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HomeMy WebLinkAbout2013-06-18; City Council; 21268; encinas Creek Apartment Homes SDP 01-10ACITY OF CARLSBAD - AGENDA BILL AB# 21.268 ENCINAS CREEK APARTMENT HOMES SDP 01-10(A) DEPT. DIRECTOR MTG. 6/18/13 ENCINAS CREEK APARTMENT HOMES SDP 01-10(A) CITY ATTORNEY DEPT. CED ENCINAS CREEK APARTMENT HOMES SDP 01-10(A) CITY MANAGER RECOMMENDED ACTION: 2013-154 That the City Council hold a public hearing and ADOPT City Council Resolution No. ADOPTING a Negative Declaration and APPROVING Site Development Plan Amendment SDP 01-10(A) to develop a 127 unit apartment project on property generally located south of Cannon Road and east of the future southerly extension of College Boulevard in Local Facilities Management Zone 15, based on the findings and subject to the conditions contained therein. Project Application(s) Administrative Approvals Planning Commission City Council CT 11-03 X PUD 12-03 X SDP 01-10(A) RA X RA = Recommended Approval X = Final City decision-making authority ITEM EXPLANATION: SDP 01-10 (Cantarini Ranch a.k.a. Encinas Creek Apartment Homes) was originally approved on December 7, 2004 by the City Council (City Council Resolution No. 2004-387) as an 80 unit mixed rate apartment project. Of those 80 units, 40 (50%) were restricted to lower-income households at 70% or lower of the area median income for 55 years, in accordance with the requirements and process set forth in Chapter 21.85 of the Carlsbad Municipal Code. The 80 unit project was also approved as an offsite affordable housing project, providing 19 inclusionary housing units for the Cantarini Ranch (CT 00-18) and 8 inclusionary housing units for the Holly Springs (CT 00-21) single family projects. In July 2010, the applicant approached the City with a request to increase both the number of market rate and income restricted apartment units. An application was submitted to the Planning Division in June 2011 to amend the previously approved SDP 01-10, increasing the total number of apartment units in the project to 127, with 63 units (50%) to be income restricted. The project now before the City Council is an amendment to a Site Development Plan to increase the number of residential apartment units from 80 to 127 on a 6.2 net acre property located east of the future southerly extension of College Boulevard and south of Cannon Road. The City Council is the decision making body for the Site Development Plan amendment, since the total number of apartment units exceeds 50. The project exceeds the 15 percent inclusionary housing requirement by income restricting 50 percent (63) residential rental units. The project fully meets and exceeds the intent and purpose of the Inclusionary Housing Ordinance in that of the 63 affordable housing units, 40 are required for the Encinas Creek Apartment Homes, Holly Springs, and Cantarini Ranch projects. Therefore, a surplus of 23 income restricted housing units will result. DEPARTMENT CONTACT: ChristerWestman 760-602-4614 christer.westman@carlsbadca.gov FOR CITY CLERKS USE ONLY. COUNCIL ACTION: APPROVED DENIED CONTINUED WITHDRAWN AMENDED • • • • CONTINUED TO DATE SPECIFIC • CONTINUED TO DATE UNKNOWN • RETURNED TO STAFF • OTHER-SEE MINUTES • Page 2 The project includes an eight lot subdivision creating lots for each of the buildings as well as the recreation lot, circulation and parking lot, and open space lot. The Planning Commission was the final decision maker and approved the permits (6-0) for the accompanying subdivision map (CT) and Planned Development Permit (PUD). There are 2,180 units available in the Excess Dwelling Unit Bank (EDUB). Approval of the project will require the withdrawal of 47 units from the EDUB. The remaining Growth Management dwelling unit capacity for the northeast quadrant is 787 dwelling units. Approval of the project will reduce the remaining Growth Management dwelling unit capacity in the northeast quadrant to 740. In addition to the project applicant speaking at the Planning Commission hearing, a representative for the Rancho Carlsbad Home Owners Association offered support for the project and a Preserve Calavera representative stated that the site was a good location for affordable housing. Collective testimony, including the Planning Commission and staff responses, are included in the attached Planning Commission minutes. Based upon a review of the facts, the Planning Commission recommended (6-0) that the City Council adopt the Negative Declaration and approve the Site Development Plan Amendment. FISCAL IMPACT: All public infrastructure required for this project will be funded and/or constructed by the developer. No City financial contribution to the project is proposed. ENVIRONMENTAL IMPACT: Staff has reviewed the request for the Tentative Map, Planned Development Permit, and Site Development Plan Amendment and the City Planner has determined that the project, the addition of 47 apartment units to an 80 unit apartment project, creates no new or significant adverse environmental impacts above what was identified in the original CEQA document (EIR 02-02 for Cantarini/Holly Springs), therefore a Negative Declaration has been prepared. EXHIBITS: 1. City Council Resolution No. 2013-154 2. Location Map 3. Planning Commission Resolutions No. 6955, 6956, and 6957, dated April 3, 2013 4. Planning Commission Staff Report, dated April 3, 2013 5. Excerpts of Planning Commission Minutes, dated April 3, 2013. EXHIBIT 1 1 RESOLUTION NO. 2013-154 2 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, ADOPTING A NEGATIVE 3 DECLARATION AND APPROVING A SITE DEVELOPMENT PLAN AMENDMENT SDP OI-IO(A) TO DEVELOP A 127 UNIT 4 APARTMENT PROJECT ON PROPERTY GENERALLY LOCATED SOUTH OF CANNON ROAD AND EAST OF THE 5 FUTURE SOUTHERLY EXTENSION OF COLLEGE BOULEVARD IN LOCAL FACILITIES MANAGEMENT ZONE 15. 6 CASE NAME: ENCINAS CREEK APARTMENT HOMES CASE NO.: SDP 01-10(A) 17 18 19 20 The City Council of the City of Carlsbad, California, does hereby resolve as 7 8 follows: 9 WHEREAS, pursuant to the provisions of the Municipal Code, the Planning 10 Commission did, on April 3, 2013, hold a duly noticed public hearing as prescribed by law to 11 consider a Negative Declaration and Site Development Plan Amendment to permit the 12 development of a 127 unit apartment project; and 13 WHEREAS, the City Council of the City of Carlsbad, on the I8th day of 14 June , 2013, held a duly noticed public hearing to consider said Site 15 Development Plan Amendment and at that time received recommendations, objections, protests, comments of all persons interested in or opposed to the Site Development Plan Amendment. The City Council of the City of Carlsbad, California, does hereby resolve as follows: 1. That the above recitations are true and correct. 21 2. That the CEQA findings of the Planning Commission as set forth in Planning Commission Resolution No. 6955 on file with the City Clerk, and made a part hereof by 22 reference, are the findings of the City Council. 23 3. That the Site Development Plan Amendment 01-10(A)) findings and conditions of the Planning Commission as set forth in Planning Commission Resolution No. 6957 on file with 24 the City Clerk, and made a part hereof by reference, are the findings and conditions of the City Council. 25 4. That the application for a Site Development Plan Amendment on property generally located south of Cannon Road and east of the future southerly extension of College 2'j Boulevard is approved as shown in Planning Commission Resolution No. 6957. 28 ID 1 5. This action is final the date this resolution is adopted by the City Council. The Provisions of Chapter 1.16 of the Carlsbad Municipal Code, "Time Limits for Judicial Review" 2 shall apply: 3 "NOTICE TO APPLICANT" 4 The time within which judicial review of this decision must be sought is governed by Code of Civil Procedure, Section 1094.6, which has been made applicable in the City of Carlsbad by Carlsbad Municipal Code Chapter 1.16. Any petition or other paper seeking review must be filed in the appropriate court not later than the ninetieth day following the date on which this decision becomes final; y however, if within ten days after the decision becomes final a request for the record is filed with a deposit in an amount sufficient to cover the estimated cost or preparation of such record, the time within which such petition may be filed in court is extended to not later than the thirtieth day following the date on which the 9 record is either personally delivered or mailed to the party, or his attorney of record, if he has one. A written request for the preparation of the record of the 10 proceedings shall be filed with the City Clerk, City of Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, CA. 92008. PASSED, APPROVED AND ADOPTED at a Special Meeting ofthe City Council ofthe City of Carlsbad on the 18*^ day of June, 2013, by the following vote to wit: NOES: None. 11 12 13 14 AYES: Council Members Hall, Packard, Wood, Blackburn and Douglas. 15 16 17 18 ABSENT: None. 19 20 21 22 23 24 25 26 27 28 EXHIBIT 2 N NOT TO SCALE SITE MAP Encinas Creek Apartnnent Homes CT 11-03 / PUD 12-03 / SDP 01-1 OA 5 EXHIBIT 3 ^ PLANNING COMMISSION RESOLUTION NO. 6955 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE 3 CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING ADOPTION OF A NEGATIVE DECLARATION TO 4 SUBDIVIDE 6.2 NET ACRES INTO 8 LOTS AND TO ADD 47 UNITS TO AN APPROVED 80 UNIT APARTMENT PROJECT (SDP 01-10) TO DEVELOP A TOTAL OF 127 APARTMENT 6 UNITS WITHIN THE SAME DEVELOPMENT FOOTPRINT LOCATED EAST OF THE FUTURE EXTENSION OF 7 COLLEGE BOULEVARD AND SOUTH OF CANNON ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 15 CASE NAME: ENCINAS CREEK APARTMENT HOMES 9 CASE NO.: CT 11-03/PUD12-03/SDP Ol-IO(A) 10 WHEREAS, Holly Springs LTD., "Owner and Developer," has filed a verified 11 application with the City of Carlsbad regarding property described as 12 Parcel D of Certificate of Compliance recorded March 27, 13 2007, as File No. 2007-0205875, official records, being those portions of Lots "E" and "B" of Rancho Agua Hedionda, in the 14 City of Carlsbad, County of San Diego, State of California, according to map thereof No. 823, filed in the office of the 15 County Recorder of San Diego County on November 16,1896 ("the Property"); and WHEREAS, a Negative Declaration was prepared in conjunction with said project; and 16 17 18 19 2Q WHEREAS, the Planning Commission did on April 3, 2013, hold a duly noticed 21 public hearing as prescribed by law to consider said request; and 22 WHEREAS, at said public hearing, upon hearing and considering all testimony 23 and arguments, examining the initial study, analyzing the information submitted by staff, and 24 considering any written comments received, the Planning Commission considered all factors 25 relating to the Negative Declaration. 26 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning 28 Commission as follows: A) That the foregoing recitations are true and correct. 18 26 27 28 Findings: ^ B) That based on the evidence presented at the public hearing, the Planning 2 Commission hereby RECOMMENDS ADOPTION of the Negative Declaration, Exhibit "ND," according to Exhibits '^Notice of Intent (NOI)," and 3 "Environmental Impact Assessment Form - Initial Study (EIA)," attached hereto and made a part hereof, based on the following findings: 4"" 5 5 1. The Planning Commission of the City of Carlsbad does hereby find: 7 a. it has reviewed, analyzed, and considered the Negative Declaration, the environmental impacts therein identified for this project and any comments thereon 8 prior to RECOMMENDING APPROVAL ofthe project; and 9 b. the Negative Declaration has been prepared in accordance with requirements of the 10 Califomia Environmental Quality Act, the State Guidelines and the Environmental Protection Procedures of the City of Carlsbad; and 11 c. it reflects the independent judgment of the Planning Commission of the City of Carlsbad; and 13 d. based on the EIA and comments thereon, there is no substantial evidence the project 14 will have a significant effect on the environment. 15 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, Califomia, held on April 3,2013, by the following vote, to 17" wit: AYES: Chairperson Siekmann, L'Heureux, Montgomery, Schumacher, Scully, and Segall NOES: ABSENT: Black 20 21 22 25 KERRY K, SIEKMANN, Chairperson CARLSBAD PLANNING COMMISSION A3TEST: ^ DON NEU City Planner PC RESO NO. 6955 ^ FILED CITY OF V (CARLSBAD FEB 052013 . community & Economic Development Qggg^"ww.caHsbadca.gov NOTICE OF INTENT TO ADOPT A NEGATIVE DECLARATION CASE NAME: Encinas Creek Apartment Homes CASE NO: CT 11-03/ PUD 12-03/ SDP 01-lOA PROJECT LOCATION: 1.800 feet east of the intersection of College Boulevard and Cannon Road and on the northeast side of the intersection of the future extension of College Boulevard (Reach A) and future "C Street ofthe Cantarini Ranch/Holly Springs subdivision PROJECT DESCRIPTION: An 8-lot Tentative Tract Map (CT) and Planned Development Permit (PUD), and a Site Development Plan Amendment to add 47 apartment units within two additional buildings to a previously approved 80 unit apartment project within the same 7.52 acre development footprint. PROPOSED DETERMINATION: The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, the Initial study (EIA Part 2) did not identify any potentially significant Impacts on the environment. Therefore, a Negative Declaration will be recommended for adoption by the City of Carlsbad City Council. A copy of the initial study (EIA Part 2) documenting reasons to support the proposed Negative Declaration is on file in the Planning Division, 1635 Faraday Avenue, Carlsbad, California 92008. Comments from the public are invited. Pursuant to Section 15204 of the CEQA Guidelines, in reviewing Negative Declarations, persons and public agencies should focus on the proposed finding that the project will not have a significant effect on the environment. If persons and public agencies believe that the project may have a significant effect, they should: (1) identify the specific effect; (2) explain why they believe the effect would occur; and (3) explain why they believe the effect would be significant. Please submit comments in writing to the Planning Division within 20 days ofthe date of this notice. The proposed project and Negative Declaration are subject to review and approval/adoption by the City Council. Additional public notices will be issued when those public hearings are scheduled. If you have any questions, please call Christer Westman in the Planning Division at (760) 602-4614. PUBUC REVIEW PERIOD February 1. 2013 - Februarv 21. 2013 PILED IN THE OFFICE OF THE COUNTY CLER^ PUBLISHDATE February 1. 2013 San Diego County on 0 5 2013 Posted 05 Z0I3 Removed MAR 11 2011 Retumed to agency on MAR 11 2013 V, Qrendain. Planning Division 1 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 0 NEGATIVE DECLARATION CASE NAME: Encinas Creek Apartment Homes CASE NO: CT 11-03/PUD 12-03/SDP Ol-IO(A) PROJECT LOCATION: North side of fiiture College Boulevard, Reach A. approximatelv 1200 feet south ofthe intersection with Cannon Road. APN 168-050-68 and 168-050-59 PROJECT DESCRIPTION: An 8-lot Tentative Tract Map (CT) and Planned Development Permit (PUD), and a Site Development Plan Amendment to add 47 apartment units within two additional buildings to a previously approved 80 unit apartment project within the same 7.52 acre development footprint. DETERMINATION: The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the Califomia Enviroimiental Quality Act and the Enviroimiental Protection Ordinance of the City of Carlsbad. As a result of said review, the initial study (EIA Part 2) did not identify any potentially significant impacts on the environment, and the City of Carlsbad finds as follows: 3 The proposed project COULD NOT have a significant effect on the environment. r~| The proposed project MAY have "potentially significant impact(s)" on the environment, but at least one potentially significant impact 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. (Negative Declaration applies only to the effects that remained to be addressed). I I Although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. Therefore, nothing further is required. A copy of the initial study (EIA Part 2) documenting reasons to support the Negative Declaration is on file in the Planning Division, 1635 Faraday Avenue, Carlsbad, Califomia 92008. ADOPTED: [CLICK HERE date] pursuant to [CLICK HERE Administrative Approval, PC/CC Resolution No., or CC Ordinance No.] ATTEST: DON NEU City Planner ENVIRONMENTAL IMPACT ASSESSMENT FORM - INITIAL STUDY CASE NO: CT 11-03/SDP 01-10(A)/PUD 12-03 DATE: 01/23/13 1. CASE NAME: 2. LEAD AGENCY: 3. CONTACT PERSON: 4. PHONE NUMBER: 5. PROJECT LOCATION: 6. PROJECT APPLICANT/PROJECT SPONSOR'S NAME AND ADDRESS: 7. GENERAL PLAN DESIGNATION: ENCINAS CREEK APARTMENT HOMES City of Carlsbad Planning Department 1635 Faraday Ave. Carlsbad, CA 92008 Christer Westman (760) 602-4614 North side of future College Blvd. Reach A, approximately 1200 feet south of the intersection with Cannon Road. APN 168-050-68 and 168-050-59. Holly Springs, LLC P.O. Box 2484 Carlsbad, CA 92018 RMH 8. ZONING: RD-M 9. PROJECT DESCRIPTION/ENVIRONMENTAL SETTING AND SURROUNDING LAND USES: Project Description The subject project involves an amendment to an existing Site Development Plan (SDP), including "standards modifications" to an apartment project which has previously been approved by the City of Carlsbad. The project applicant also is proposing a Tentative Tract Map (CT) to place the individual buildings on separate lots (for financing purposes), and a Planned Development Permit (PUD), which is required due to the proposed configuration of the proposed lots. The property was previously approved for 80 apartment units. The proposed project involves the development of 127 units, which is a 47 unit increase. The increase in units necessitates a modification of the site and building layout, which is reflected in the SDP amendment. The project also results in an increase in the number of units affordable to low-income households. 