association, developer or maintenance district. I
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8 Statistical Summary: r B.
Acres
Industrial 71.5
Mixed Use (commercial) 0.5
5.6
Streets/Detention Basins 24.4
uses
open Space
F TOTAL SITE ACREAGE 110.0
0 c. circulation:
prirnary access to the site will be from Palomar Airpo
Road, future College Boulevard and Hidden Valley Roa
internal circulation will be provided by public roads d
signed and built by the developer in accordance with Ci
standards and in conjunction with adjacent development a
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proposals, Two assessment districts are currently und
consideration by the City of Carlsbad. Depending upon t
timing of these districts, this project will either bui
its portion of the major roads or participate in the a
sessment district. This project shall also participate
a bridge and thoroughfare district for Palomar Airpo
Road/Poinsettia Lane/La Costa Avenue Bridges, as requir
by the City Council and will pay the Traffic Impact E
(TIF) in effect for this area at the time of buildi
permits.
D. Phasinq:
Two phases of approximately 39 acres and 71 acres are
be developed, the limits of which are shown on the Lan
Use Plan (Figure 3). Approximately two years and fc
Years are estimated for development of each phase. T
phasing schedule has been developed in accordance with t
best information available at the time of adoption of th dp plan- Minor changes in phasing (changes which do r '$> I POP" 8
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affect availability of public utilities Or Services,
cause an alteration of *lo% of the proposed developmen
plan) may be approved by the City's Planning Director*
a change may cause a significant alteration to the develo
ment plan, or create a problem with respect to the avai1
bility of public utilities or Services, or maY have Oth
significa2t ispact, the Planning Director sha11 refer t
change ln phasing to the planning commission for revie
-,or changes in phasing may necessitate an amendment
this specific plan, which shall be determined by the 'la
ning Director.
Developnent of the College Business Park wil1 begin wi
phase I as shown on Figure 3. Phasing will be complet
sequentially as shown on Figure 3. The Planning Direct
and city Engineer may approve nonsequential or simultan
ous development, provided that prior to occupancy of a
unit, public facilities will be completed prior to ne
pursuant to Chapter 21.90 of the Carlsbad Municipal co
and will not create any negative fiscal impacts to t'
e
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I City of Carlsbad. For the purposes of this plan, pub1
services and facilities include those identified in Cha.
ter 21-90 of the Carlsbad Municipal Code and in additi
to the Provision of streets and sleeves across major rea,
to accommodate a dual water system for domestic and r
claimed wastewater, landscaping, electricity, gas and t-1
phone services- improvement plans will be pr
pared and submitted as required by conditions of approv,
on the tentative tract map and each final map.
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In Order to accommodate the overall grading requiremen
for the entire site, cut-and-fill may occur outside ti
boundaries of each phase subject to the approval of tl
city Engineer0 Also, in order to accommodate the overs:
uti1ity requirementS of the entire project, utili1
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construction may Occur outside the boundaries of ea
subject to the approval Of the City Engineer. A phase I
subseguent grading for each lot shall require a gradj
plan and permit based upon the City of Carlsbad gradi
ordinance in effect at the time of application. P
street improvements within a phase shall be constructed
the developer prior to or concurrent with the issuance
building permits to full width unless otherwise stat
below. Specific public improvements shall be construct
in accordance with the following schedule unless modif i
by the citywide Or Local Facility Management Plans adopt
pursuant to Chapter 21-90 Of the Carlsbad Municipal Code:
1. Streets !
phase I - Prior to occupancy of any unit within Pha:
I of this Specific Plan, the followir
streets and arterial systems shall be COI
strutted by the developer and accepted 1
the City of Carlsbad for public use:
College Boulevard (102 feet right-of-wal
willbe constructed by the developer to Majc
Arterial Standards ( including sidewalks ar
median) within the project boundaries.
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Palomar Airport Road (126 feet right-of
way),along project's entire frontage, wii
be contructed by the developer to Prirr
Arterial Standards, half width plus median
with sidewalks on the north side. (Media
improvements may be deferred until such tim
of construction of adjacent properties a
approved by the city Engineer. ) Q
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A Street (72 feet right-of-way) located ea:
of College Boulevard having a length c
approximately 1,400 feet will be construct€
to Industrial Street Standards with side
walks on both sides.
D Street (72 feet right-of-way) approximate
ly 350 feet long will be developed to Indus
trial Street Standards with sidewalks c
both sides. t
I phase 11 - Prior to occupancy of any Unit within Phas
11 of this Specific Plan, the followin
streets and arterial systems shall be con
structed by the developer and accepted b
the City of Carlsbad for public use.
Hidden Valley Road (ultimate 84 feet right
of-way) for a distance of approximate1
2,300 feet will be constructed by th
developer to Secondary Arterial Standards
half width plus 12 feet, and sidewalks o
the east side within full width of grade
and dedicated roadway.
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B Street (72 feet right-of-way) west o
College Boulevard and C Street (72 fee
right-of-way) having a combined length o
approximately 2,700 feet will be constructe
by the developer. All industrial street
will have sidewalks on both sides.
2. Traffic Signals
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fhLd 4 -a- The developer shall enter into a traffic-signa a F 6) agreement with the City to the satisfaction of th
oe, $i
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citY ~ttorney and post a bond to ensure construction
I of the required traffic signals prior to the
approval of the final map for each phase.
b. The required signals and the percentage of the cost
is as of these signals, to be born by the developer,
follows:
Developer Phase
Intersection cost Located
palomar Airport Rd. fi 0% * 1
College Blvd and A St. 100% 1
i palomar Airport Rd- & 0% * 2
( college Blvd.
Hidden Valley Rd.
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C. The developer shall install the required traffic
signals when the City Engineer determines that such
signals are warranted and so notifies the developer
which the signal is located in or adjacent to, which-
ever occurs first.