63 apartment units will be rent-restricted to low income affordability rates no higher than 80% of the area median income ("AMI"). Encinas Creek Apartment Homes CT 11-03/SDP 01-10(A)/PUD 12-03 The subject project is located on a 7.52 acre property located at the northeast side of the intersection of future College Boulevard (Reach A) and fiiture "C" Street, on the Cantarini Ranch/Holly Springs subdivision, in Carlsbad. The project will be developed with six multi-family buildings, up to 41 feet 9 inches in vertical height. The property is accessed off of two entrance points on "C" Street. The internal vehicular circulation system encircles the buildings and provides convenient access to the apartment units and to the surface parking spaces for residents and guests. The project will be accessed via future College Boulevard Reach A. College Boulevard Reach A is a major arterial, which has undergone CEQA review and has been permitted separately. Upon completion of this roadway, the project will possess access to both El Camino Real in the south, and Cannon Road and College Boulevard (Reach B) in the north. The rectangular-shaped buildings are generally three-story, with two story elements at the ends which help to break up the building mass. The buildings exhibit a contemporary craftsman architectural style, with hipped roofs covered with architectural-grade asphalt shingles. All sides of the buildings are designed with an equal amount of detailing including arched elements, wood knee braces, painted wood balcony railings, and window trim. Common recreation amenities will be provided for the residents. A total of 262 open, covered and enclosed parking spaces are provided in close proximity to all of the units. Abundant landscaping and enhanced paving accents the development at the main entrance and is carried on throughout the site. Dense landscaping is proposed around the perimeter of the site to screen parked vehicles fi-om the surrounding public views. Walkways throughout the landscaped open space provide pedestrian connections between buildings and recreation areas and to the trail system in the adjacent open space areas. The project site has a General Plan land use designation of Residential Medium-High (RMH) and is zoned Residential Density-Multiple (RD-M). The land use and zoning designations were established as part of the Cantarini Ranch/Holly Springs development review and the site was approved for 80 units at a net density of 12.9 du/ac. The Cantarini Ranch/Holly Springs development also included an overall unit reduction in Local Facilities Management Zone 15 of 397 units which were deposited into the City's Excess Dwelling Unit Bank (EDUB). The present proposal is for 127 units which will require a withdrawal of 47 units from the EDUB and results in a proposed project density of 20.4 du/ac. The density increase will allow the construction of sufficient market-rate units (68 units) in order to recover the costs associated with providing 63 rent-restricted units available to low income (80% AMI) households. A density equal to or greater than 20 dwelling units per acre, allows the entire project to qualify as "affordable" per the State Housing and Community Development Guidelines. The project also proposes a standards modification to allow for increased building height. Section 21.24.030 of the Carlsbad Zoning Ordinance states that building heights in the RDM Zone shall not exceed 35-feet. In order to achieve the number of units and density proposed, while maintaining an attractive and interesting architectural elevation, the buildings must be constructed at a maximum height of 41 feet 9 inches high, and the applicant requests this design accommodation pursuant to Section 21.53.120 ofthe Carlsbad Municipal Code (C.M.C.) Additionally, the project will provide one garage space, plus one uncovered parking space, per unit. Section 21.44.020(B) states that one-car garages provide a minimum interior width dimension of 12-feet, however, a ten foot width is proposed. Providing the additional 2-feet in garage width per unit would result in a lengthening of the buildings by 32-feet, which, due to the constrained size of the building pad, will result in the loss of several units per building and increase the cost per unit of the building. This loss of apartment units and increase in construction costs would make the project economically infeasible. Bncinas Creek Apartment Homes CT 11-03/SDP 01-10(A)/PUD 12-03 A Tentative Subdivision Map (CT) is proposed for the project. This CT proposes eight (8) lots, and is being requested primarily for financing purposes. The lots range in size from 4,988 square feet in area (recreation building lot), to 183,730 square feet (HOA common area lot). An open space lot totaling 0.99 acres will be maintained on the north side of the project and will be the subject of a conservation easement. Earthwork proposed for the project will total 19,400 cubic yards of excavated soil, 20,070 cubic yards of fill soil, and thus will necessitate an import of 670 cubic yards of soil from offsite. No expansion of the approved development pad or footprint is proposed. No encroachment into the HMP hardline is proposed. Permits Required The project will require approval of a Site Development Plan Amendment, a Tentative Subdivision Map, and a Planned Development Permit. Environmental Setting and Surrounding Land Uses The project is located in the northeastem section of the City of Carlsbad, approximately 1.5 miles inland from the Pacific Ocean and lying north and east of El Camino Real. The site is largely covered by native chaparral vegetation. The property is within the Carlsbad Hydrologic Unit, as identified by the Califomia Regional Water Quality Control Board. The Agua Hedionda hydrologic sub-area drains the site westerly to Agua Hedionda Lagoon. The property slopes from a high point (elev.160 ft.) at the southeastern comer of the site, to a low point (elev. 90 ft.) at the northwestern comer of the site. Surrounding land uses vary, including the Rancho Carlsbad manufactured home subdivision located west of the project, the Carlsbad Unified Sage Creek High School located north of the project, and vacant land planned for future residential and infrastructure development to the east and south. Previous Environmental Review The project site was included in a previous CEQA review for the Cantarini Ranch/Holly Springs. That Final Environmental Impact Report (EIR), was certified by the Carlsbad City Council on December 14, 2004, (EIR 02-02, State Clearinghouse #2002010181). Through the certification ofthe EIR, the Carlsbad City Council adopted CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program. The project incorporates the required Cantarini/Holly Springs PEER, mitigation measures, is subject to the remaining mitigation measures, and through the analysis of the required additional plans, reports, and studies pertaining to biological resources, geotechnical, hydrology, storm water management, and noise, a determination has been made that no additional significant impacts beyond those identified and mitigated for by the EIR will result from this project. The Cantarini/Holly Springs FEIR and additional technical studies are cited as source documents of this environmental evaluation. Therefore, this environmental document assumes that the proposed project will include design and performance features as required in the mitigation measures identified in the Certified Final Program EIR. XL Encinas Creek Apartment Homes CT 11-03/SDP 01-10(A)/PUD 12-03 ENVIRONMENTAL FACTORS POTENTL^LLY AFFECTED: The summary of environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact," or "Potentially Significant Impact Unless Mitigation Incorporated" as indicated by the checklist on the following pages. I I Aesthetics I I Agriculture and Forestry Resources I I Air Quality I I Biological Resources I I Cultural Resources I I Geology/Soils I I Greenhouse Gas Emissions Q Noise • Hazards/Hazardous Materials D Population and Housing I I Hydrology/Water Quality ^ Land Use and Planning I I Mineral Resources I I Public Services Air Quality I I Mandatory Findings of Significance I I Recreation ^ Transportation/Circulation I I Utilities & Service Systems \ t> Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 DETERMINATION. ^ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I I I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. I I I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I I I find that the proposed project MAY have "potentially significant impact(s)" on the environment, but at least one potentially significant impact 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. A Negative Declaration is required, but it must analyze only the effects that remain to be addressed. I I I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. Therefore, nothing fiirther is required. Planner Signature Date /'Z^-/s3 City Planner's Signature Date Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 ENVIRONMENTAL IMPACTS STATE CEQA GUIDELINES, Chapter 3, Article 5, Section 15063 requires that the City conduct an Environmental Impact Assessment (EIA) to determine if a project may have a significant effect on the environment. The Environmental Impact Assessment appears in the following pages in the form of a checklist. This checklist identifies any physical, biological and human factors that might be impacted by the proposed project and provides the City with information to use as the basis for deciding whether to prepare an Environmental Impact Report (EIR), Negative Declaration, or to rely on a previously approved EIR or Negative Declaration. • A brief explanation is required for all answers except "No Impact" answers that are adequately supported by an information source cited in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved. A "No Impact" answer should be explained when there is no source document to refer to, or it is based on project-specific factors as well as general standards. • "Less Than Significant Impact" applies where there is supporting evidence that the potential impact is not significantly adverse, and the impact does not exceed adopted general standards and policies. • "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The developer must agree to the mitigation, and the City must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level. • "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significantly adverse. • Based on an "EIA-Initial Study", if a proposed project could have a potentially significant adverse effect on the environment, but all potentially significant adverse effects (a) have been analyzed adequately in an earlier EIR or Mitigated Negative Declaration pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR or Mitigated Negative Declaration, including revisions or mitigation measures that are imposed upon the proposed project, and none of the circumstances requiring a supplement to or supplemental EIR are present and all the mitigation measures required by the prior environmental document have been incorporated into this project, then no additional environmental document is required. • When "Potentially Significant Impact" is checked the project is not necessarily required to prepare an EIR if the significant adverse effect has been analyzed adequately in an earlier EIR pursuant to applicable standards and the effect will be mitigated, or a "Statement of Overriding Considerations" has been made pursuant to that earlier EIR. • A Negative Declaration may be prepared if the City perceives no substantial evidence that the project or any of its aspects may cause a significant adverse effect on the environment. • If there are one or more potentially significant adverse effects, the City may avoid preparing an EIR if there are mitigation measures to clearly reduce adverse impacts to less than significant, and those mitigation measures are agreed to by the developer prior to public review. In this case, the appropriate "Potentially Significant Impact Unless Mitigation Incorporated" may be checked and a Mitigated Negative Declaration may be prepared. Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 • An EIR must be prepared if "Potentially Significant Impact" is checked, and including but not limited to the following circumstances: (1) the potentially significant adverse effect has not been discussed or mitigated in an earlier EIR pursuant to applicable standards, and the developer does not agree to mitigation measures that reduce the adverse impact to less than significant; (2) a "Statement of Overriding Considerations" for the significant adverse impact has not been made pursuant to an earlier EIR; (3) proposed mitigation measures do not reduce the adverse impact to less than significant; or (4) through the EIA-Initial Study analysis it is not possible to determine the level of significance for a potentially adverse effect, or determine the effectiveness of a mitigation measure in reducing a potentially significant effect to below a level of significance. A discussion of potential impacts and the proposed mitigation measures appears after each related set of questions. Particular attention should be given to discussing mitigation for impacts, which would otherwise be determined significant. Encinas Creek Apartment Homes SDP 01-10(A)/CT11-03/PUD 12-03 ENVIRONMENTAL ISSUE TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact I. AESTHETICS - Would the project: a) Have a substantial adverse effect on a scenic vista? • • • b) Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway? • • • c) Substantially degrade the existing visual character or quality of the site and its surroundings? • • X • d) Create a new source of substantial light and glare, which would adversely affect day or nighttime views in the area? • • • a) Have a substantial adverse effect on a scenic vista? Less Than Significant Impact. The Cantarini/Holly Springs FEIR included a visual quality and landform analysis for the development of the project area. The subject property is located on gently rolling hills which range in elevation from approximately 90 feet to 160 feet above sea level. The development of the site was assessed in the Cantarini /Holly Springs FEIR and found to not result in a significant impact if mitigation was incorporated into the approvals. The project is located along a stretch of College Boulevard Reach A. College Boulevard Reach A is not identified as a scenic roadway by the City of Carlsbad. The site is visible from properties to the north and west. No identified specific scenic vista of the site exists. The proposed project will not result in any substantive aesthetic changes from the approved plan which was assessed in the Cantarini/Holly Springs FEIR and approved by the City of Carlsbad. The grading for the project building and parking lot pads will be conducted in accordance with the requirements of the Carlsbad Grading Ordinance. During construction, 19,400 cubic yards of cut and 20,070 cubic yards of fill grading earthwork is proposed. This grading will resuh in temporary visual changes of the project site. However, the grading limits and quantities are within the projected limits that were reviewed in the Cantarini/Holly Springs FEIR and found to be not significant or otherwise mitigated. These changes associated with grading and construction of the project will be temporary in nature. Impacts associated with views of the site will be less than significant if the mitigation measures adopted in conjunction with the certified Cantarini/Holly Springs FEIR continue to be applicable to this proposed project. The property is not within the view shed of a scenic vista, and is not visible from a designated state scenic highway. A less than significant impact is assessed. b) Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway? No Impact. No historic buildings are located in or adjacent to the area of the project. In terms of State scenic highways, only five (5) sections of highway are identified as State Scenic Highways, or candidates for designation as State Scenic Highways within San Diego County. None of these highways are located in Carlsbad. As such, none of the proposed improvements are within the view shed of an officially designated State scenic highway. As a result, no impacts would result. c) Substantially degrade the existing visual character or quality ofthe site and its surroundings? Less Than Significant Impact. The closest existing development to the project is the Rancho Carlsbad Mobile Home Park. The project, however, is not anticipated to substantially degrade the existing or developed visual character or quality 8 Encinas Creek Apartment Homes SDP 01-10(A)/CT11-03/PUD 12-03 ofthe site or its surroundings. During constmction, temporary changes of visual character of the project site would occur. These changes involve the storage and use of construction and trenching equipment, temporary signage and vehicles, and soil stockpiles in the construction staging areas. These changes would be apparent to nearby residents. However, inasmuch as these changes are temporary, impacts would be less than significant, subject to adherence with the mitigation measures included in the Certified Cantarini/Holly Springs FEIR, and the impact is considered less than significant. d) Create a new source of substantial light and glare, which would adversely affect day or nighttime views in the area? Less Than Significant Impact. The project will introduce new light and potential sources of glare on the project site. The project vrill, however, be requu-ed to comply with City standards regarding building, street and recreational lighting, as well as architectural design criteria. The project will include limits on street lights, pedestrian-oriented lighting, and will limit lighting adjacent to open spaces. As a result, the project will have a less than significant impact on the visual character or quality of the site and its surroundings. During construction of the proposed project, all construction activities will occur during daytime hours. As a result, no nighttime lighting for construction activities will be required for the project. Temporary security lighting may be required in the construction staging areas where construction equipment and materials would be stored; however security lighting would be shielded away from adjacent properties and directed downward, on the construction equipment and materials. For these reasons, and subject to adherence with the mitigation measures included in the Certified Cantarini/Holly Springs FEIR, impacts associated with light and glare would be less than significant. ENVIRONMENTAL ISSUE TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact H. AGRICULTURE AND FORESTRY RESOURCES In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the Califomia Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the Califomia Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the Califomia Air Resources Board. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the Califomia Resources Agency, to non-agricultural use? • • • X b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? • • • Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g), timberland (as defmed by Public Resources Code 4526), or timberland zoned Timberland Production (as defined by Govemment Code section 51104(g))? • • • d) Result in the loss of forest land or conversion of forest land to non-forest use? • • • e) Involve other changes in the existing environment, which, due to their location or nature, could resuh in conversion of Farmland to non-agricultural use? • • • X a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? No Impact. The Califomia Department of Conservation Farmland Mapping and Monitoring Program compiles the Important Farmland map pursuant to the provision of Section 65570 of the Califomia Govemment Code. The map associated with the Carlsbad area is the "Califomia Department of Conservation - San Diego County Important Farmland" exhibit dated September, 2002. According to this document, the subject property does not contain land which is Farmland of Statewide Importance, Unique Farmland, and/or Farmland of Local Importance. In addition, the Cantarini/Holly Springs FEIR concludes that implementation of the approved project does not constitute a significant impact to agricultural resources and thus no mitigation was required for development of the site. No expanse or change to the development area is proposed through implementation of the proposed project. Therefore, it is concluded that no impact is assessed to Agricultural Resources. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? No Impact. The subject property is zoned Residential Density-Muhiple (RD-M). The RD-M Zone allows multi-family land uses. The existing agricultural operations are consistent with the zoning however, because the City of Carlsbad policy does allow agriculture as an interim (non-permanent) use. No Williamson Act contracts encumber any portion of the subject property. Therefore, no impact would result from implementation of the project. c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g), timberland (as defined by Public Resources Code 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? No Impact. Califomia Public Resources Code section 12220(g) defines "Forest land" as "land that can support 10-percent native tree cover of any species, mcluding hardwoods, under natural conditions, and that allows for management of one or more forest resources, including timber, aesthetics, fish and wildlife, biodiversity, water quality, recreation, and other public benefits." No native trees except for willow scrub exist on the subject site. The willow scrub vegetation will not be impacted by the project. Timberland is defined in Califomia Govemment Code section 51104(g) as "privately owned land, or land acquired for state forest purposes, which is devoted to and used for growing and harvesting timber, or for growing and harvesting timber and compatible uses, and which is capable of growing an average annual volume of wood fiber of at least 15 cubic feet per acre," No evidence exists that the property presently or historically has contained forested lands or has been used for timber harvesting. As a result of these factors, it is determined that the project will not impact forest land or timber land as defined in the referenced State of Califomia laws. d) Result in the loss of forest land or conversion of forest land to non-forest uses? No Impact. The proposed project does not impact forest land as mdicated in Section 11(c) above. Therefore the project will not result in the loss of forest land or conversion of forest land to non-forest uses. 10 e) Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland to non-agricultural use? No Impact. The subject site does not contain land which is Farmland of Statewide Importance, Unique Farmland, and/or Farmland of Local Importance, and the property is not presently being farmed. Thus, implementation of the project would not result in the conversion of the above lands to urban, non-agricultural use. No impact is assessed. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact III. AIR QUALITY - (Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations.) Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? • • m • b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? • • m • c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? • • • d) Expose sensitive receptors to substantial pollutant concentrations? • • • e) Create objectionable odors affecting a substantial number of people? • • • a) Conflict with or obstruct implementation ofthe applicable air quality plan? Less Than Significant Impact. The project site is located in the San Diego Air Basin which is a state non-attainment area for ozone (O3) and for particulate matter less than or equal to 10 microns m diameter (PMio). The periodic violations of national Ambient Air Quality Standards (AAQS) in the San Diego Air Basin (SDAB), particularly for ozone in inland foothill areas, requires that a plan be developed outlining the pollution controls that will be undertaken to improve air quality. In San Diego County, this attainment planning process is embodied in the Regional Air Quality Strategies (RAQS) developed jointly by the Air Pollution Control District (APCD) and the San Diego Association of Governments (SANDAG). A Plan to meet the federal standard for ozone was developed in 1994. This local plan was combined with plans from all other Califomia non-attainment areas having serious ozone problems and used to create the Califomia State Implementation Plan (SIP). The SIP was adopted by the Air Resources Board (ARB) 1994, and has been updated as recently as 2009 which was the latest update incorporating minor changes to the prior 2004 update. The RAQS is largely based on population predictions by SANDAG. Projects that produce less growth than predicted by SANDAG would generally conform to the RAQS and projects that create more growth than projected by SANDAG may create a significant impact assuming the project produces unmitigated emission generation in excess of the regional standards. Also, the project would be considered a significant impact if the project produces cumulative impacts. 11 2D Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 Section 15125(d) of the State of Califomia Environmental Quality Act (CEQA) Guidelines contains specific reference to the need to evaluate any inconsistencies between the proposed project and the applicable air quality management plan. Transportation Control Measures (TCMs) are part of the RAQS. The RAQS and TCM plan set forth the steps needed to accomphsh attainment of state and federal ambient air quality standards. The Califomia Air Resources Board provides criteria for determining whether a project conforms to the RAQS which include the following: • Is a regional air quality plan being implemented in the project area? • Is the project consistent with the growth assumptions in the regional air quality plan? The project area is located in the San Diego Air Basin, and as such, is located in an area where a RAQS is being implemented. The project is consistent with the growth assumptions in the regional air quality plan, which was based on the growth projections of the Local Facilities Management Plan for Zone 15. The growth assumption for Zone 15 was greater than the project approved with the Cantarini/Holly Springs FEIR. As such, the project, which is less intense than the assumptions ofthe Zone 15 LFMP will in no way conflict with or obstmct implementation of the regional plan. Thus, it is concluded that the project will resuh in no impact to implementation of the air quality plan for the region. b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? Less Than Significant Impact: The closest air quality monitoring station to the project site is at Camp Pendleton. Data available for this monitoring site from 2006 through December 2010 indicate that the most recent an quality violations recorded were for the state eight hour standard for ozone (a total of 18 days during the 5-year period). Long-term emissions associated with travel by residents and visitors to and from the project site have been assessed in the Certified Cantarini^olly Springs FEIR. Motor vehicles were determined to be the primary source of air emissions associated with operation of the proposed project. The Cantarini/Holly Springs FEIR concluded that the combined pollutant emission levels from the Cantarini Ranch and Holly Springs projects (including the proposed 80 units) were projected in the Cantarmi/Holly Springs FEIR to exceed the thresholds established by the SDAPCD, and thus the daily mobile source emissions associated with the project at buildout would be considered significant, and mitigation measures were adopted with the Final Cantarini/Holly Springs FEIR. The proposed project will generate 376 additional ADT from that analyzed in the Cantarini/Holly Springs FEIR. However, the project will continue to be required to comply with the mitigation measures adopted in the Cantarini/Holly Springs FEIR, and will thus result in a less than significant impact to adopted air quality standards. The project would result in short-term emissions associated with grading and construction of the improvements. These emissions would emanate primarily from construction operations associated with earthwork and excavation and construction of the project. Emissions from tmcks hauling soil and gravel (export and import) would take place during the construction of the project. Approximately 19,400 cubic yards of cut and 20,070 cubic yards of fill soil will be graded, which is within the earthwork volume analyzed in the Cantarini^oUy Springs FEIR. As assessed in the Cantarini/Holly Springs FEIR, the emissions associated with this grading construction would be minimized through standard construction measures such as watering the graded areas for dust control, covering haul vehicles and trucks, replanting disturbed areas as soon as practical, restricting vehicle speeds on unpaved roads to 15 mph or less to control fugitive dust, and sweeping the streets at the end of each day if visible soil material is carried onto the streets. Therefore, subject to adherence with the air quality mitigation measures included in the Certified Cantarini/Holly Springs FEIR, impacts associated with conflict with the potential for air quality standard violations would be less than significant. c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard? Less Than Significant Impact. The air basin is currently in a state non-attainment zone for ozone and suspended fine particulates. The proposed project would represent a contribution to a cumulatively considerable potential net increase in emissions throughout the air basin. According to the CEQA Guidelines Section 15064(h)(3), the proposed project's incremental contribution to the cumulative effect is not cumulatively considerable. Any impact is assessed as less than significant. 12 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 d) Expose sensitive receptors to substantial pollutant concentrations? Less Than Significant Impact. Sensitive receptors are defined as populations that are more susceptible to the effects of air pollution than the population at large. Sensitive receptors are defined by the San Diego Air Pollution Control District as schools, day-care centers, nursing homes, retirement homes, convalescent centers, health clinics, and hospitals. The Cantarini/Holly Springs FEIR concluded that no sensitive receptors are located within or in immediate proximity to the project site. However, it noted that the Rancho Carlsbad Mobile Home Park community, a majority of which is occupied by retired and/or elderly persons, is location to the west of the site. Also, the Dos Colinas Retirement Community project has been approved approximately 200 feet to the southwest ofthe subject site. However, development of the project was determined in the Certified FEIR for Dos Colinas to be considered to result in a less than significant impact to these neighboring residences. Further, the proposed project would not significantly increase the pollutant levels. Therefore the impact to sensitive receptors is assessed at less than significant impact. e) Create objectionable odors affecting a substantial number of people? Less Than Significant Impact. As indicated in the Certified Cantarini/Holly Springs FEIR, the constmction of the proposed project could generate fumes from the use of volatile organic compounds (VOCs), which may be considered objectionable by some people. Such exposure would be short-term or transient. In addition, the number of people exposed to such transient impacts is not considered substantial. However, the Cantarini/Holly Springs FEIR considered this transient impact not to be significant for the Holly Springs project. Further, the increase of 376 ADT is not considered to result in a significant increase in air quality impacts to the project. Therefore, impacts resulting from the project with regard to objectionable odors would be less than significant. ENVIRONMENTAL ISSUE TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact rv. BIOLOGICAL RESOURCES - Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by Califomia Department of Fish and Game or U.S. Fish and Wildlife Service? • • m • b) Have a substantial adverse effect on any riparian, aquatic or wetland habitat or other sensitive natural community identified in local or regional plans, policies, or regulations or by Califomia Department of Fish and Game or U.S. Fish and Wildlife Service? • • • c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including but not limited to marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? • • • X d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? • • • 13 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? • • • X f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Commimity Conservation Plan, or other approved local, regional, or state habitat conservation plan? • • • a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by California Department of Fish and Game or U.S. Fish and Wildlife Service? Less Than Significant Impact. A biological analysis, a hardline modification and mitigation measures necessary in order to offset the impacts to sensitive biology for the Cantarini Ranch/Holly Springs project and associated entitlements were adopted through the Cantarini/Holly Springs FEIR. The biological analysis concluded that the overall Cantarini Ranch/Holly Springs project would impact 26.22 acres of coastal sage scmb (CSS) vegetation. On the Encinas Creek Apartment Homes project specifically, the project would impact CSS, Southem mixed chaparral (SMC) and Disturbed (Dist) habitats. The overall Cantarini Ranch/Holly Springs Preserve totals 59.50 acres in size, of which 0.99 acres is contamed on the Encinas Creek Apartments property. The proposed project does not modify the area of impact from that analyzed in the Cantarini/Holly Springs FEIR and approved by the City of Carlsbad. However, the identified impacts associated with CSS have been considered significant in the Cantarini/Holly Springs FEIR and require mitigation. As mitigation for impacts to native vegetation habitats identified in the Cantarini/Holly Springs FEIR, open space for permanent conservation is obligated to be set aside, including primarily large tracts of native and restored CSS. The limits of this set aside area are identified by a "hardline" boundary. This hardline boundary sets the outside limits of the development area, including any fire suppression thiiming areas necessary for the development. This hardline boundary has been adopted as part of the CEQA analysis for the Cantarini Ranch/Holly Springs project. The proposed project does not modify this boundary in any way. The federally threatened coastal Califomia gnatcatcher {Polioptila californica californica) and the Rufous-crowned sparrow (Aimophila reficeps canescens) occurs within the overall Cantarini Ranch/Holly Springs project preserve area, however these sensitive species have not been detected on the Encinas Creek Apartments project site. The project property occurs within the plan area of the City of Carlsbad Habitat Management Plan (HMP), which is the local Subarea Plan of the County of San Diego Multiple Habitat Conservation Plan (MHCP). As noted in the Cantarini/Holly Springs FEIR, the primary mitigation for impacts to HMP species under the HMP is the conservation and management of habitat for the species in the preserve system. The HMP requires that, "...in compliance with the Endangered Species Act impacts of incidental take be minimized and mitigated to the maximum extent practicable, measures to avoid and reduce impacts will apply citywide on a project level basis." The Cantarini/Holly Springs FEIR adopted mitigation measures that, if implemented, would specifically minimize impacts (including indirect impacts) to gnatcatchers. Indirect impacts have the potential to occur as a result of noise generated during project constmction and/or during initial clearing and gmbbing within or adjacent to potentially occupied habitat. The Cantarini/Holly Springs FEIR mitigation measures include compliance with the Habitat Management Plan (HMP) policies, recording of a conservation easement over conserved habitats, long-term management of the conserved areas by a conservation entity, endowment funding of long-term management, restoration of open space Lot 53 of Tentative Map CT 00-18, temporary fencing delineation of conserved areas during construction, biological monitoring of construction activities, monitoring of CAGN habitat during constmction, and payment of the necessary in-lieu mitigation fees as determined by the Carlsbad City Council. The project does not propose any changes to the HMP hardline or habitat impacts, and thus the mitigation measures identified in the Cantarini/Holly Springs FEIR continue to be appropriate measures which will be complied with for the proposed project. Thus, a less than significant impact is assessed. 14 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 b) Have a substantial adverse effect on any riparian, aquatic or wetland habitat or other sensitive natural community identified in local or regional plans, policies, or regulations or by California Department of Fish and Game or U.S. Fish and Wildlife Service? Less Than Significant Impact. The City of Carlsbad has adopted a Habitat Management Plan for Natural Commimities (HMP) as a subarea plan of the Multiple Habitat Conservation Plan (MHCP) for the city. This HMP designates a natural habitat preserve system and provides a regulatory framework for determining impacts and designating mitigation associated with proposed development projects. The primary objective of the HMP is to allow development while identifying and maintaining a preserve system that allows for sustamed existence of animals and plants at both the local and regional levels. The HMP was approved as a joint effort with the Califomia Department of Fish and Game (CDFG) and the U.S. Fish and Wildlife Service (USFWS). Any modifications to this HMP necessitate consultation and concurrence from the CDFG and USFWS. As part of the HMP process for Cantarini Ranch/Holly Springs, the properties became the subject of an approved hardline, adopted by the City of Carlsbad and the agencies described above. The project does not propose any changes to the HMP hardline or habitat impacts, and thus the mitigation measures identified in the Cantarini/Holly Springs FEIR continue to be appropriate measures which will be complied with for the proposed project. Thus, a less than significant impact is assessed. c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including but not limited to marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? No Impact. Pursuant to Section 404 of the Clean Water Act (CWA), the U.S. Army Corps of Engineers (USAGE) maintains regulatory authority over jurisdictional wetlands, waters of the United States, and non-wetland waters under specifically identified conditions. The biological analysis for the Cantarini Ranch/Holly Springs project indicates an absence of federally protected wetlands or waters as defined by Section 404 of the Clean Water Act on the subject property. As a result, it is concluded that the subject project will result in no significant impacts to federally protected wetlands. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Less Than Significant Impact. The Encinas Creek Apartment Homes project is located within an area regulated by the City of Carlsbad HMP. This HMP establishes the policy impact and mitigation standards with regard to the requirements of the Federal and State Endangered Species Acts (ESA). This HMP requires the provision of hardline regulations within Core #3, which is in the vicinity of the subject project. This core area is identified as a connectivity line for wildlife pursuant to the HMP. The Cantarini/Holly Springs FEIR concluded that consistency with the policies of the HMP, including the provision of a hardline in a shape and form as indicated in the HMP would result in a finding of consistency with the HMP. The project analyzed in the Cantarini/Holly Springs FEIR was found to be consistent with the HMP policies as evidence by hardline documentation from the City of Carlsbad, the USFWS and CDFG, referenced in Section IV(b) above. The project does not propose any changes to the HMP hardline or habitat impacts, and thus the mitigation measures identified in the Cantarini/Holly Springs FEIR continue to be appropriate measures which will be complied with for the proposed project. Thus, a less than significant impact is assessed. e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? No Impact. The City of Carlsbad has an adopted heritage free preservation policy. Heritage trees are identified trees located witiiin the city limits which are identified as having notable historic interest or trees of an unusual species or size. The project does not impact any of these identified trees. For this reason, it is concluded that no significant impact would occur to any tree preservation policy or ordinance. 15 Encinas Creek Apartment Homes SDP 01-10(A)/CT11-03/PUD 12-03 f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Less Than Significant Impact. The City of Carlsbad HMP designates a natural preserve system and provides a regulatory framework for determining impacts to sensitive biological resources and assigning mitigation for any impacts that do occur. No other local, regional or state habitat conservation plans specific to this site affect the property. As referenced in Section IV(d) above, the project provides for a portion of Core #3. This link is identified as a connectivity line for wildlife pursuant to the HMP. The project however, will mitigate for impacts to vegetation communities protected by that HMP, as discussed in Section IV (a) above. The FEIR concluded that consistency with the policies of the HMP, including the provision of protected property within Core #3 in a shape and width as indicated in the HMP would result in a fmding of non-interference with wildlife corridors. The project analyzed in the Cantarini/Holly Springs FEIR was found to be consistent with the HMP. The HMP contains a number of Adjacency Standards that specifically apply to projects that are located directiy adjacent to sensitive habitat. A number of these Adjacency Standards are applicable to the proposed project. 1. Fire Management. Fire suppression zones are to be established where interface exists between native habitat and residences. This fire suppression program does not provide for any vegetation thinning or fire suppression activities within the hardline. 2. Erosion Control. The project constmction activities will include appropriate temporary erosion and sediment control protections so that all exposed soil in the area of the construction adjacent to sensitive habitats will be protected from erosion. This will include temporary basins, silt fences, sandbags and straw mulch rolls being placed around excavated areas and pads during the construction period. Also, all storm drains and natural drainages situated downstream from the constmction will be protected by linear sediment barriers or similar erosion control devices. Weather monitoring will take place in order to avoid exposed soils during times of heavy rainfall. The streets within and around the construction site will be swept and maintained regularly during the constmction period. The project will not direct any new surface drainage into Agua Hedionda Lagoon from the already existing situation. 3. Landscaping Restrictions. The Cantarini/Holly Springs FEIR included a mitigation measure which prohibits invasive plant materials in areas adjacent to sensitive habitats. Compliance with this measure will result in protection from impacts to the sensitive habitats from landscaping provided in conjunction with the project. 