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c * Included within the Public Facilities Management
system. Y
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d. The developer shall install each traffic signal
listed above, with ultimate location and detector
loops installed, and shall request establishment of
reimbursement agreement to collect the remaining
share from adjacent development as approved by City
Council.
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pen Space/Passive Recreation Park/Par Course
The open-space areas and the par course will be cons:
ered as public facilities in relation to phasing. 1
open-space areas and par course shall be constructed
the developer prior to occupancy of the phase they i
located in. A landscaped site plan shall be required
be submitted for all open-space areas to the satisfactj
of the Planning Director prior to final map approval .
phase I. These areas shall be maintained by the develc
er or a master owners' association.
3.
4. Landscaping
All approved landscaping for special-landscaped streel
detention basins and common areas shall be install
prior to occupancy of each phase and shall be maintair
by the developer or a master owners' association.
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I II~. PERMITTED USES, CONDITIONAL USES:
1 A. permitted Uses:
Uses in the College Business Park will be limited to thosc
uses permitted in the PM Zone, Section 21.34.020 of Titlc
21, City of Carlsbad.
B. Conditional Uses:
conditional uses proposed in the College Business Park
will be limited to those uses permitted by the PM Zone,
Section 21.34.030, City of Carlsbad. All commercial or
retail uses proposed through a Conditional-Use Permit will
be subject to the provisions of Chapter 21.42 (CUPS) of I the Carlsbad Municipal Code.
c. Muit1 Use:
Lots 6 and 17 have been designated as multi-use lots. The
intent of multi-use lots is to allow those uses which can
serve the needs of the primary industrial users and their
employees without disrupting the integrity of the business
park. All buildings proposed on Lots 6 and 17 shall re-
quire the submittal of a site development plan. Examples
of such uses could include, but are not limited to:
1
1. Financial institutions.
2. Recreational facilities,
3. Indoor personal storage facilities.
4. Office supply outlets.
5. Postal services.
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DEVELOPMENT STANDARDS AND PERFORMANCE STANDARDS: rv. e
This section provides standards which will allow unique site
planning and building design On individual parcels while
maintaining regulations assuring the development of an indus-
trial center of excellent quality. Various setbacks, build-
ing separations, building heights and architectural styles
nill be allowed as a result Of the mixed land uses and pre-
vailing topography. A Planned Industrial Permit shall be
re,ired to be submitted for review and approval by the plan-
*ing ~irector for all industrial lots proposed for develop-
ment within this Specific planning area. A site development
plan pursuant to Chapter 21.06 (Q-Overlay Zone) of the Carls-
: bad Municipal Code is required for multi-use lots (Lots 6
and 17). Visual continuity will be provided by unified land-
scaping along designated special-landscape streets. Special-
landscaped streets are as follows: College Boulevard,
Hidden Valley Road and Palomar Airport Road.
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A. Building Setbacks: B
For the purpose of this Specific Plan, setbacks are de-
fined as the minimum distance from the ultimate right-of-
way line of the frontage street. Setback areas shall be
t landscaped and irrigated in accordance with this plan and
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the PM zone.
le Front- and Street-Side-Yard Setbacks: I
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Palomar Airport Road: All lots abutting Palomar Air-
port road shall maintain a minimum setback of 50 feet.
‘Olleqe Boulevard:
vard shall maintain a minimum setback of 50 feet.
All lots abutting College Boule-
1. ’kby I””’:: 15
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Hidden Valley Road: All lots abutting Hidden Valley
Road shall maintain a minimum setback of 50 feet.
I I Local Streets: An average setback of 35 feet shall be
maintained on all local streets (Streets A-D). In no
case shall the setback be less than 25 feet. I
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Setback Landscaping: Setback areas (other than drive-
ways) must be entirely landscaped and irrigated in
accordance with the provisions of landscaping stan-
dards established by this document.
Improvements Within Setbacks: The following improve-
ments are specifically permitted in the street-side I setback.
I a. Walks;
b. Driveways which provide access from the street to
parking areas shall not be permitted within 35 feet
of the street-side right-of-way lines of Palomar
Airport Road, College Boulevard and Hidden Valley
Road or within 25 feet of the street-side right-of-
way line of Streets A-D. Any driveways within
f ront-yard setbacks shall be screened from public
or private street by a mixture of mounding and
planting to the satisfaction of the Planning Direc-
tor.
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I c. Landscaping:
do Planters, architectural fences or walls not to ex-
ceed three feet in height. (Excluding sight-
distance corridors which shall be less than 30
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/6*34J inches above street grade-) I !(-J po e".
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e, Monument Signs as controlled by Section IV, Par
graphs H-3 and H-4 (b.2), and also subject to sigk
corridor restrictions of this plan.
In the case of through lots extending from street
Street, both street frontages shall be treated as
street-side setback.
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2. side-yard Interior Setback:
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Side-yard setbacks on interior lots shall be a minin
of 20 feet and shall be entirely landscaped a
irrigated.
3. Rear-Yard Setback:
A rear-yard setback of 20 feet shall be required wi
at least 10 feet adjacent to the rear property li
landscaped and irrigated.
B. Site Coverage:
Maximum building coverage, including accessory buildi
structures and excluding open parking areas, shall n
exceed 50% of the gross lot area, except Lots 17, 20,
and 22 which shall be subject to the building lo
coverage provisions of Section V-4 of this Specific Plan
C. Building Height:
The maximum height of all structures shall be 35 fee
1 If the PM zone is amended to allow taller buildings, th
this Specific Plan shall allow consideration of height I
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3 ,%cess of 35 feet. If the height of any structure ex-
ceeds 35 feet, the setbacks shall be increased according-
ly. Structures proposed within the flightpath restricted-
use zone shall be limited to two stories (27 feet) in
height.