4. Fencing, Signs, and Lighting. Fences, signs, and lighting can assist in the protection and understanding of biological resources. However, they can also negatively impact wildlife and plants by inviting vandalism, restricting wildlife movement, and upsetting nocturnal species. The project will include fencing (to deter open public and pet access) and signage (to provide informational signage) requirements for all areas of protected sensitive vegetation. The Cantarini/Holly Springs FEIR included a mitigation measure which prohibits direct lighting from spillover into sensitive areas. Compliance with these measures will result in protection from impacts to the sensitive habitats from landscaping provided in conjunction with the project. 5. Predator and Exotic Species Control. Predators and exotic species will be controlled through compliance with a mitigation measure adopted in the Cantarini/Holly Springs FEIR which requires the developer to eliminate noxious plant species and fence the preserve areas so as to limit the opportunity for predator access. Compliance with these measures will result in protection from impacts to the sensitive habitats from predators and exotic species. As a result of these factors, the proposed project will maintain consistency with the HMP and will thus result in a less than significant impact to consistency with the HMP. 16 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 ENVIRONMENTAL ISSUE TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact V. CULTURAL RESOURCES - Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? • • • m b) Cause a substantial adverse change in the signifi- cance of an archeological resource pursuant to §15064.5? • • • c) Directly or indirectly destroy a unique pale ontological resoiu-ce or site or unique geologic feature? • • • d) Disturb any human remains, including those interred outside of formal cemeteries? • • • a) Cause a substantial adverse change in the significance of a historical resource as deflned in §15064.5? No Impact. No historic stmctures have been identified on the subject property. As a resuh of the fact that no historical resources have been recorded or were identified in the vicinity of the project, no impact to historical resources will result from implementation of the project. b) Cause a substantial adverse change in the significance of an archeological resource pursuant to §15064.5? Less Than Significant Impact. A record search for the Cantarini Ranch/Holly Springs project indicated no recorded sites within the project area. A field survey conduct in 1999 by RECON for the Cantarini Ranch/Holly Springs project resulted in the conclusion that no archaeological resources were noted within the project. However, a subsequent check in 2002 indicated that two prehistoric sites are located within the Cantarini Ranch/Holly Springs project area, but not on the Encinas Creek Apartments site. No prehistoric material was found on the Cantarini Ranch/Holly Springs property. As a result of these surveys and investigations, it is determined that no further significant sites under CEQA are known to exist on the site. However, CEQA Section 15064.5(f) requires provisions for identification and evaluation of accidentally discovered archaeological resources. Therefore mitigation measures have been added to the Certified Cantarini/Holly Springs FEIR which requires the developer to enter into agreements for archaeological and Native American field monitors to observe the grading activities and to have the authority to halt grading to examine prehistoric resources if they are accidentally encoimtered during construction activities. As a result of the above-referenced analysis and cultural testing, and subject to implementation of the mitigation measures adopted in the Cantarini/Holly Springs FEIR, the project will result in a less than significant impact to archaeological resources. c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? No Impact. The Cantarini/Holly Springs FEIR concluded that there is the possibility of paleontological resources being present within the project area soils. A mitigation measure was adopted, which involves the review of the grading plans and full time attendance of a paleontologist during grading operations (cut excavations), with the authority to direct grading in order to salvage and curate resources, as necessary. Through the implementation of this mitigation measure, impacts to paleontological resources will be less than significant. No impacts to any unique geologic feature will result from the project. 17 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 d) Disturb any human remains, including those interred outside of formal cemeteries? No Impact. A review of cultural literature and testing of sites within the area of the project concludes that no knovm human remains are located in the area of impact associated with the project. The Califomia Health and Safety Code (Section 7050.5) states that if human remains are discovered on the project site, no further disturbance shall occur until the County Medical Examiner has made a determination of origin and disposition pursuant to Public Resoiu-ces Code Section 5097.98. As adherence to state regulations would be required, no mitigation would be necessary in the unlikely event that human remains were discovered during constmction of the project. Thus, no impact to human remains is expected to result from implementation of the project. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact VI. GEOLOGY AND SOILS - Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. • • • ii. Strong seismic ground shaking? • • • iii. Seismic-related ground failure, including liquefaction? • • m • iv. Landslides? • • • b) Resuh in substantial soil erosion or the loss of topsoil? • • • c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreadmg, subsidence, liquefaction, or collapse? • • • d) Be located on expansive soils, as defined in Table 18 - 1-B ofthe Uniform Building Code (1997), creating substantial risks to life or property? • • • e) Have soils incapable of adequately supporting the use of septic tanks or altemative wastewater disposal systems where sewers are not available for the disposal of wastewater? • • • 18 21 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. Less Than Significant Impact. The project area is situated in the western portion of the Peninsular Ranges geomorphic province of southern Califomia. This geomorphic province encompasses an area that extends 125 miles from the Transverse Ranges and the Los Angeles Basin, south to the Mexican border, and beyond another 775 miles to the southem tip of Baja Califomia. The westernmost portion of the province m San Diego County, in which the site is located, generally consists of Upper Cretaceous, Tertiary and Quaternary age sedimentary rocks. The most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the Califomia Geological Survey for the north San Diego County area, indicates that the project is considered to be in a seismically active area, as is most of southern Califomia. This map however, indicates that the subject site is not underlain by known active faults, nor is there evidence of ground displacement in the area during the last 11,000 years. The Rose Canyon fault zone is the closest known fault, which is the onshore portion of an extensive fault zone that includes the Offshore Zone of Deformation and the Newport-Inglewood fault to the north of the subject site. This fault zone, located approximately 4.5 miles westerly of the subject site, is made of predominately right-lateral strike-slip faults that extend south-southeast through the San Diego metropolitan area. The zone extends offshore at La Jolla, and continues north- northwest generally parallel to the coastline. Portions of the Rose Canyon fault zone in the San Diego area have been recognized by the State Geologist to be considered active. Additionally, the Julian and Temecula segments of the Elsinore fault zone, about 24 miles to the northeast of the subject site are also referenced in the Division of Mines and Geology Special Publication 42. The geotechnical report referenced in the Cantarini/Holly Springs FEIR concludes that based on their review of pubHshed geologic maps and historic aerial photographs, as well as their site reconnaissance and test pit excavations, that although the project site is considered to be in a seismically active area, no active faults are known to be present across the project site. The closest fault is located approximately 4.5 miles westerly of the site. The Elsinore fault zone is located approximately 24 miles east of the site. The potential for rupture resulting from earthquake is considered to be low. The subject site is not within a fault-rupture hazard zone as indexed in the Division of Mines and Geology Special Publication 42. Due to the lack of known active faults on the site, the potential for surface rupture at the site is considered low. Further, the project site is not within a fault-mpture hazard zone as determined in the geotechnical report, and as indexed in the Division of Mmes and Geology Special Publication 42; therefore the project would not expose people or stmctures to potential substantial adverse effects. For these reasons, project impacts would be less than significant. ii. Strong seismic ground shaking? Less Than Signiflcant Impact. Based on a Probabilistic Seismic Hazard Assessment for Califomia, issued by the United States Geological Survey/Califomia Geological Survey (2003), the project is located in a zone where the horizontal peak ground acceleration having a 10 percent probability of exceedance in 50 years is 0.34g (34 percent of the acceleration of gravity). This is the seismic hazard most likely to impact the project site resulting from an earthquake. As a resuh of these factors, the requirements of the governing jurisdictions and applicable building codes should be considered m the project design. As indicated in the response to Issue No. VI(a)(i) above, based on a review of the referenced reports and geologic maps, as well as on a geologic field reconnaissance, the project site is not underlain by known active faults (i.e., faults that exhibit evidence of ground displacement during the last 11,000 years). The Rose Canyon Fault is the closest major fault to the project site, located approxunately 7 miles to the west. The maximum credible earthquake of magnitude 6.9 could produce a peak horizontal ground acceleration of 0.3 Ig to0.36g (site acceleration), and a maximum probability event may be on the order of 0.17g to 0.19g. This level of risk is within the Uniform Building Code (UBC) Building minimum design requirements. Thus, the geotechnical report indicates that the project site appears generally suitable for grading and development of a multifamily development from a geotechnical perspective. This report concludes that hazards associated with ground shaking during a seismic event would be minimal. As such, impacts from strong seismic ground shaking would be less than significant. 19 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 iii. Seismic-related ground failure, including liquefaction? Less Than Signiflcant Impact. Liquefaction of soils with minimal cohesion can be caused by strong vibratory motion due to earthquakes. Research and historical data indicates that loose granular soils and non-plastic silts that are saturated by a relatively shallow groundwater table are susceptible to liquefaction. The geotechnical evaluation concluded that no areas of the Cantarini Ranch/Holly Springs project are expected to be susceptible to liquefaction. Thus, a less than significant impact is assessed. iv. Landslides? No Impact. The Cantarini/Holly Springs FEIR concludes that no landslides have been identified on the project site and that no significant impact as a result of landslides is anticipated on the project. b) Result in substantial soil erosion or the loss of topsoil? Less Than Significant Impact. Some soils encountered within the project area have a high erosion hazard. However, the project will include appropriate BMPs, the mcorporation of the geotechnical report fmdings, and the use of imported soils and gravel when appropriate. Temporary erosion and sediment control protections so that all exposed soil in the area ofthe construction will be protected from erosion. This will include silt fences, sandbags and straw mulch rolls being placed around excavated trench spoils during the constmction period. Also, all storm drains and natural drainages situated downstream from the construction will be protected by linear sediment barriers or similar erosion control devices. Weather monitoring will take place in order to avoid exposed soils during times of heavy rainfall. The streets within and around the constmction site will be swept and maintained regularly in accordance with City of Carlsbad requirements during the construction period. The project would have a less than significant impact on soil erosion or the loss of topsoil. c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? Less Than Significant Impact. As discussed above in Section VI(a)(iii), the project is located in an area subject to potential earth movement as the resuh of a significant seismic event. This earth movement includes the potential for lateral spread of the ground surface during an earthquake. Lateral spread usually takes place along weak shear zones that have formed within a liquefiable soil layer, potentially an alluvial or colluvial layer of soil. Liquefaction and/or lateral spreading potential has been identified in the alluvial areas of the project, and will necessitate some level of remediation. As indicated in the geotechnical reports for the project, this remediation will include removal and re-compaction of alluvial soils beneath areas in which structures and utilities will be constructed. Bio-swales and Best Management Practices (BMPs) to filter onsite storm water mnoff within the project to comply with code are required to clarify and filter onsite storm water during rain events and to avoid infiltration in areas which could impact foundations or utilities. The proposed project involves the modification of an approved project to increase the number of multifamily units from 80 to 127 units. All units will be located within muhifamily stmctures at a high density. This increase in density and size of structures will not affect the Cantarini/Holly Springs FEIR conclusion that the project is not located on an unstable geologic unit or on unstable soil. Thus it is concluded that which will mitigate this impact is less than significant. d) Be located on expansive soils, as deflned in Table 18-1-B of the Uniform Building Code (1997), creating substantial risks to life or property? Less Than Signiflcant Impact. A small amount of alluvial soils may be encountered during excavation of the proposed project. Such alluvial soils are considered to range between very low to high pursuant to the definitions identified in Table 18-1-B ofthe UBC (1997). These soils will need to be addressed through remedial grading and specific foundation design (e.g., post tension slab design). A mitigation measure requiring such design is included in the Cantarini/Holly Springs FEIR. Project compliance with the mitigation measures articulated in the Cantarini/Holly Springs FEIR will mitigate this impact to a level of insignificance. 20 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? No Impact. The project does not include any proposed septic tanks or altemative waste water disposal systems. As a result, no impacts would occur from implementation of the project. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact VIL GREENHOUSE GAS EMISSIONS-Would the project: a) Generate greenhouse gas emissions, either directiy or indirectly, that may have a significant impact on the environment? • • • b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? • • • X a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? Less Than Signiflcanticant Impact. Global climate change is a change in the average weather of the earth that is measured by temperature, wind patterns, precipitation, and storms over a long period of time. Global temperatures are regulated by naturally occurring atmospheric gases (referred to as greenhouse gases) such as water vapor (H2O), carbon dioxide (CO2), nitrous oxide (N2O), methane (CH4), hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), and sulfur hexafluoride (SFe). The effect that each greenhouse gas (GHG) has on climate change is measured as a combination ofthe volume of its emissions, and its potential for contribution to global warming. Potential for contribution to global warming is defined as the role that a gas or aerosol plays in trapping heat in the atmosphere, and is expressed as a ftmction of how much warming would be caused by the same mass of CO2. The past 10,000 years have been marked by a period of incremental warming, as glaciers have steadily repeated across the globe. However, scientists have observed an unprecedented acceleration in the rate of warming during the past 150 years. Global climate change is a documented effect. Although the degree to which the change is caused by anthropogenic (man-made) sources is still under study, the increase in warming has coincided with the global industrial revolution, which has seen the widespread reduction of forests to accommodate urban centers, agriculture, and the use of fossil fuels - primarily the buming of coal, oil, and natural gas for energy. The majority of scientists agree that anthropogenic sources are a main, if not primary, contributor to the climate warming. Gases that absorb and re-emit infrared radiation in the atmosphere are called greenhouse gases (GHG), m reference to the fact that greenhouses retain heat. Common GHGs include water vapor, carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O) fluorinated gases, and ozone (O3). Of these gases, CO2 and CH4 are emitted in the greatest quantities from human activities. Emissions of CO2 are largely by-products of fossil fuel combustion, whereas CH4 result from off-gassing associated with agricultural practices and landfills. Man-made GHGs, many of which have greater heat-absorption potential than CO2, include fluorinated gases such as hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), and sulfur hexafluoride (SF6). Development of the Encinas Creek Apartment Homes project would result in a net increase in CO2 and other greenhouse gas emissions due primarily to transportation, energy use and solid waste disposal from the existing situation, which is vacant, or the approved situation, which allows for 80 multifamily units. The project would increase GHG emissions by facilitating residential land uses and thereby increasing vehicle miles traveled associated with transporting people and goods to, from and within the community. Vehicular transportation is a major contributor to greenhouse gas emissions. Transportation is the direct result of population and employment growth, which generates vehicle trips to move goods, provide public services, and connect people with work, school, shopping, and other activities. 21 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 Growth in vehicular travel is due in large part to urban development patterns. Over the last half century, homes have been built further from workplaces, schools have been located further from neighborhoods they serve, and other destinations, including shopping, have been isolated from where people live and work. A significant portion of development has been planned and bulk m a pattern that is dependent on the use of cars as the primary mode of travel. As a larger share of the buih environment has become automobile dependent, vehicle trips and distances have increased, and walking and public transit use have declined. A large share of the increase can be traced to the effects of a changing built environment, namely to longer trips and people driving alone. The proposed development is considered an "infill" development, projected to be surrounded on two of four sides by urban uses, conveniently accessible to mass transit bus routes, and m close proximity to a large employment center (Carlsbad Research Center and other Carlsbad business parks). As such, the proposed project is consistent with the planning principle of encouraging higher intensity infill development within an existing urban area at transit corridor locations with bus service and employment centers. The GHG emissions from any individual project, including the Encinas Creek Apartment Homes project, do not mdividually generate GHG emissions sufficient to measurably influence global climate change.. However, tiie GHG emissions from individual projects contribute to cumulative GHG emissions on a global, national, and regional scale. In light ofthe above factors, the GHG emissions from construction and ongoing occupancy and operation of development of the Encinas Creek Apartments represents a less than significant contribution to the impact of GHG contribution to global climate change. b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? No Impact. Neither CEQA nor the CEQA Guidelines prescribe thresholds of significance or particular methodologies for performing a GHG impact analysis. This is left to the lead agency's judgment and discretion, based upon factual data and guidance from regulatory agencies and other credible sources. Until such a standard is established, each lead agency is required to develop their own approach to performing an analysis for projects that generate GHG emissions. The determmation of the significance of greenhouse gas emissions calls for a careful judgment by the lead agency consistent with the provisions identified in Section 15064 of the CEQA Guidelines. A lead agency must make a good-faith effort, based to the extent possible on scientific and factual data, to describe, calculate or estimate the amount of greenhouse gas emissions resulting from a project. While the proposed project will increase the number of residential units on the site by 47 units, the project will be consistent with the adopted plans, policies or regulations regulating the emissions of greenhouse gases. The proposed project is consistent with the City of Carlsbad General Plan (subject to the proposed density modification), the Carlsbad Zoning Ordinance, and the Carlsbad HMP. These plans are all consistent with SANDAG's Regional Comprehensive Plan (2004). The project will not violate any au* quality standard or state guidelines, and as indicated above will not contribute substantially to an existing or projected air quality or greenhouse gas violation. Greenhouse gas-contributing emissions from developed-condition electricity consumption, solid waste disposal, and construction related power consumption would not be in conflict with adopted plans, policies or regulations. Thus, the project will result in no impact to these adopted plans, policies or regulations. Three types of analyses are used to determine whether the project could be in conflict with the State of Califomia goals, including Assembly Bill 32 (AB 32) the Califomia Global Warming Solutions Act of 2006, passed in 2006, for reducing GHG emissions. The analyses include reviews of three issue areas below: 1. The potential conflicts with the Califomia Air Resources Board (CARB) recommended actions for reduction of GHG emissions. The proposed project does not pose any conflict with the list of CARB recommended actions for reduction of GHG. These actions are listed on the Expanded List of Early Action Measures to Reduce Greenhouse Gas Emissions in California, Califomia Environmental Protection Agency Air Resources Board, October 2007, and include measures such as energy efficiency guidelines, high speed rail, green building policies, water recycling, and similar measures intended to provide long-term reduction in GHGs. 22 31 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 2. The relative size of the project in comparison to the estimated GHG reduction goal of 174 MMT C02e by year 2020 and in comparison to the size of major facilities that are required to report GHG emissions (25,000 metric tons of C02e per year), and Pursuant to the proposed land use (127 units), the proposed project operational GHG emissions would not be classified as a major source of GHG emissions. Although no specific CEQA thresholds of significance have been established, however when compared to the overall state reduction goal of approximately 174,000,000 metric tons of CO2 per year, the maximum GHG emissions for the project are very small and would not conflict with the state's ability to comply with tiie AB 32 or other state goals. 3. The basic parameters of a project to determine whether its design is inherently energy efficient, will lead to wasteful energy use, or is neutral with regard to future energy use. The project is relatively efficient with regard to energy use as described in Section Vll(a), including development of an urban infill project including high density and conunercial land uses adjacent to arterial roadways, local bus access and employment proximity, convenient walking access to neighborhood shopping and other public use areas within the project, material recycling programs, protecting and enhancing the natural environment, provision of energy efficient buildings, water efficient landscaping, promoting sustainable community practices and the use of renewable resources in constmction. However, the U.S. EPA and the U.S. Department of Energy recommend building homes and habitable areas to achieve Energy Star compliance. Energy Star compliant homes are at least 15% more energy efficient than homes built to the 2004 International Residential Code (IRC) and by including additional energy-saving features, a 20-30% more energy efficient home as compared to a typical standard home is plausible. These reduction methodologies could also be incorporated into commercial buildings by utilizmg natural lighting, white roofs, and reducing heating and cooling requirements by providing efficient insulation in the buildings. The proposed project will be eligible to earn the Energy Star, or functional equivalent, label. Additionally, the residential buildings will provide a space for recharge of batteries for both small (handheld) and large (E.g., electric lawnmower or car) equipment (laundry rooms and garages). As a result of these factors, it is concluded that greenhouse gas emissions from the project will be less than significant, and no mitigation is required. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact VHI. HAZARDS AND HAZARDOUS MATERIALS - Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? • • X • b) Create a significant hazard to the public or environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? • • • c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? • • • 23 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Govemment Code Section 65962.5 and, as a result, would it create a significant hazard to the public or environment? • • • e) For a project within an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? • • • For a project within the vicinity of a private anstrip, would the project result in a safety hazard for people residing or working in the project area? • • g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? • • • h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? • • • a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Less Than Signiflcant Impact. The proposed project involves the development of a 127 unit multi-family apartment residential project. The project also mvolves the grading operations and constmction activity to provide the buildmg pad for parking lots, buildings and landscape areas. Upon completion of construction of the project, some use of hazardous cleaning products on the site will occur. Other than during the constmction phase, the project will not routinely utilize hazardous substances or materials. All transport, handling, use, and disposal of cleaning substances will comply with all Federal, State and local laws regulating the management and use of such materials. Operation of the project will not result in the use of any potentially hazardous materials. A nominal amount of potentially hazardous materials (e.g., fuel, paint products, lubricants, and solvents) will be used during constmction activities to develop the project. The transport, use and disposal of hazardous materials during the construction period would also be conducted in accordance with applicable State and Federal laws. Compliance with applicable laws and regulations would ensure that the impact associated with the routine transport, use or disposal of hazardous materials would be less than significant. Subject to the project's compliance with the mitigation measures adopted in the Certified Cantarini/Holly Springs FEIR, the project will result in less than significant impacts with regard to transport, use or disposal of hazardous materials. b) Create a signiflcant hazard to the public or environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Less Than Signiflcant Impact. As mentioned in the response to Section Vll(a), the transport, use and disposal of hazardous materials during the constmction period would be conducted in accordance with applicable State and Federal laws. Compliance with applicable laws and regulations would ensure that the impact associated with the routine transport, use or disposal of hazardous materials would be less than significant. As a resuh of these precautions and practices, the potential for release of hazardous materials onto the subject site or neighboring sites, or into the environment in general is minimal, and thus subject to implementation of the mitigation measures adopted in the Cantarini/Holly Springs FEIR, this impact is considered less than significant. 24 t?3 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? No Impact. The nearest existing school to the subject project is Sage Creek High School, which is under constmction at the comer of Cannon Road and College Boulevard, approximately1,800 linear feet (0.35 mi.) north of the proposed project site. This distance is in excess of one-quarter mile. Likewise, no proposed schools are within one-quarter mile ofthe project. Therefore, no impact would occur. d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or environment? Less Than Signiflcant Impact. The subject project area is not included on a list of hazardous materials sites compiled pursuant to Govemment Code Section 56962.5. This code section includes federal superfund sites (NPL), state response sites, voluntary cleanup sites, school cleanup sites, and other hazardous sites. The project site is not listed on any county. State or Federal databases as a hazardous waste use or disposal site. Thus, subject to adherence with the mitigation measures adopted in the Cantarini/Holly Springs FEIR, any potential for hazardous materials on the site will be mitigated to a level of insignificance. e) For a project within an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? No Impact. The McClellan-Palomar mnway is approximately 4,600 feet long, in which case it is classified as a "Medium General Aviation Runway" according to The Califomia Department of Transportation Bureau of Aeronautics. The extreme southem end of the project alignment is located 2.0 miles from the southem property line of McClellan-Palomar. Therefore the project is not located within two miles of a public airport. The project also is not located within the Safety Zones of the adopted Airport Land Use Compatibility Plan (ALUCP). Further, no part of the project is located within a Noise Compatibility Zone, per Exhibit III-l of the ALUCP. It is concluded that no impact associated with potential hazards from McClellan-Palomar Airport is anticipated. f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? No Impact. No private airstrip exists in the vicinity of the subject project. As a result, no impacts would occur. g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? No Impact. The City of Carlsbad has adopted an Emergency Operations Plan, dated June 9, 2003. This plan addresses the City of Carlsbad's planned response to extraordinary emergency situations associated with natural disasters, human events, and technological mcidents, including both peacetime and wartime nuclear defense operations. It provides an overview of operational concepts and identifies components of the City's Emergency Management Organization. The plan provides procedures to respond to a variety of emergency situations such as an earthquake, tsunami, liquefaction, landslide transportation accident, plane crash, hazardous materials incident, flood, severe weather, dam failure, wildland or urban fire, drought, energy shortage, nuclear power plant evacuation, civil unrest, workplace and school violence, or terrorism. The project would add residents on a currently vacant parcel with the development of stmctures and urban infrastmcture. The project is located in proximity to future College Boulevard Reach A, which is designated as a future emergency evacuation route under the City's Emergency Operations Plan. The project will not resuh in any obstmction or impediments to College Boulevard. 25 3^ Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 The City of Carlsbad General Plan Public Safety Element's goals and objectives include the maintenance of close coordination between planned improvements to the circulation system within Carlsbad and the location of fire stations to ensure adequate levels of service and response times to all areas of the conmiunity, and to maintain an initial emergency travel response time of five (5) minutes. The City of Carlsbad Fne Department will provide all basic fire and emergency medical services to the subject site. The project would be served by Fire Station No. 3, located at 3701 Catalina Drive and Station No. 5, located at the Public Safety Center on Faraday Avenue, east of El Camino Real. The project site is within the five-minute response time from both of these fu-e stations. In addition. Fire Station No. 3 is planned to be moved to the comer of Wind Trail Road and Cannon Road, at Robertson Ranch PA 12. This location is within 3/4 mile of the project. The proposed project will not result in a significant impact to an adopted emergency response plan or emergency evacuation plan. h) Expose people or structures to a signiflcant risk of loss, injury or death involving wildland flres, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Less Than Signiflcant Impact. Natural open space will be maintained along the northem section of the proposed project. This area contains, and will continue to contain, existuig native vegetation pursuant to HMP and Cantarini/Holly Springs FEIR requirements. As a resuh of the fact that the project is adjacent to this natural area, the project would be susceptible to wildland fire. In accordance with the requirements of the City of Carlsbad Landscape Manual, and the City Fire Department requirements, fne fuel modification zones will be implemented adjacent to the open space edges. This fuel modification zone consists of a minimum 60-foot wide stmctural setback from the adjacent natural open space. The Cantarini/Holly Springs FEIR concluded that adherence to fuel modification zones would ensure the potential fire hazard for the property remains at a less than significant level. The proposed project is in compliance with this fuel modification relationship. Therefore, subject to provision of the fuel modification zones, the project will result m a less than significant impact to wildland interface. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact IX. HYDROLOGY AND WATER QUALITY - Would the project: a) Violate any water quality standards or waste discharge requirements? • • • b) Substantially deplete groundwater supplies or interfere substantially with ground water recharge such that there would be a net deficit in aquifer volume or a lowering of the local ground water table level (i.e., the production rate of pre-existing nearby wells would drop to a level which would not support existmg land uses or planned uses for which permits have been granted)? • • • X c) Substantially alter the existing drainage pattem of the site or area, including through the alteration of the course of a stream or river, in a manner, which would result in substantial erosion or siltation on- or off- site? • • • 26 3^ Encinas Creek Apartment Homes SDP 01-10(A)/CT11-03/PUD 12-03 d) Substantially alter the existing drainage pattem of the site or area, mcluding through the alteration of the course of a stream or river, or substantially increase the flow rate or amount (volume) of surface runoff in a manner, which would result in flooding on- or off- site? • • • e) Create or contribute runoff water, which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? • • X • f) Otherwise substantially degrade water quality? • • • g) Place housing within a 100-year flood hazard area as mapped on a Federal Flood Hazard Boimdary or Flood Insurance Rate Map or other flood delineation map? • • • h) Place within 100-year flood hazard area structures, which would impede or redirect flood flows? • • • m i) Expose people or stmctures to a significant risk of loss, injury or death involving flooding, including flooding as a result ofthe failure of a levee or dam? • • • X j) Inundation by seiche, tsunami, or mudflow? • • a) Violate any water quality standards or waste discharge requirements? Less Than Signiflcant Impact. The proposed project is required to comply with the National Pollutant Discharge Elimination System (NPDES), the General Permit for Storm Water Discharges Associated with Constmction, and other applicable portions of the federal Clean Water Act, including the Porter-Cologne Water Quality Control Act, or Section 401. Also, the City of Carlsbad has adopted a Storm Water Management and Discharge Control Ordinance. This ordinance requnes that all new development and redevelopment activities comply with the City's adopted storm water pollution protection requirements. The subject project is not exempt from Standard Urban Stormwater Management Plan (SUSMP) requirements and is considered a Priority Project, requiring Priority BMPs. The project applicant is also required to submit a Notice of Intent to the State Water Resources Control Board, prepare a Stormwater Pollution Prevention Plan (SWPPP) and implement BMPs detailed tn tiie SWPPP to reduce construction effects and post-development effects on the downstream water bodies. Impacts to hydrology and water quality as a resuh of the project were analyzed in the Cantarini/Holly Sprmgs FEIR and more recently, in the Drainage Study for Encinas Creek Apartment Homes, by O'Day Consultants, dated April 19, 2012. Mitigation measures to reduce impacts less than significant were identified in a drainage study and storm water management plan. The project developer is required to identify and implement BMPs to reduce impacts to surface water from contaminated storm water discharges. In accordance with the NPDES, the constmction contractor will be required to comply with NPDES and SWPPP regarding the implementation of BMPs during constmction. The greatest potential for short-term water quality impacts to the drainage basin would be expected during and immediately following the grading and construction phases of the project, when cleared and graded areas are exposed to rain and storm water runoff During the construction period, the project BMPs will include, but are not limited to; sih fencing the perimeter, fiber rolls or gravel bag berms for protecting slopes and channels, street sweeping and vacuuming, covering soil piles to minimize sediment transport, storm drain inlet protection, diversion of mnoff including check dams and slope roughing, stabilized constmction entrances and exits, hydroseeding or mulching immediately after topsoil placement, and 27 3U Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 waste (includmg concrete waste) management. The developer will be responsible for the regular maintenance of such constmction BMPs. The post constmction phase begins when grading has been completed, slopes have been landscaped and irrigated and the storm drain system basins have been installed. During this phase, a combination of street and storm drain maintenance, waste handling and disposal, landscaping and grounds maintenance, and employee training BMPs will be implemented. The project is required to comply with the; (1) Carlsbad Municipal Code Stormwater Management and Discharge Control Ordinance, (2) Standard Specifications for Public Works Construction, (3) NPDES General Permit for Storm Water Discharges Associated with Constmction Activity issued by the State Water Resources Control Board, and (4) San Diego NPDES Municipal Storm Water Permit (Order No. 2009-0009-DWQ). Compliance with these regulatory documents, including associated BMPs listed above, is articulated in the Preliminary Storm Water Management Plan for Encinas Creek Apartment Homes, by O'Day Consultants, dated April 19, 2012. Compliance with this SWMP will ensure that the project will result in a less than significant impact on water quality standards or waste discharge requirements. b) Substantially deplete groundwater supplies or interfere substantially with ground water recharge such that there would be a net deflcit in aquifer volume or a lowering of the local ground water table level (i.e., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? No Impact. The project does not propose to directly draw any groundwater, and rather it will be served via existing public water distribution lines withm the public right-of-way. As indicated in the Certified Cantarini/Holly Springs FEIR, no impacts to groundwater or groundwater recharge will occur from implementation of the project. c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner, which would result in substantial erosion or siltation on- or off-site? Less Than Significant Impact. Development of the project will resuh in a change in the topographical conditions of the area and an increase in impervious surface area. A hydrology analysis and drainage study has been performed by O'Day Consultants, referenced above, which indicates that the post-constmction drainage pattem will be substantively the same as the pre-constmction drainage pattem. Therefore, since no change to the overall existing drainage flow patterns will resuh from the project, and BMPs to control erosion and siltation are being provided as part of the project, as discussed in Section Vlll(a) above, it is determined that less than significant impacts would resuh from implementation of the project. d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the flow rate or amount (volume) of surface runoff in a manner, which would result in flooding on- or off-site? Less Than Significant Impact. As discussed in Section VIII(c) above, the project will not resuh in substantive alteration to existing drainage patterns, and will not substantially increase the flow rate or volume of surface runoff Surface mn-off and stormwater drainage will be collected by the proposed drainage system and will be discharged ultimately into downstream drainage routes. Therefore, as a result of these factors, and consistent with the finding of less than significant impact in the Certified Cantarini/Holly Springs FEIR, a less than significant impact is assessed. e) Create or contribute runoff water, which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? Less Than Significant Impact. The drainage study concludes that post-development mnoff generated on the project site will be collected and conveyed by a proposed private storm drain system and conveyed to the existing downstream drainages. As a result, it is concluded that the project would ensure that impacts associated with the creation of mnoff water remain less than significant. 