D. parking:
No on-street parking will be allowed.
The parking requirement for all uses shall comply with
Chapter 21.44 of the Carlsbad Municipal Code. (See Table
1 for specific parking requirements per use.) Where twc
or more uses occupy a single structure, the parking re-
quirement shall be determined by calculating the require-
ment for each use individually based on its proportions:
share of total floor area. No change to a use requirinc
more parking will be allowed unless the additional park-
ing for the new use is provided. If additional parkinc
is not provided, the City shall deny the appropriate per-
mit or license for the new use.
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TABLE 1
PARKING REQUIREMENT TABULATION
1 One Per (
use Space Square Feet Floor Area
Manufacture X (400), plus one stall for
each vehicle used in con-
junction with the use, I
Research and
Development X (250)
Warehouse X (lOOO), plus one stall
for each vehicle used in
conjunction with the use.
Off ice X (250)
Retail (individual) X (300) I
Restaurants x
(less than 4000 SF) (100 1
(4000 SF or greater) 40 plus 1/50 SF in excess
of 4000
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Hotels/Motels 1.2/~nit
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E. Minimum LO^ Area:
c
Each Lot (other than open-space lots) shall have a mini-
~~~ buildable lot area of one acre. (Buildable excludes
eaSementS, slopes and setbacks-)
loyee Eating Areas:
This project shall be required to comply with subsection
21.34.~70 (3), employee eating areas, of the Carlsbad
Zoning ordinance.
G. Landscaping:
The following standards shall apply to all landscaping
within the development. "Special-Landscape Streets" have
been designated On the Land-Use Plan (see Figure 3). i
Special consideration will be given to the landscaping
along these streets and is referred to under separate
sections of the following standards.
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1. General Requirement:
a. All landscaping pursuant to this section shall be
installed by the developer and maintained by the
developer or the business park owners association.
b. No runoff from landscaping or sprinkler systems
shall drain across sidewalks, medians or intersec- I t ions.
C- A minimum of 15% of each building-site area,
excluding slopes, shall be reserved for irrigated
landscaping which shall be maintained in a neat and
orderly manner. The configuration of the required
landscaping may be creatively distributed but
shall, at a minimum, include the following areas:
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1) Landscapinq for Street-Side Setback Areas:
a) GeiIeral Statement: An effective combination
of street trees, ground cover and shrubbery
shall be provided.
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b) Special-landscaped street (College Boulevard,
Hidden Valley Road and Palomar Airport Road):
Except for approved driveway and sidewall
locations, the entire area between the curl:
and the building setback line shall be land-
scaped.
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I c) Interior Streets: Except for approved drive-
way and sidewalk locations, the entire arei
from the curb to a point 35 feet beyond thc
right-of-way line shall be landscaped. 1
I d) Berms: The landscaping in all street-sid
setbacks shall include berms as noted below i The average height of berms shall be 4
inches for special-landscape streets and 3
inches for all other streets. The height o
the berm shall be measured from the stree
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curb or parking-lot curb, whichever is higher
When the parking area is more than 36 inche
below street level, the berm may be 18 inche
above the street. Berm areas may be lowere
or eliminated where the entire area betwee
the street and building is to be landscapc
and free of parking or where the parking are
is greater than 42 inches above street level, I
e) Intersections: Landscaping and berms, nc
including trees, along all streets shall 1:
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limited to a height of 30 inches above street
grade within the triangle formed by a line
extended between points 35 feet distant from
the intersection of the right-of-way lines
prolonged.
f) All landscaping planted within the confines
of San Diego Gas & Electric easements shall
conform to the standards applied to those
easements.
2) Palomar Airport Road, College Boulevard and
Hidden Valley Road:
The entire width of the setback areas along
Palomar Airport Road, College Boulevard and
Hidden Valley Road shall be landscaped. Such
landscaping shall be established and maintained
by the developers or business-park association.
The landscaping for Palomar Airport Road, Col-
lege Boulevard and Hidden Valley Road shall be
consistent with the requirements as outlined in
the City of Carlsbad's Landscape Guidelines Manu-
al.
3) Interior Setback:
a) General Statement: All designated undevel-
oped areas, such as setbacks and areas not
used for parking or storage, shall be land-
scaped with ground cover, shrub and tree mate-
rials.
b) Undeveloped Areas: Undeveloped areas or un-
paved areas proposed for future expansions %E3> (3
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shail be maintained by developer/owner/lessee
in a weed-free condition, but need not be
landscaped.
c) Screening: Areas used for parking, trash
enclosures and all other accessory buildings
shall be landscaped in such a manner as to
interrupt or screen said areas from view from
access streets and adjacent properties.
Plant materials used for this purpose shall
consist of lineal or grouped masses of shrubs
and/or trees.
4) Parking Areas:
A minimum of 10% of the required parking area,
inclusive of driveways, shall be landscaped.
Trees equal in number to one-per-five parking
stalls shall be provided in the parking area.
The trees may be distributed evenly throughout
the area or may be grouped or clustered in order
to create a random pattern. No credit is given
for landscaped areas located within the building
setback area.
5) Slope Banks:
All slope banks greater than 5:l and 5-fOOt cut/-
3 foot fill in vertical height shall be
stabilized, planted with a combination of trees,
shrubs and ground cover and irrigated as
required by the City Engineer.
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6) Entryways:
Special landscaping and sign treatment shall be
applied to all entryways into the business cen-
ter at the intersections of College Boulevard
and Palomar Airport Road, College Boulevard and
A Street and Palomar Airport Road and Hidden
Valley Road. Distinctive landscape design con-
sisting of ground cover and hedgerows, combined
with contour berming, shall be included. Entry-
way signs shall be limited to ground signs which
contain the name of the business center only and
which conform to the sign and graphic standards
of this plan. Entryway plans shall be submitted
to the Planning Director for approval prior to
issuance of sign permits. Entryway signs shall
be limited to 10 feet in length and 4 feet in
height, and shall not be located within sight-
distance areas of intersections or driveways.