28 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 Otherwise substantially degrade water quality? Less Than Signiflcant Impact. The project will requne a standard NPDES permit. This NPDES permit will require preparation of a SWPPP to identify and implement BMPs to reduce impacts to surface water from contaminated storm water discharges. The BMPs to be implemented by the project are identified in Section Vlll(a) above. Compliance with these requirements will ensure that the project would resuh in a less than significant impact on water quality. In addition, the proposed multifamily project will mcorporate BMPs and submit a water quality technical report as specified in the National Pollutant Discharge Elimination System (NPDES) permit and m the SUSMP. In addition, the proposed project will not resuh in any significant increase in impervious area. Further, the project minmiizes land disturbance activities during constmction (e.g., clearing, grading and cut-and-fill) and the project proposes to mcorporate soil stabilization BMPs on disturbed areas as soon as feasible. Thus, subject to compliance with the mitigation measures adopted in the Final Cantarini/Holly Springs FEIR and with adopted City performance and design policies for pollution control, a less than significant impact is assessed. g) Place housing within a 100-year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood delineation map? No Impact. The Encinas Creek Apartment Homes project does not propose any housing within the 100-year flood hazard area as mapped on the Federal Flood Hazard Boundary or Flood Insurance Rate Map or any other flood delineation map. As a result, no impact to flood hazard will result from implementation of the project. h) Place within 100-year flood hazard area structures, which would impede or redirect flood flows? No Impact. The project does not propose any stmctures within the 100-year flood hazard area as mapped on the Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood delineation map. As a result of this factor, it is determined that no impacts which would impede or redirect flood flows in the 100-year flood hazard area would occur from implementation of the project. i) Expose people or structures to a signiflcant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? No Impact. The proposed project is not located within the inundation zone for Calavera Dam or any other flood control feature located upstream of the project as indicated m the FEIR. Further, the project does not propose the placement of any permanent stmctures within the 100-year flood zone. As explained herein and in Sections IX (g) and (h), the proposed project would not resuh in increased exposure of people or stmctures to a significant risk of loss, injury or death involving flooding, including flooding as a resuh of the failure of a levee or dam. As a result, no impacts would occur. j) Inundation by seiche, tsunami, or mudflow? Less Than Signiflcant Impact. The project alignment is not situated near or immediately adjacent to an embanked water body such as a reservoir, dam or aboveground storage tank. Topographically, the lowest point on the project site is approximately 90 feet elevation, and the site is located in excess of 3 miles from the coastline. No significant potential for mudflow on the project site is anticipated. Therefore, the project has a less than significant potential impact due to seiche, tsunami or mudflow. 29 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact X. LAND USE AND PLANNING - Would tiie project: a) Physically divide an established community? • • • b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (includmg but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? • • • c) Conflict with any applicable habitat conservation plan or natural community conservation plan? • • X • a) Physically divide an established community? No Impact. The proposed project is situated within an urbanized area, of which the surrounding uses are a large residential mobile home subdivision located to the west, residential subdivisions to the south, and a high school and the Robertson Ranch Master Plan community, mcluding muhifamily residential uses, located one half mile to the north. These properties are all community neighborhoods of the northeast quadrant of the city of Carlsbad. The proposed project will provide a muhifamily residential neighborhood which will be similar to those existing in the surrounding area. Thus, the proposed project will not dismpt or divide the physical arrangement of the established community. b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including but not limited to the general plan, speciflc plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? Less Than Signiflcant Impact. The project proposes to increase the number of apartment imits from 80 to 127. The additional units will increase the scale of the project's structures, require increased parking, and a modification to onsite amenities. Project building height is proposed up to 42 feet, which is above the standard building height limitation of 35 feet, accommodating the less costly and more efficient benefit of roof mounted heating/coolmg units versus ground mounted, screening of the roof mounted equipment, and the aesthetic benefit of maintaining a roof structure that works proportionately with the building architecture. Ten foot interior garage widths are proposed versus the twelve foot width required by the Carlsbad Municipal Code (C.M.C.) Section 21.44.020. The reduction in garage width reduces the overall length of the building which in tum reduces constmction costs. Construction cost savings for both contribute to the economy of providing lower income residential units and can be allowed as standards modification pursuant to C.M.C. Section 21.53.120. No offsite changes to approved plans or programs are proposed. No other substantive changes to the approved project are proposed. The Land Use Element further requires that adequate additional public facilities be provided to serve projected population increase. The project complies with these provisions by providing the necessary public facilities consistent with General Plan policies. The project is consistent with the Land Use Element, Housing Element, the Open Space and Conservation Element, the Circulation Element, and all other elements of the General Plan. The proposed increase of 47 apartment units is allowed in conformance with the existing General Plan and Zoning Ordinances. The project will not result in significant impacts to the overall objectives and provisions of these Citywide policy documents. 30 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 No change to the Carlsbad Zonmg Ordinance is proposed. Further, the project is not located within the Safety Zones of the adopted Akport Land Use Compatibility Plan (ALUCP). Further, no part of the project is located withm a Noise Compatibility Zone, per Exhibit III-l of tiie ALUCP. As a resuh of these factors, it is determined that the proposed project will not conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project, as indicated, and no impact on land use plans, policies or regulations is assessed. It is concluded that the proposed project will result in less than significant environmental impacts from incompatibility issues with adjacent existing and planned land uses. c) Conflict with any applicable habitat conservation plan or natural community conservation plan? Less Than Signiflcant Impact. The City of Carlsbad HMP designates a natural preserve system and provides a regulatory framework for determining impacts to sensitive biological resources and assigning mitigation for any impacts that do occur. The HMP contains strict policies to discourage destmction of sensitive habitat. The HMP natural preserve system provides a regulatory framework for determining impacts to sensitive biological resources and assigning mitigation for any impacts that do occur. The project is situated m an urbanized area and will mitigate for impacts to sensitive habitat as indicated in Section IV(a) of this environmental analysis. The project is located within Core #3. This Core area is identified as a connectivity line for wildlife pursuant to the HMP. The project maintains this connectivity link. In addition, the project will mitigate for impacts to vegetation communities protected by that HMP. The Cantarini/Holly Springs FEIR concluded that consistency with the policies of the HMP, including the provision of Link B in a shape and width as indicated in the HMP would result in a finding of non-interference with wildlife corridors. The project analyzed m the Cantarini/Holly Springs FEIR was found to be consistent with the HMP. No change to the project's corridor is proposed. Therefore, with the implementation of the proposed mitigation measures as stated in the Cantarini/Holly Springs FEIR, any potential impacts would be less than significant. ENVIRONMENTAL IMPACTS TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact XI. MINERAL RESOURCES - Would tiie project: a) Result in the loss of availability of a known mmeral resource that would be of future value to the region and the residents of the State? • • • X b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? • • • a) Result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the State? No Impact. No known or expected mineral deposits of future value to the region and the residents of the state are located within or in the immediate vicmity of the subject project. The Certified FEIR concludes that the project site is generally underlain by the sedimentary layers of the Eocene-aged Santiago Formation and undifferentiated Jurassic to Cretaceous-age metavolcanic granitic (igneous) bedrock. Human influences, recent weathering and erosion have produced engmeered fill, surficial slump deposits, colluvium and Pleistocene-age terrace deposits. These soils would be expected to have a low potential for mineral resources. Alluvial deposits also underlay the valleys on the site. The materials generally consisted of light olive gray to dark brown, poorly consolidated, sands and silty sands. These alluvial soils would also be expected to have a low potential for mineral resources. 31 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 Further, the Encinas Creek Apartment Homes project site does not include any area of known mineral resources as identified in the City of Carlsbad's General Plan Update MEIR 93-01, dated March 1994, map 5.13-1. As a resuh of these factors, no impact to the potential for known mineral deposits that would be of future value to the region or the residents of the State is anticipated from the project. b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, speciflc plan, or other land use plan? No Impact. The subject site is not designated on the City of Carlsbad General Plan or the Zoning Ordinance, or in the Certified Cantarini/Holly Springs FEIR as a locally important mineral resource recovery site. As a resuh ofthe fact that the City has not designated the subject property as an important mineral resource recovery site in any regulatory land use document, it is determined that implementation of the proposed project will not resuh m the loss of availability of a locally important mineral resource recovery site. Since no adopted regulatory land use documents, including the City of Carlsbad General Plan or the Zoning Ordinance, and the regulatory documents identified above designate the subject site as a mineral resource recovery location, it is concluded that no impacts would occur as a resuh of implementation of the project. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact XH. NOISE - Would tiie project resuh in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance or applicable standards of other agencies? • • • X • b) Exposure of persons to or generation of excessive groundbourae vibration or groundbourae noise levels? • • m • c) A substantial permanent increase in ambient noise levels m the project vicinity above levels existing without the project? • • m • d) A substantial temporary or periodic increase in ambient noise levels in the project vicmity above levels existing without the project? • • X • e) For a project located within an airport land use plan or, where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? • • • f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? • • • a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance or applicable standards of other agencies? 32 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 Less Than Signiflcant Impact. Presently, no significant noise generator is located within tiie vicinity of the Encinas Creek Apartment Homes project site. The McClellan-Palomar Auport is located approxunately 2.0 miles to the soutii of the project site. No part of tiie project is located witiim a Noise Compatibility Zone, per Exhibit III-l ofthe ALUCP. The Noise Element of the City of Carlsbad General Plan also identifies certain sound levels that are compatible with various land uses. The Carlsbad Noise Guidelmes Manual, dated 1995, which is used to implement the Noise Element requnements, indicates that sound levels up to 60 dBA CNEL are compatible with residential land uses, except for areas impacted by the McClellan-Palomar Auport, which must be mitigated to a 65 dBA CNEL exterior noise level. According to City standards, interior noise levels for all residential units must be mitigated to a 45 dBA CNEL level when openings to the exterior ofthe residence are closed. If openings are required to be closed to meet the interior noise standard, then mechanical ventilation shall be provided. The Cantarini/Holly Springs FEIR disclosed that properties adjacent to the future extension of College Boulevard will be impacted by future traffic noise. Mitigation mcludes the installation of a noise barrier with a surface density of at least 3.5 pounds at a height of 5-6 feet along the top of slope adjacent to College Boulevard. In addition, prior to issuance of a building permit, an interior acoustical analysis shall be completed to confrnn that interior noise levels will not exceed 45 - dBA The City of Carlsbad Municipal Code (Chapter 8.48) prohibits constmction activity after sunset of any day, and before 7 A.M. Monday through Friday, and before 8 A.M. on Saturday, and all day Sunday and specified holidays. The Noise Ordmance does not set a defined noise level standard for construction activities, but simply limits the hours of construction, except for certain very limited constmction activities that do not create disturbing, excessive or offensive noise after sunset and before 7:00 AM. The significance of constmction noise produced during project construction is typically assessed in accordance with the County of San Diego Noise Ordmance. San Diego County Noise Ordinance Section 36.410 stipulates that constmction noise shall not exceed 75 dBA for more than 8 hours during any 24-hour period. Construction noise levels would dimmish rapidly with distance from the project site at a rate of approximately 6 dBA per doubling of distance (70 dBA at 100 feet, etc.). The Cantarmi/Holly Sprmgs FEIR concluded that no sensitive receptors are located within or in immediate proximity to the project site. However, it noted that the Rancho Carlsbad community, a majority of which is occupied by retned and/or elderly persons, is located to the south of the site. However, development of the project was determined m the Certified Cantarini/Holly Springs FEIR to be considered to resuh in a less than significant impact to these neighboring residences. Further, since the certification of the FEIR, the Dos Colinas Retirement project has been approved within 200 feet of the project. Also, the Sage Creek High School is located approximately 700 feet northerly of the site. However, it is concluded that the proposed project will not result in new noise levels which will negatively affect sensitive receptors. As a result of these factors, it is determmed that both operational and constmction noise levels generated by the project are anticipated to comply with City of Carlsbad Draft Noise Guidelines Manual land use noise levels, the City permitted construction noise levels and hours, and County of San Diego Noise Policy standards. As a result, a less than significant impact is assessed. b) Exposure of persons to or generation of excessive groundbourne vibration or groundbourne noise levels? Less Than Signiflcant Impact. Constmction of the project will generate temporary ground-home vibration and noise levels typical of soil movement and hauling activities from operations of earthmoving equipment, tunneling machines and other large construction vehicles. However, these activities will be temporary in nature. As indicated in the Cantarini/Holly Springs FEIR, exposure of persons to ground-home vibration or ground-home noise levels associated with the project would have a less than significant impact. c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? Less Than Signiflcant Impact. In accordance with the fmdings of the Certified Cantarini/Holly Sprmgs FEIR, the project will not resuh m a substantial permanent mcrease in ambient noise levels in the vicinity of the project. The proposed increase in density is not expected to significantly increase the potential for additional noise. Thus, as indicated in Section Xll(a), the mcrease in ambient noise levels from the project is considered a less than significant impact. 33 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? Less Than Signiflcant Impact. As indicated in the Cantarini/Holly Springs FEIR, during construction, the project would generate temporary mcreases m noise levels in the immediate area of the constmction activities. Construction equipment would generate noise levels from constmction equipment used during the rough grading, undergroimd utility constmction, and paving activities could range from 70 dBA to 80 dBA at a distance of 50 feet from the noise source. The proposed project is located within an urbanizmg area. The nearest residential units will be approximately 300-feet from the subject site, in northerly and westerly dhections. The Rancho Carlsbad Mobile Home neighborhood is presently constmcted, and the Sage Creek High School is under construction and is expected to be in operation prior to constmction ofthe subject project. However, based on standard constmction practices, it can be assumed that use of the constmction equipment would not occur simultaneously, and the constmction activities would adhere to the constmction schedules and regulations as requned by the City Noise Ordinance Chapter 8.48. Thus, while project constmction will create temporary increases m ambient noise levels, noise would only be generated during daytime hours and any nearby residences would only be exposed to constmction noise during the temporary constmction period nearby any given residence. Therefore, noise generated during constmction activities is not considered significant. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? No Impact. The extreme southern end of the proposed project is located 2.0 miles from McClellan Palomar Airport. The property is located outside of the Auport Influence Zone as outlined in the McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP). adopted January 25, 2010 and amended March 4, 2010, prepared by SANDAG. No section of the proposed project is situated within an identified Airport noise contour zone. The ALUCP also includes a Safety Policy Map. The subject project is not located in any of the identified safety hazard zones. As a resuh of the above factors, no restrictions are placed upon the subject use within this contour, and the project will not result in subjecting people residing or working in the project area to excessive noise. Therefore, no impact is assessed. f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? No Impact. No private airstrip exists in the vicinity of the subject project, implementation of the project. As a result, no impacts will occur from ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact XHI. POPULATION AND HOUSING - Would tiie project: a) Induce substantial growth in an area either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastmcture)? • • m • b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? • • • c) Displace substantial numbers of people, necessitating the constmction of replacement housing elsewhere? • • • X 34 a) Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 Induce substantial growth in an area either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Less Than Significant Impact. The Enemas Creek Apartment Homes project is located within City of Carlsbad's LFMP Zone 15, located in the northeast quadrant of the city of Carlsbad. Development of the project will contribute to indirectly inducing growth in the area, as securing the funds for constmction of the College Boulevard Reach A will be a requhement of the project. No modification to the Zone 15 Local FaciUties Management Plan (LFMP) assumptions, analysis or special conditions is proposed. The project will requu-e a transfer of 47 dwelling units from the City's Excess Dwelling Unit Bank (EDUB), m accordance with the criteria for allocation contained in City Council Policy 43. Per this requhement, a total of 47 units would be allocated to the project from the EDUB. This transfer of units from the EDUB will be accomplished by the City in accordance with standard City protocol for the distribution of such units and thus the project will resuh in a less than significant impact to growth inducement. b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? No Impact. No residential units presently exist on the subject property. Thus, development of the project will not result in the elimination or displacement of any residential units. As a resuh of this factor, no impact associated with the removal of existing housing and the resuhing replacement housing would occur as a resuh of implementation of the project. No impact is assessed. c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? No Impact. No people or houses will be displaced by implementation of the project. No residences exist within the project acreage or near the subject project. Therefore, no impacts associated with the constmction of replacement housing would occur from the project. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact XrV. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered govemment facilities, a need for new or physically altered govemment facilities, the constmction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: i) Fire protection? • • • ii) Police protection? • • KI • iii) Schools? • • X • iv) Parks? • • M • v) Other public facilities? • • • 35 M4 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered government facilities, a need for new or physically altered government facilities, the construction of which could cause signiflcant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: i. Fire protection? Less Than Signiflcant Impact. The project site is located within the Zone 15 LFMP area. The City of Carlsbad Fire Department will provide all basic fire and emergency medical services to Zone 15 and the subject site. The project would be served by Fire Station No. 3, located at 3701 Catalma Drive and Station No. 5, located at the Public Safety Center on Faraday Avenue, east of El Cammo Real. The project site is within the five-minute response time from these fire stations. In addition, Fne Station No. 3 is planned to be moved to the comer of Wmd Trail Road and Cannon Road, at Robertson Ranch PA 12. This location is within '/z mile of the project. The relocation of Fire Station No. 3 to the Wmd Trail Road location will unprove the response time to the subject property inasmuch as this location is closer than the existmg [temporary] Catalina Drive station. Thus, a less than significant impact to municipal fire facilities will resuh from the proposed project. ii. Police protection? Less Than Signiflcant Impact. The Carlsbad Police Department (CPD), located at 2560 Orion Way, services the entire city of Carlsbad. Although the City has not established an official service standard for the department, CPD does maintam a general in-house guideline that is followed m order to assure adequate police service to the community. This guideline suggests a six-minute maximum response time anywhere within the city lunits. As indicated in the Cantarini/Holly Sprmgs FEIR, the combined project will result in an mcrease of approximately 1,436 residents, which will necessitate an increase m the need for police services. This resident increase is not significantly changed by the proposed project. Funding for police personnel comes to the Police Department from the City's General Fund. General Fund revenues are generated by a number of taxes, fees and levies, such as property taxes, sales taxes, transient occupancy taxes, vehicle license fees, development fees and other revenue sources. The conversion of undeveloped land to developed land will mcrease the property tax base and other taxes generated by the future owners within Cantarini/Holly Springs. This increase in taxes will increase the revenues in the General Fund, and allow for City increase in police officers and services necessary to cover the project area. Thus, a less than significant impact to municipal police protection will resuh from the project. iii. Schools? Less Than Signiflcant Impact. The project is located within the Carlsbad Unified School District (CUSD). The Certified Cantarini/Holly Springs FEIR projected that the project would generate a total of 43 students (K-12) at buildout, and that such students could be accommodated either throu^ construction of an elementary school on the site, or the payment of developer school fees in-lieu of providing a school site. The proposed addition of 47 apartment units increases the proposed student generation by 16. The same method of mitigation through the payment of school fees reduces impacts to school facilities to a level of less than significant. iv. Parks? Less Than Significant Impact. The Encinas Creek Apartments project will resuh in an increase of approximately 298 residents, which (based on the 3 acres per 1,000 population) results in a buildout demand of 0.89 acres, which will necessitate an mcrease in the need for parks. However, the City of Carlsbad has plans to fund and constmct a park at nearby Robertson Ranch Planning Area 12, and other credited parks in the Northeast Quadrant. As indicated in the Cantarini/Holly Springs FEIR, the proposed payment of Park-m-Lieu fees will mitigate potential impacts to park facility services. No modification to demand or supply is proposed through implementation of tiie project. Thus, the impacts to park facilities are determined to be less than significant. 36 Encinas Creek Apartment Homes SDP 01-10(A)/CT11-03/PUD 12-03 V. Other public facilities? Less Than Significant Impact. As indicated m the project description, the proposed project mcreases the number of residences from that analyzed m the Certified Cantarini/Holly Springs FEIR by 47 apartment units. However, 47 apartment units will not resuh m any restriction in the supply of any public facilities. For these reasons, it is concluded tiiat the project will resuh in less than significant impacts to the provision of or maintenance of municipal public facilities. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact XV. RECREATION a) Would the project mcrease the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? • • X • b) Does the project include recreational facilities or require the constmction or expansion of recreational facilities, which might have an adverse physical effect on the environment? • • • a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Less Than Signiflcant Impact. The Enemas Creek Apartment Homes project will resuh in an mcrease of 47 residences over that which has already been approved for the site. These additional units will provide a new demand for recreational facilities. The project, however, will pay Park-m-Lieu fees which will mitigate the requirement of public recreational facilities constmction. The project also includes a common community recreation facility within the project design, which will contribute to mitigation of this requnement. As indicated m the Cantarini/Holly Springs FEIR, provision of these facilities will mhigate potential impacts to park facility services. No modification to demand or supply is proposed through implementation of the project. Thus, the impacts to park facilities are determined to be less than significant. b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? No Impact. Common recreation facilities will be provided within the proposed project. For this reason, it is concluded that no impacts to recreational facilities would occur as a resuh of implementation of the project. As indicated in the Cantarini/Holly Springs FEIR, these features will not resuh in significant impacts on the physical environment. 37 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact XVI. TRANSPORTATION/TRAFFIC - Would tiie project: a) Conflict with an applicable plan, ordmance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, includmg but not limited to mtersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? • • • b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? • • • c) Resuh in a change in air traffic patterns, includmg either an increase in traffic levels or a change m location that results m substantial safety risks? • • • d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? • • • X e) Resuh in inadequate emergency access? • • • X f) Conflict with adopted policies, plans, or programs regarding public transh, bicycle, or pedestrian facilhies, or otherwise decrease the performance or safety of such facilities? • • • a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? Less Than Significant Impact. The proposed Enemas Creek Apartment Homes project is projected to generate 1,016 ADT at buildout of the project per the Transportation Analysis for 127 Unh MDR Short Term Conditions Without College Boulevard Prepared by Urban Systems Associates, Inc. dated June 13, 2011. The Cantarini/Holly Springs FEIR estimated the traffic generated by the project to be 640 ADT. Therefore, the overall proposed-project ADT level is 376 ADT greater than that analyzed in the Cantarini/Holly Springs FEIR. This traffic will utilize primarily College Boulevard, Cannon Road and El Camino Real. A comparison of the ADT and traffic impacts are as follows: Trafflc Generation Use ADT AM Peak Hour PM Peak Hour 80 Multifamily Units 640 51.2 70.4 127 Multifamily Units 1,016 81.2 111.7 Existing traffic (plus the proposed project) at Buildout of the community (assumed Year 2030) on impacted mtersections and street segments are shown on the following tables. 38 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 Year 2030 Impacted Intersections Intersection Existing Proposed Intersection AM PM AM PM Intersection Delay LOS Delay LOS Delay LOS Delay LOS ECR/Tamarack 53.7 D 512 D 52.2 D 52.0 D ECR/Cannon Road 52.9 D 53.1 D 53.1 D 53.3 D ECR College Boulevard 50.5 D 51.0 D 50.6 D 51.0 D College Boulevard/Cannon Road 37.0 D 36.3 D 37.1 D 36.5 D Year 2030 Impacted Street Segments Street Segment Existing Proposed Street Segment Direct. Hour Volume LOS Direct. Hour Volume LOS ECR - Cannon Road to College EB AM 3,600 A EB AM 3,600 A ECR - Cannon Road to College WB PM 3,600 A WB PM 3,600 A Cannon Road - ECR to College EB AM 5,400 A EB AM 5,400 A Cannon Road - ECR to College WB PM 5,400 A WB PM 5,400 A College Blvd. - ECR to Cannon NB AM 5,400 A NB AM 5,400 A College Blvd. - ECR to Cannon SB PM 5,400 A SB PM 5,400 A Thus, it is concluded m the Transportation Analysis for 127 Unit MDR Short Term Conditions Without College Boulevard Prepared by Urban Systems Associates, Inc. dated June 13, 2011, that while the increase in traffic from the proposed Encinas Creek Apartment Homes project may be slightly noticeable, the street systems has been designed and sized to accommodate traffic from the project and cumulative development within this area of the City of Carlsbad. As a resuh of the above projected levels of service, the Cantarmi/Holly Sprmgs FEIR adopted mitigation measures which mitigated the impacts to traffic congestion at these intersections to a level of less than significant. Therefore, assuming adherence with the traffic mitigation measures mcluded in the Certified Cantarmi/Holly Springs FEIR, impacts associated with conflict with the City of Carlsbad Growth Management Plan or any other adopted policies, would be less than significant. Therefore, development of the proposed apartment project, will not significantly interfere with vehicular traffic, or with mass transit and non-motorized travel and will thus be less than significant. b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? Less Than Signiflcant Impact. A Congestion Management Program (CMP) evaluation was conducted for the Cantarini /Holly Springs FEIR, including development of 80 units on the subject site. This analysis concluded that intersections and street segments which are affected by projected traffic from the project are expected to comply with CMP level of service requhements. Also, the project's addition of traffic to the fi-eeway system was evaluated accordmg to Regional CMP Guidelines. Development of the original project was concluded to have less than significant direct impacts to freeway main lines and interchange intersections. The San Diego Association of Governments (SANDAG), actmg as the County Congestion Management Agency, has designated three roads (Rancho Santa Fe Road, El Cammo Real and Palomar Auport Road) and one highway segment (SR-78) in Carlsbad as part of the regional cnculation system. The Existing and Buildout average daily traffic (ADT) and Existing LOS on these designated roads and highways in Carlsbad are: Regional Circulation Roadways in Carlsbad Roadway LOS Rancho Santa Fe Road A-D El Camino Real A-D Palomar Aimort Road A-D SR78 F 39 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 The Congestion Management Program's (CMP) acceptable Level of Service (LOS) standard is "E", or LOS "F" if that was the LOS m tiie 1990 base year (e.g., SR 78 m Carlsbad was LOS "F" in 1990). Accordmgly, all designated roads and highways are currently operating at or better than the acceptable standard LOS. Achievement of the CMP acceptable LOS "E" standard assumes implementation of the adopted CMP strategies. Based on the design capacities of the designated roads and highway and implementation of the CMP strategies, they will function at acceptable levels of service in the short-term and at buildout of Carlsbad and surrounding communities. The buildout ADT projections above are based on the full implementation of the region's general and community plans. The proposed project will not result m an increase of traffic generation based on the analysis provided in Section XVI(a). Thus the project will not conflict with an applicable congestion management program, mcluding level of service standards and travel demand measures, or other traffic standards. c) Result in a change in air trafflc patterns, including either an increase in traffic levels or a change in location that result in substantial safety risks? No Impact. The proposed project does not mclude any aviation components. As a result, no unpacts to air traffic would occur from the project. d) Substantially increase hazards due to a design feature or incompatible uses? No Impact. The proposed project will not mclude hazardous design features or incompatible uses. The project chculation improvements will be designed and constmcted per City standards, and thus will not resuh in design hazards. Thus, no potential for safety hazards would be expected to occur. e) Result in inadequate emergency access? No Impact. The proposed project has been designed to satisfy the emergency requirements of the Fire and Police Departments. Two full routes of access into and out of the site are provided in the proposed design. The City of Carlsbad Traffic Control and Detour Plan identifies all existing roadway improvements, shows the location and dimensions of the constmction work zone, delineates staging areas in and around the work zone as appropriate, and indicates locations of constmction signs, barricades and delineators (including cones) and detours. As required by the City, this plan also mdicates the duration of the constmction work and traffic control, and must be approved by the Cify Traffic Engineer prior to beginnmg of constmction within the roadway right-of-ways. Required compliance with this City policy is sufficient to determme that this impact is less than significant. f) Conflict with adopted policies, plans or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? No Impact. The project complies with the City's parking requirements to ensure an adequate parkmg supply. While the project is requesting a Standards Modification to allow single car garages with a width of 10' rather than 12', the project modification can be supported and the project otherwise complies with parking standards including the required number of spaces for the use. Further, the project will provide trail and pedestrian routes as adopted in the Citywide Trails Plan. The project will not conflict with adopted policies, plans or programs regarding public transit, bicycle, or pedestrian facilities. 