7) Lots Adjacent to Macario Canyon Park:
All lots adjacent to Macario Canyon Park shall
be required to be thoroughly landscaped along
all contiguous perimeters, subject to the satis-
faction of the Planning Director
8) Detention Basins:
All project detention basins shall be required
to be fully landscaped. A detailed landscape
plan shall be required to be submitted to the
Planning Director for review prior to approval
of the final map.
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9) Detailed Landscape and Irrigation Plan!
A detailed landscape and irrigation plan for all
special landscaped streets and common areas
shall be submitted to and approved by the
Planning Director prior to approval of the final
map for each phase.
H. Sign and Graphic Requirements:
1. General Standards:
a. With the exception of community-identity (monument)
signs, no other freestanding sign shall be allowed
along Palomar Airport Road or College Boulevard.
b. The total area of all signs on any one lot shall
not exceed 1.5 square feet per lineal foot of build-
ing frontage located on the lot.
c. No sign shall be higher than the height of the
building upon which it is located.
d. Signs will be restricted to identifying only the
person, firm, company or corporation operating the
use conducted on the site.
e. The area of a wall sign will be measured by a
rectangle around the outside of the lettering and/-
or the pictorial symbol.
f. All signs attached to the building will be surface
mounted,
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9. Interiorly illuminated signs visible from the exter-
ior of any building may be allowed, but no signs or
any other contrivance will be derived or construc-
ted so as to rotate, gyrate, blink, move or appear
to move in any fashion.
h, Public service devices such as clocks and tempera-
ture indicators will be devoid of advertising.
2. Wall Siqns:
a. No wall sign will exceed an area equal to one and
one-half square feet of sign area for each foot of
lineal frontage of the wall on which it is located.
Total wall signage shall not exceed 200 square feet
in area per lot or comprise more than 10% of the
area of the elevation upon which the sign is
located, 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 6 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 buildings having commercial uses,
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 I’
of 35 square feet. i (
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3. Ground Signs :
a. Every lot may have one ground sign not to exceed
four feet in height and 40 square feet per face.
b. No ground sign shall be located within 100 feet of
another ground sign.
c. See entryway requirements.
4. Miscellaneous Signs:
a. Temporary Identification Signs:
1) Sale or Lease Siqn:
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 feet in area, denot-
e ing the architects, engineers, contractor and
other related subjects will be allowed at the
commencement of construction. Said sign will be
removed at the time the building is fit for occu-
pancy.
3) Temporary Future-Tenant Sign:
One Sign allawing the identification of the fu-
ture tenants and other persons will be allowed.
Such signs shall not exceed 20 square feet. P \c!
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4) None of the above signs (1-3) will be allowed
along Palomar Airport Road or College Boulevard.
One temporary project sign, advertising lot
sales or lease, may be placed along Palomar Air-
port Road, not to exceed 40 square feet per
face.
b. Community-Identity Signs:
1) Sign program that provides for entrance, exit,
directional and project-identity signs, shall be
allowed in addition to a11 other signs permitted
by this Specific Plan. The aggregated sign area
of all community-identification signs within the
Specific Plan shall not exceed a total of 432
square feet.
2) Directional and necessary special-purpose signs
shall be allowed, subject to approval of the
Planning Director. One permanent ground sign
identifying the project , not to exceed 10 feet
in length and 4 feet in height, will be allowed
at each of the three following locations: The
intersection of College Boulevard and Palomar
Airport Road, the intersection of Hidden Valley
.I Road and Palomar Airport Road and the intersec-
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tion of College Boulevard and A Street.
I. Loadinq Areas!
1. On special-landscape streets, no loading shall be al-
lowed which is visible from adjacent streets. e 2. Street-side loading shall be prohibited. Separate
loading bays shall be provided. All loading areas
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must be screened from adjacent streets, open-space and
outdoor recreation areas.
3. The structural section of paving shall be increased
where refuse collection and truck loading occurs.
J. Storage and Refuse-Collection Areas:
I. All Outdoor storage and refuse-collection areas shall
be enclosed and visually screened from adjacent
streets and property. Said screening shall consist of
a solid, decorative concrete or masonry wall (or other
durable material approved by the Planning Director)
not less than 6 feet in height. Any such wall shall
be architecturally compatible with the main buildings
on the site and shall screen the stored materials from
the view of adjoining properties and public streets.
Outdoor storage shall include the parking of all com-
pany-owned-and-operated motor vehicles, with the excep-
tion of regular passenger vehicles (automobiles).
Refuse-collection areas shall have concrete floors and
shall be of sufficient size to contain a11 refuse gen-
erated by the business. These areas shall be no less
than six by eight feet in size.
2. No refuse-collection areas shall be perinitted between
the street side and the building line.
3. The structural section of paving shall be increased
where refuse collection and truck loading occurs.
K. Metal Structures Prohibited:
P No metal structures with metal siding or sheeting exteri-
ors shall be permitted. Y
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L. Telephone and Electrical Service:
All onsite electrical lines (excluding transmission
lines) and telephone lines shall be placed underground.
Transformer or terminal equipment shall be visually
screened from view from streets and adjacent properties.
M. Nuisances:
No portion of the property shall be used in violation of
the performance standards of this plan or in such a man-
ner as to create a public or private nuisance.
N. Screening of Equipment:
Exterior components of plumbing, processing, heating,
cooling and ventilating systems (including but not limit-
ed to piping, tanks, stacks, collectors, heating, cooling-
and ventilating-equipment fans, blowers, ductwork, vents,
louvers, meters, compressors, motors, incinerators,
ovens, etc,) shall be screened from adjacent streets and
property. Said screening shall be architecturally
compatible with the main buildings on the site and shall
screen this equipment from the view of adjoining proper-
ties and public streets.
0. San Diego Gas & Electric Easements:
Should San Diego Gas & Electric Company utilize their
easement rights to underground utilities or in any other
way disturb parking areas, access ways or other approved
portions of the site, the owner shall be responsible for
restoring such parking areas or access ways to their re-
qu ired cond i t ion. c
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P. Bike Lanes:
College Boulevard, Palomar Airport Road and Hidden Valley
Road shall provide bike lanes in accordance with City
standards.
0. Open-Space/Passive-Recreation Park/Par-Course
Develop men t :
a. A par course located as shown on the tentative map and
Figure 3 of this Specific Plan shall be constructed to
provide passive rest/picnic areas and recreational
amenities for employees and visitors to the College
Business Park. In addition, the western part of Lots
1 and 2 have been left natural for purposes of preserv-
ing sensitive coastal sage scrub habitat in open
space.
b. The par course shall be developed according to the
requirements of the City of Carlsbad Parks and Recrea-
tion Director. Prior to final map approval, a land-
scape and site-development plan for construction of
the open space/passive recreation park within that
phase shall be submitted to the Planning Director for
review.
c. The open-space arsas and the par course shall be main-
tained by the property owners through a property
owners ' association according to standards established
by the Planning Director. The open space/paSSlVe
recreaton park will incorporate berms, full landscap-
ing and furniture (to include benches, tables and
trash receptacles). c
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R. Architectural Guidelines:
1. All structures proposed on lots abutting Palomar
Airport Road and College Boulevard shall comply with
the following Architectural Guidelines.
a. Architectural style shall promote architectural
relief through the use of structural offsets,
insets, articulated surfaces, roof overhangs and
compatible contrasting materials and colors.
b. Plain tilt-up and box-like structural forms shall
be avoided.
c. The design of buildings and surrounding envi-
ronment shall be architecturally integrated and
compatible with each other.
S. Performance Standards:
All industrial uses shall comply with the following per-
formance standards:
1. The.maximum allowable exterior noise level of any
use shall not exceed sixty-five Ldn as measured at
the property line. Where a structure is occupied by
more than one use, the noise level shall not be in
excess of 45 Ldn as measured within the interior
space of the neighboring establishment. Noise
caused by motor vehicles traveling to and from the
site are exempt from this standard.
2. All uses shall be operated so as not to emit matter
causing unpleasant odors which are perceptible to
the average person while within or beyond the lot '
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3. All uses shall be so operated as not to generate
vibration discernible without instruments by the
average person while on or beyond the lot upon which
the source is located or within an adjoining en-
closed space if more than one establishment occupies
a structure. Vibration caused by motor vehicles,
trains and temporary construction is exempted from
this standard.
4. All uses shall be operated so as not to produce
humidity, heat, glare or high-intensity illumination
which is perceptible without instruments by the aver-
age person while on or beyond the lot containing the
use.
5. All uses shall meet the air-quality standards of the
San Diego County Air-Quality Control Board (AQCB) .
In addition, all uses shall be operated so as not to
emit particulate matter or air contaminants which
are readily detectable without instruments by the
average person while in the lot containing such
uses.
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.a"- . .- \- 6. All manufacturing, assembling, compounding, fabri-
cation, packaging, processing and treating oper-
ations shall be conducted entirely within an en-
closed building.
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7. All outdoor storage, including equipment, shall be
completely enclosed by a solid decorative concrete
or masonry wall not less than 6 feet in height. Any
such wall shall be architecturally compatible with
the main buildings on the site and shall screen the
stored materials from the view of industrially zoned
adjoining properties and public streets. If \
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complete visual screening of stored materials is not
possible, trees and other plant materials shall be
used. Any walls or landscaping used for screening
purposes shall be subject to the approval of the
Planning Director.
Outdoor storage shall not be allowed adjacent to
nonindustrially zoned properties.
8. All discharge of industrial waste shall be in con-
formity with the provisions of Chapter 13.16 of this
code, as amended, (Ordinance 9693 51 [part], 1983).
Prior to issuance of building permits for any lot
within this development, an industrial waste permit
or specific exemption thereof shall be obtained.
All uses shall conform to the general development con-
cepts for a high-quality business park, with all stan-
dards and restrictions established by this plan, the PM
zone and with CC&Rs. Each use shall be required to
obtain a Planned-Industrial Permit in accordance with
Section 21.34.050 of the Municipal Code.
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V. Mitiqation Measures:
The following mitigation measures shall control the overall
development of the College Business Park project. The devel-
oper shall be responsible for implementing the mitigation
measures which are based on the EIR prepared for the General
Plan Amendment, Huntington Palomar Project (EIR 81-9).
A. Gradinq/Foundation Desiqn:
1. The conclusions and recommendations of the final
geotechnical study required by the Subdivision Map
Act and local code shall be incorporated into this proj-
ect.
2. The ultimate engineering design of the project will
incorporate the specific recommendations of the geology
consultant relative to design criteria and foundation
development.
3. Clearing of ground cover in advance of actual grading
operations will be avoided.
4. A soils engineer shall review the final grading opera-
tions on the site, and prepare an as-graded report to
certify that recommendations were adhered to.
5. Slopes along Palomar Airport Road will be graded at a
to 3:1 ratio to contribute to an aesthetic street scape.
Interior slopes shall undulate between a 2:l to 3:l
ratio. The 3:l ratio shall be emphasized, Drainage
from this slope shall be controlled. No sheet flow
across public right-of-way shall be permitted.
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B. Drainage/Erosion Control/Water Quality:
1. A Master Plan of drainage for the site shall be pre-
pared and submitted to the City Engineer for approval
in conjunction with the first Tentative Subdivision 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 construction of any
drainage facility required as part of Tentative Map
approval.
2. A plan for siltation control for all storm runoff from
the property during construction and initial operation
of the project and the maintenance of silt-control
facilities during normal operation shall be prepared by
the developer and submitted to the City Engineer for
approval prior to recording the Final Map for each ele-
ment of the development. A maintenance program and
guarantees shall be developed for the detention/desilta-
tion basins prior to issuance of any grading permit.
3. Drainage and siltation control facilities, including
onsite retention/desiltation basins shown in Figure 3,
shall be constructed by the developer and shall be oper-
ational prior to the commencement of major grading oper-
at ions.
4. Ground cover suitable for slope erosion control
will be planted and maintained by the developer
immediately following grading.
5. A regular street-cleaning program will be implemented ,{6 [L by the developer or the property-owners' association to :
minimize pollutant runoff from internal private road-
ways and parking areas related to the project. iq
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Oil/grease/sediment trap-type inlets shall be incorpo-
rated on site to control pollutant runoff into storm
drain systems. A schedule shall be submitted to and
‘approved by the Planning Director.
c. Circulation:
All recommendations included in the traffic study prepared
as part of the original EIR regarding intersection geomet-
rics and roadway assignments will be incorporated into the
project as a requirement for the development with the ten-
tative map( s) as appropriate, This development will con-
tribute its share of the cost of construction and improve-
ments of major streets including the connection of College
Boulevard to Palomar Airport Road between El Camino Real
and Palomar Airport Road and the extension of Hidden
Valley Road to Macario Park if required by City Council.
On-site circulation is proposed through a series of collec-
tion streets and cul-de-sacs in recognition of the topogra-
phy and irregular shape of the property.
D, Flight Path Restricted-Use Zone:
A restricted-use zone, 500 feet wide (250 feet each side
of the centerline of Palomar Airport runway) , is shown on
the tentative map and Figure 3. A note delineating any
use restriction, hazard potential and airport agreement
shall be placed on the final map of this Specific Plan.
The purpose of this restricted-use zone is to reduce the
number of people actively employed in the zone, therefore
lowering the potential impact of an airline crash on the
site. Within this zone, the following lot coverages for
potential uses will be applied, unless buildings are con- c
structed on these lots outside the flight path
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restricted-use zone, in which case coverage will be con-
trolled by Section 111-B herein:
l.'Warehouses or similar uses -- maximum 75% lot coverage.
2. Offices or similar uses -- maximum 35% lot coverage,
Nor storage or manufacture of explosives of highly-
flammable materials will be allowed within this zone.
The appropriateness of uses allowed in this zone
will be at the discretion of the Planning Director.
The Plannng Director shall determine if uses similar
to warehouse-type uses are appropriate for this area.
All other standards outlined in this Specific Plan
and the underlying zone shall apply to this area.
E. Noise:
The most significant source of noise at College Business
Park will be from aircraft operations at or near Palomar
Airport, with minor amounts of noise generated from vehicu-
lar traffic along College Boulevard , Palomar Airport Road
and A Street. Noise impacts are greatest (70 dBA CNEL)
within the area of the flight-path restricted-use zone as
shown on Figure 3, the Land-Use Plan. Recommendations and
noise standards below shall apply only to this area of the
Specific Plan.
1. Uses: -
Warehouses, parking areas and other low-intensity uses
should be encouraged to develop in this area. Office-
type uses shall be permitted but should meet special. ,,.G-;
1'. LC9 >A *i
construction standards to minimize noise. 1.' 1
'q3J
38
~~~ -~ *e .. L
I
2. Internal Noise Standards:
For warehouses and low-intensity, low-employee type
'uses, internal noise levels shall be reduced to 70 dBA
CNEL from all sources. For offices, conference areas
and classroom-type uses where frequent communications
occur, interior noise levels shall be reduced to less
than or equal to 50 dBA CNEL from all sources.
3. Construction Standards:
For office and similar-type uses, the following stan-
dards are recommended at a minimum for construction to
reduce noise levels to the above standards:
a, Limit the number of wall openings (door and window)
to a minimum amount.
b. Minimize window surface area and locate windows in
areas not exposed to noise source.
c. Use double-glazed glass.
d. Reduce the need for open windows by providing ade-
quate mechanical ventilation.
e. Exterior door should be of solid-core construction.
f. Exterior wall coating should be of materials which
partially absorb noise, thereby reducing reflected
sound. c g. Sound buffering materials should be utilized for
basic construction such as masonry with double-
glazed windows.
39
0 0
'October 27,, 1986 .'
I
TO: COMMUNITY DEVELOPMENT DIRECTOR
FROM: Assistant City Engineer QQ&
ALIGNMENT OF PALOMAR AIRPORT ROAD ADJACENT TO COLLEGE BUSINE
CENTER (CT 85-17)
The College Business Park is located along the north side
Palomar Airport Road at its future intersection with Collc
Boulevard. The alignment of Palomar Airport Road at this lo(
tion follows a 1,500 foot radius curve concave to the soul
There is a large steel San Diego Gas and Electric transmiss;
tower located a short distance to the north of the exist
the south of this project is owned by the Kellys and curren
has an approved tentative parcel map over it (Minor Subdivis
696). The Kelly tentative map was approved in October of 1985
the City Engineer and proposes no changes to the existing 1,
foot radius curve.
The College Business park project is proposing to flatten out
curve to a radius of 2,250 feet. This would shift the r
further onto the Kelly property thereby eliminating the need
relocate the power tower. It would also eliminate the need any superelevation of Palomar Airport Road which is especia
beneficial at the intersection with College Boulevard. On
down side the realignment eliminates the relocation costs of
tower and gives additional land to the College Business P
owners while at the same time it takes land away from the Ke
property.
The matter was further complicated because the Kelly tentat
map was approved showing a 1,500 foot radius curve. At
minimum, the curve should have been 2,000 feet. This is cons
tent with the alignment adopted by the County for Palomar Airp
Road through a public hearing process back in 1971.
Staff orignally attempted to deal with the problem by requir
the developer to negotiate for the off-site right-of-way i
condition of approval. The College Business Park develop
objected on the basis that their half of the Palomar Airport F
improvements could be built with a 2,250 foot radius curve wit
the existing right-of-way. Staff agreed that providing off-:
right-of-way without requiring any off-site improvements was
Palomar Airport Road traveled way, The property immediately
t
ICommunity Develo ent Director 0 dm
Page: ,'Alignment,of Palomar Airport Road Octobler 27, 1986
a standard practice and therefore the alignment issue was defe
to the outcome of the alignment study recently authorized
Council for the Palomar Airport Road Assessment Distri
Preliminary indications are that the 2,250 foot radius curve the more desirable alternative.
A meeting was recently held where both owners and staff met
discuss the issue. The two sides appear not to be able
negotiate a deal which provides for acceptable compensation
the additional taking of the Kelly property. The Kellys did present an alternative which may provide an acceptable design
the City and more equitably distribute the dedication burder
both land owners.
Their proposal is to realign a larger section of roadway to n
the tower, allow no superelevation and to equitably distrit
the property owners dedication. This proposal would extend
realignment to include portions of the adjacent Ecke propeI
The Kellys have stated preliminary discussions with Ecke indic
no objections on his part. The matter has now been referec
the landowners' engineers who are to cooperate with the Cit
Assessment Engineer to determine the engineering feasibilitj
the proposed alignment solution.
One undecided issue is whether the adjusted alignment 1
compensate the Kellys for the additional land taking based I
the difference between the 1,500 foot to 2,250 foot radiuse:
the 2,000 foot to 2,250 foot radiuses. Staff feels the 1<
case is more equitable since the County set the 2,000 foot rai requirement back in 1971. This oversight would have been cai
during the design of the subdivision and the Kellys would been requested to comply with the officially approved alignmei
Staff's proposed Condition No. 73 of the Planning Commisi
Resolution No. 2579 will adequately provide for the propi
Kelly solution if it is deemed appropriate by the Assess1
Engineer.
DAVID A. HAUSER
Assistant City Engineer
DAH: lch
0 0
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\
RICHARD C. AND ROBERT PAT KELLY, TRUSTEES
2770 Sunny Creek Road
Carlsbad, California 92008
October 22, 1986
Mr. Dave Hauser
City Engineering Department
City of Carlsbad
Dear Mr. Hauser:
Thank you for holding the meeting of October 17, 1986. It is in the best
interest of all parties to resolve any outstanding differences and proceed
with the Assessment District for Palomar Airport Road along its final align-
ment. We felt it was important that our concerns be heard and that an attem
be made to reach an equitable solution for the alignment of Palomar Airport
Road which compensates the Kellys for lost property.
During the meeting of October 17, 1986, I understood you to say that the Cit
of Carlsbad should support the reimbursement to the Kellys by the Assessment
radius curve to that of the County of San Diego's minimum of a 2000 foot rad
curve. By the Kellys involvement in the Assessment District we would be pay
ing a percentage of the cost for our own property, but this we would be will
to do to resolve any problems with the City of Carlsbad and expedite the con
struction of Palomar Airport Road.
If a reimbursement through the Palomar Airport Road Assessment District can
agreed upon, then the Kellys would only need to reach a compensation agreeme
with the Huntington Beach Company for the land involved between a 2000 foot
dius curve and a 2250 foot radius curve (approximately 7000 square feet). I
equitable compensation is paid to the Kellys by the Huntington Beach Company
then the road could remain in its presently designed configuration which I u
derstood to be what the City of Carlsbad Engineering staff would prefer.
We therefore suggest the following solution:
District for Palomar Airport Road from the existing centerline of a 1500 foo
1. The Kellys be compensated for the difference between the 1500
and 2000 foot radius curves (approximately 11000 square feet) out of the Assessment District and,
2. The Kellys be compensated for the difference between 2000 and
2250 foot radius curves (approximately 7000 square feet) from
the Huntington Beach Company.
c 0 0
.'
Provided that you agree that the above is a fair resolution of the problem,
to the approval of the final map of Huntington Beach Company.
please tell us how you think that it could best be implemented.
ference would be to have the above compensation be required as a condition
Our pre-
The City Council meets on November 4, 1986. It would be in everyones best
interest to present an agreed upon solution at that meeting rather than an
unresolved issue. Please let me know how we could best proceed to meet thi
time sequence.
Sincerely,
&?-?-4/J/q Robert Pat Kelly
RPK: ecp
cc: Huntington Beach Company
Vince Biondo, Carlsbad City Attorney
Michael Holtzmiller, Carlsbad City Planning Department
4 e 0
RICHARD C. AND ROBERT PAT KELLY, TRUSTEES
2770 Sunny Creek Road
Carlsbad, California 92008
October 9, 1986
Carlsbad Planning Commission
City of Carlsbad, California
Dear Members of the Planning Commission:
We represent the Kelly family who owns land which borders Palomar Airport Road in Carlsbad.
Palomar Airport Road is in the planning stages of a realignmt
The realignment will in effect straighten a portion of Palomi
Airport Road. This realignment of Palomar Airport Road is
a needed improvement which will benefit both adjacent landowi
and the community in general. We have always and do now encc
the straightening of the road.
Our problem is that as the road is straightened out, our
property on the south side of the existing road will be takei to accomodate the straigtening. Existing road bed on the
north will be abandoned and accrue to the benefit of the Huntington Beach Company, owners of the property to the north. The amount of land involved is between 10,000 and
30,000 square feet, which is worth tens of thousands of
dollars.
The Kellys were led to believe that because the Huntington Beach Company was going to receive the benefit of the abando
land and the Kellys were going to receive the burden of the new land to be taken in the road realignment, that the Huntington Beach Company would have as a condition to their map the obligation to compensate the Kellys for their land taken. This tentative condition to the map is attached to
this letter as Exhibit "A".
The Kellys current concern:-is that the Planning Commission
has approved the map for the Huntington Beach Company withou the condition referred to in Exhibit "A". This has happened
without the Kellys being given notice of this prospective
action by the Planning Commission.
The facts are as follows:
On October 1, 1986, the Planning Commission held a public
hearing for a tentative subdivision map on adjoining propert
owned by the Huntington Beach Company, Huntington Beach,
California, whose project in Carlsbad is known as College Business Park (ZC-133/SP-199/CT 85-17) .
1 I * 0
Carlsbad Planning Commission
October 9, 1986
Page 2
Inasmuch as the Kellys have a definite interest in the decisi
rendered by the Planning Commission and inasmuch as the Kelly
did not receive notice of the hearing of October 1, 1986, it is our contention that the resulting decision of the Planning
Commission must be set aside and a new hearing held where OUL
concerns can be heard.
We are including a review of recent events to illustrate our
active concern in this matter and to emphasize the importance
of a noticed hearing regarding decisions that seriously impa
our property.
During the first week of September the Kellys received in the
mail notification of a Planning Commission Hearing of Hunting
tentative map set for September 17.
On September 8! 19861 a meeting was held at Rick Engineering
with the Kellys, Bob Ladwig, and Mark Urban (Huntington Beach
Company). The discussion centered around how the Kellys woul
be paid by Huntington for land taken from the Kellys due to realignment of Palomar Airport Road as shown in Huntington's
tentative map.
On September 10, 1986 Kelly met with Clyde Wickham of the Cit
Engineering Department. Kelly was told that the City would
not participate in giving Kelly property to Huntington Beach
Company. As evidence of &City's position in this matter,
Clyde gave Kellys a copy of an inter-department memo that wou
become a condition of approval of Huntington's tentative map. (See attached Exhibit' "A") i
On September 12, 1986 Kellys called Jim Johnson of Huntington who agreed to meet with the Kellys on September 23, 1986.
On September 15, 1986, the Kellys called Rob Ladwig and were
informed that Huntington's hearing scheduled for September 17
1986 had been continued and no new date for hearing had been set. The Kellys then called the City Planning Department for verification, and were told that the hearing had been continu and that no new hearing date had been scheduled.
On September 16, 1986, the Kellys went to the City Planning
Department counter and requested-a copy of the staff report
on the Huntington Project. The Kellys were told that this wa
not public information since the hearing had been continued.
I * e
I
t
Carlsbad Planning Commission
October 9, 1986
Page 3
On September 22, 1986, the Kellys received a call from Mark
Urban saying that they could not make the meeting proposed
for September 23, 1986. He said they would call back on the morning of September 25, 1986 to reschedule and never called
back.
On September 30, 1986 at 11:OO a.m., a meeting was held at
the City offices. The following people were present: Bob Ladwig (Rick Eng.), Mark Urban, (Huntington) Dave Howser (Cit Eng.), Clyde Wickham (City Eng. Dept.) and a member of the
City Planning Department. It was decided at this meeting
that the condition of approval (Exhibit "A") would be deleted
from Huntington's conditions of approval.
not invited to this meeting nor were they ever made aware
of its existence until after the Planning Commission approved
Huntington's map on October 1.
On October 1 the Planning Commission held its hearing on the
Huntington Project. The Kellys were not present or represent at the meeting. They didn't know it had been rescheduled. Neither the City nor anyone else involved (Rick Eng, Huntingt had ever notified the Kellys in any way that this critical
meeting was being held.
In fact, the Kellys only found out about it through vigorous
(albeit too late) questioning of City staff.
From the above review it should be clear that we received no information as to whent he public hearing was to be held.
It should also be clear that, even after several discussions
which we repeatedly voiced our concerns regarding the alignme
of Palomar Airport Road, we were not notified of a critical
meeting explicitly relevant to our business interests.
We should not have been excluded from this proper sequence
of public discussions due to lack of notification. We,
therefore, request that our concerns be heard at the proper
stage of planning and that your decision regarding CZ-331/SP-
199/CT 85-17 be set aside as invalid. WG also request that
we receive proper notification of any subsequent action in this matter.
Res ect ully submitted,
The Kellys were
with members of the City of Carlsbad Engineering Staff in
(53 Nj &t&& RICHARD C. KELLY
cc: Huntington Beach Company Vince Biondo, City Attorney Michael HoltSmiller, City Planning Department
Dave Howser, City Engineering
1 @ rl)
CRONOLO GY
1 ST WEEK Kellys received written notification of 9/17 Planning
OF SEPT. Commission-- Beatings.
918 Meeting:. @ Rick Eng. Bob Ladwig, Mark Urban, Kellyz
9/10 Meeting: @ City. Clyde Wickham, Rich Kelly. Inter-
Dept. Memo of Condition of Approval,
9/12 Kellys call to Jim Johnson. Set-up meeting for 9/23.
9/15 Kellys call City. Told that Huntington hearing set fc
9/17 was continued, no new date set.
9/15 Kellys call Bob Ladwig. Told that Huntington hearing
for 9/17 was continued, no new date set.
91 16 Kellys go to City for Staff Report. None Available.
9/22 Kellys received call from Mark Urban. Kelly-Huntington cancelled,
9/30 Meeting?: @ City. Bob Ladwig, Mark Urban, Dave Howst
Clyde Wickham, Planner. Condition of Approval Protecl
Kellys Deleted.
10/ 1 Planning Commission Hearing of Huntington Project.
Project Approved.