40 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact XVII. UTILITIES AND SERVICES SYSTEMS - Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? • • • b) Require or result in the constmction of new water or wastewater treatment facilities or expansion of existmg facilities, the constmction of which would cause significant environmental effects? • • • c) Requne or result in the constmction of new storm water dramage facilities or expansion of existing facilhies, the constmction of which could cause significant environmental effects? • • m d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? • • • e) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? • • • f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? • • • g) Comply with federal, state, and local statutes and regulations related to solid waste? • • X • a) Exceed wastewater treatment requirements ofthe applicable Regional Water Quality Control Board? Less Than Signiflcant Impact. Under Section 402 of the Federal Clean Water Act (CWA) the Regional Water Quality Control Board (RWQCB) issues NPDES permits to regulate discharges to "waters of the U.S." which mclude rivers, lakes, and then tributary drainages. Waste discharges include discharges of storm water and constmction project discharges. A constmction project resultmg in the disturbance m excess of one acre requnes an NPDES permit. Construction project developers are also required to prepare a SWPPP plan. As a resuh of the fact that the project would be required to comply with the waste discharge prohibitions and water quality objectives established by the RWQCB and the City of Carlsbad (as a co-permittee), the Cantarini/Holly Sprmgs FEIR concluded that impacts related to this issue would be less than significant. b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which wquld cause signiflcant environmental effects? No Impact. The Certified Cantarini/Holly Springs FEIR concluded that overall impacts to public facilities and service systems were not significant provided that the appropriate agency conditions for development are met, mcluding the payment of sewer impact fees and public facilities fees. The same conclusion and method of mhigation applies to the project as proposed with an additional 47 apartment units. Further, the City of Carlsbad has analyzed the sewer 41 60 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 requirements of the proposed project which identified the projected sewages flows resulting from proposed urbanization of the site. This analysis concludes that sufficient sewer service is available for the 127 apartment unh project. This sewer hydraulic analysis also identified onsite sewer Imes required for implementation of the proposed project. As a result of these factors, no impact is assessed. c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause signiflcant environmental effects? No Impact. The proposed 127 apartment unit project will be in compliance with the City of Carlsbad Master Drainage Plan. Therefore, as mdicated m the Dramage Study for the project, no significant impacts will result with regard to the constmction of new storm water dramage facilhies. Durmg constmction, BMPs will be implemented to prevent constmction-tainted mnoff (containing sediments, oil, grease, etc.) into the storm drain system. The BMPs will include a variety of measures to control these pollutants, such as the use of sandbags and straw bales to block drain inlets to prevent discharge from entering the storm dram system, and other temporary protections. Once completed, the project will not increase storm water flows tn the area of the project. As a result, the project will not result in the need for modification or addition of new storm water drainage facilities or expansion of existing facilities, and therefore, no impacts would occiu". d) Have sufflcient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? Less Than Signiflcant Impact. The Carlsbad Municipal Water District (CMWD) evaluates the water systems within then district and formulates long range plans that will provide for future improvements. The Certified Cantarini/Holly Sprmgs FEIR concluded that overall impacts to water supplies and service systems were in compliance with the CMWD Master Plan. Project unpacts to water supplies are not significant provided that the appropriate agency conditions for development are met, mcludmg the payment of sewer impact fees and public facilities fees. The 127 apartment unit project proposes installation of these facilities including the payment of sewer impact and public facilities fees in conjunction with development. As a result, a less than significant impact is assessed. e) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? Less Than Signiflcant Impact. Once connected to the existing downstream sewer tmnk line, the trunk sewer system from the Encinas Creek Apartment Homes project site to the Encina Water Pollution Control Facility (EWPCF) will be complete and functional. Major on-site tmnk lines and facilities will be constmcted as development occurs to ensure that conformance with the Growth Management performance standard is maintained throughout the buildout of the project. Additionally, pursuant to adopted City policy, all development is required to pay appropriate sewer connection fees. A determination has not been made by CMWD that there is insufficient capacity at the EWPCF. Therefor the 127 apartment unh project will have a less than significant impact on wastewater treatment. f) Be served by a landfill with sufflcient permitted capacity to accommodate the project's solid waste disposal needs? Less Than Signiflcant Impact. The Certified Cantarini/Holly Springs FEIR concluded that the Cantarini Ranch/Holly Sprmgs project, including the 80 apartment unit project, would be adequately served by existing landfills, which have adequate capacity. The proposed 127 apartment unh project is also anticipated to resuh in a less than significant contribution to the waste flow, and would be service by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs. As a resuh of the fact that the proposed project does not result in a significant intensification of the project reviewed in the Cantarini/Holly Springs FEIR, a less than significant impact related to this issue is anticipated. 42 1^1 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 g) Comply with federal, state, and local statutes and regulations related to solid waste? Less Than Signiflcant Impact. The project will be required to comply with applicable elements of AB 1327, Chapter 18 (California Solid Waste Reuse and Recycling Access Act of 1991) and other applicable local, state and federal solid waste disposal standards; therefore unpacts associated with this issue are less than significant. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact XVIII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of Califomia history or prehistory? • m • • b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumula- tively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects?) • • • c) Does the project have envhonmental effects, which will cause the substantial adverse effects on human beings, either dhectly or mdirectly? • • m • a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Potentially Signiflcant Unless Mitigation Incorporated. The following discussion demonstrates how, with mitigation, the proposed project would result in less than significant impacts with respect to the potential for substantially degrading the quality of the envhonment; substantially reducmg the habitat of a fish or wildlife species; causmg a fish or wildlife population to drop below self-sustainmg levels; threatening to eliminate a plant or animal community; reduce the number or restrict the range of an endangered, or rare or threatened species; or elimmate important examples of major period of Califomia history or prehistory. Potential to degrade the quality of the environment. The project would not have the potential to degrade the quality of the environment. As indicated in the foregoing envu-onmental analysis; No Impact, a Less Than Signiflcant Impact, or a Potentially Significant Impact Unless Mitigation Incorporated is assessed to occur for each and every envnonmental issue addressed as a result of implementation of the project. In cases where the impact is assessed at Potentially Signiflcant Impact Unless Mitigation Incorporated, mitigation measures are included in the Cantarmi/Holly Sprmgs FEIR MMRP, which will minimize impacts to a level of insignificance. 43 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 Substantially reduce the habitat of a fish or wildhfe species. Cause a fish or wildlife population to drop below self- sustaining levels. Threaten to eliminate a plant or animal community, or reduce the number or restrict the range of a rare or endangered plant or animal. Natural habitat resources on the Encinas Creek Apartment Homes project include primarily Coastal sage scmb (CSS), Southem mixed chaparral (SMC) and Distiu-bed (Dist) habitats. CSS and SMC are considered sensitive habitats. The project does not propose any increase in impacts to these sensitive habitats from those approved in the 80-unit project. The project property occurs within the plan area of the City of Carlsbad Habitat Management Plan (HMP), which is the local Subarea Plan of the County of San Diego Multiple Habitat Conservation Plan (MHCP). The HMP plan is, by defmition, a regional plan. As noted m the Cantarini/Holly Sprmgs FEIR, the primary mitigation for impacts to HMP species under the HMP is the conservation and management of habitat for the species in the preserve system. The HMP requires that, "...in compliance with the Endangered Species Act requirements that the impacts of mcidental take be minimized and mitigated to the maximum extent practicable, measures to avoid and reduce impacts will apply citywide on a project level basis." The Cantarini/Holly Sprmgs FEIR adopted mhigation measures would, if implemented, specifically minimize impacts (mcluding indhect impacts) to gnatcatchers. Indhect unpacts have the potential to occur as a resuh of noise generated durmg project constmction and/or during initial clearmg and gmbbmg within or adjacent to potentially occupied habitat. The Cantarini/Holly Sprmgs FEIR mitigation measures include compliance with the Habitat Management Plan (HMP) policies, restoration of a separate lot m the Holly Springs subdivision, the recordmg of a conservation easement over conserved habitats, long-term management of the conserved areas by a conservation entity, endowment fundmg of long-term management, temporary fencing delineation of conserved areas durmg constmction, and biological monitoring of constmction activities. In light of the proposed project's mhigated impact on sensitive habitats, and subject to adherence with the biological mhigation measure included m the Certified Cantarini/Holly Springs FEIR, impacts associated with sensitive wildlife species identified as a candidate, sensitive or special status species or to any sensitive habitats, or wildlife in the area are determmed to be less than significant as long as the mhigation measure articulated m Section IV(a) and IV(b) is adopted as part of this CEQA document and project approvals. Have the potential to substantially eliminate important examples of the major periods of Califomia history or prehistory. The site has been entirely surveyed for cultural resources. Correspondence with the Native American Heritage Commission and the local Native American has taken place. No historic buildings or resources have been identified as a resuh of these efforts. As a resuh of the fact that no historical resources have been recorded or were identified in the vicinity of the project, no unpact to historical resources will resuh from implementation of the project. As a result of these surveys and subsequent test investigations, it is determmed that no further significant sites under CEQA are known to exist on the site. However, CEQA Section 15064.5(f) requires provisions for identification and evaluation of accidentally discovered archaeological resources. Mitigation measures are included m the Certified Cantarini/Holly Sprmgs FEIR which requne the developer to enter into agreements for archaeological and Native American field monitors to observe the grading activities and to have the authority to halt grading to examine prehistoric resources if they are accidentally encountered durmg constmction activhies. As a result of the above-referenced analysis and cultural testmg, and subject to implementation of the mitigation measines adopted in the Cantarini/Holly Springs FEIR, the project will result in a less than significant impact to archaeological resources. b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects?) Less than Signiflcant Impact. Cumulative impacts are defined as two or more individual effects that, when considered together, are considerable or that compound or mcrease the severity of other envnonmental impacts, even when the environmental impacts may be individually limited. The cumulative unpact from several projects can be quantified as the change in the environment that results from the incremental impact of the proposed development when added to the impacts of other closely related past, present, and reasonably foreseeable or probable future developments. Cumulative impacts can result from individually minor, but collectively significant, developments taking place over a particular window of time. 44 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 CEQA Guidelmes, Section 15130(a) and (b) states: (a) Cumulative impacts shall be discussed when the project's incremental effect is cumulatively considerable. (b) The discussion of cumulative impacts shall reflect the severity of the impacts and their likelihood of occurrence, but the discussion need not provide as great detail as is provided of the effects attributable to the project. The discussion should be guided by the standards of practicality and reasonableness. Cumulative Effects - Surrounding Development Projects: The San Diego Association of Governments (SANDAG) projects regional growth for the greater San Diego area and local General Plan land use policies are incorporated into SANDAG projections. Based upon these projections, region-wide standards, etc., are established to reduce the cmnulative impacts of development m the region. All of the City's development standards and regulations are consistent with the region-wide standards. The City's standards and regulations, including grading standards, water quality and dramage standards, and development standards, have all been adopted in an effort to ensure that future urbanizing and development occurring withm the City will not resuh in a cumulatively significant impact. This cumulative impact analysis utilizes the regional growth projections method, which assumes buildout of both local and regional general plans as well as population forecasts for San Diego County and region as a whole. In addhion, a number of specific cumulative projects in the vicmity of the proposed project are included in this cumulative analysis. These cumulative projects are described below. 1. Holly Springs (Remainder) - The Holly Springs project involves the constmction of 42 single-family homes on approxunately 119 acres. Approximately 59 acres will be open space with an addhional 20-acre open space remainder parcel. The property is located adjacent and east of the proposed Encinas Creek Apartment Homes project, east of College Boulevard Reach A, approximately 800 feet south of the intersection of College Boulevard and Cannon Road. 2. Cantarmi Ranch - Cantarini Ranch is a residential development consisting of 105 single-family homes and 80 muhifamily homes on 156 acres. The site is located east of College Boulevard Reach A, one-half mile south of the mtersection of College Boulevard and Cannon Road, east of the Rancho Carlsbad Mobile Home Park and south of the Holly Springs property. 3. Carlsbad High School Project - The Carlsbad High School Project mvolves the constmction of a 2,400 student high school m two phases. The project is located on the northeast comer of Cannon Road and College Boulevard. The first phase of the project is presently under construction. 4. Dos Colinas - The Dos Colmas project is a Contmuing Care Retirement Community of 309 units mcluding detached cottages, as well as independent and assisted living units, on 55.7 acres located approximately 1 mile southeast of the proposed project, on the west side of fiiture College Boulevard Reach A. College Boulevard Reach A has not yet been constmcted. 5. Robertson Ranch - The Robertson Ranch project involves the constmction of a 1,154 unh mixed use development, in two separate villages, plus 175,000 square feet of commercial uses, a public park, fire station, office uses, and commimity facilities. The Robertson Ranch is located on 389 acres on the north side of Cannon Road, between El Cammo Real and College Boulevard. 6. Carlsbad Oaks North - Carlsbad Oaks North is a 219 acre industrial park designed to include 23 mdustrial use lots and 3 open space lots. The project is located m eastern Carlsbad, four miles south of the Robertson Ranch project, just north of Palomar Airport Road. The Carlsbad Oaks North project site is bordered by the City of Vista on the north and east. 7. Quarry Creek - The proposed Quarry Creek project involves a total of 656 high and medium-high density residential units on 156 acres located west of the intersection of College Boulevard and Marron Road in Carlsbad. 45 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 8. Legoland Hotel - Legoland Hotel Califomia proposes to constmct a 250-room resort hotel m central Carlsbad. The project is located on the north side of Palomar Airport Road between Legoland Drive and Hidden Valley Drive. 9. Westfield Mall Expansion - The Westfield Mall Expansion involves the redevelopment of an existing Regional Shoppmg Center. It is located on approxunately 97 acres at the City's northem boundary along the west side of El Cammo Real. The project currently has 1,151,092 square feet (sf) of gross leasable area (GLA). The Project mvolves the demolition, reconfiguration, and/or reconstmction of approximately 179,631 GLA sf of existing square footage, and the development of up to approximately net 35,417 GLA sf, for a total of approximately 1,186,509 GLA sf of developed regional mall. 10. Palomar Conunons (Lowe's Center) - Palomar Commons (Lowe's Center) proposes a big box regional retail buildmg area of 185,244 square feet, located in the central area of Carlsbad. A Lowe's home unprovement store will account for 153.974 square feet, while the remaining area is proposed as general retail stores and restaurant land uses. The project is located withm LFMP Zone 5 in the industrial corridor surroundmg McClellan-Palomar Auport on the southwest intersection of El Cammo Real and Palomar Auport Road. Cumulative Effects - Aesthetics All ofthe projects identified in the cumulative list, taken together, would contribute to aesthetic changes in the envhonment of tiie scenic area in and around the proposed project. These projects, when taken cumulatively, will modify the appearance of the area. Cumulative development will result in the continued alteration of the visual setting and topography of the area. Local planning policies and development standards, including specific pohcies related to visual resources and grading, will reduce potential aesthetic impacts of individual developments. Cumulatively, since mdividual development proposals will conform to the goals, policies, and recommendations of the General Plan, the cumulative impact is considered less than significant. Individual development proposals will be assessed by the City to determine consistency with the applicable development regulations and design guidelmes. No significant cumulative impact to aesthetics of the area will occur as a result of the impacts from the cumulative projects. Cumulative Effects - Air Quality As a result of then long-term nature, any emissions from plant and project operations for pollutants for which the San Diego ah basin is not in attainment with state and federal standards are considered to be cumulatively significant. The San Diego Ah Basin is in transitional-attainment status of federal standards for O3. The Basm is either in attainment or unclassified for federal standards of CO, SO2, NO2, PMio, and lead. The SDAB is also m attainment of state ah quality standards for all pollutants with the exception of O3 and PMio. Development forecasted for the region will generate mcreased emission levels from transportation and stationary sources. Potential cumulative ah- quality impacts will be partially reduced through implementation and achievement of emission levels identified in the Regional Ah Quality Strategies (RAQS) and General Plan air quality elements of local jurisdictions. Based on tiie expected reductions in emissions due to implementation of these plans, vehicle emissions are anticipated to gradually decrease dependent on the type of pollutant. However, combined emissions from the project site and other developed areas m the basm are expected to continue to generate emissions associated with these developments, which have the potential to exceed threshold levels. Nonetheless, as with the proposed project, each of the cumulative projects would be requhed to mitigate impacts. As such, with the implementation of Mitigation Measures as described m the CEQA documents for the projects, the proposed project will not contribute significant cumulative ah quality impacts beyond those which would result from the projects individually. Cumulative Effects - Biological Resources The mcrease m urbanization of currently vacant land will impact existing natural habitats and biological resources. The City's HMP anticipates future development within the City, and addresses biological unpacts on a cumulative level by implementmg a habitat plan that will ensure preservation of important biological resources and maintenance of habitat connectivity. The various cumulative projects include substantial open space m conformance with the City's General Plan and HMP which will ensure biological preservation within tiie City. Wildlife corridors will be established in accordance with HMP hardline preserve areas that will connect open space on the respective properties in order to preserve a maximum 46 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 amount of confluent habitat for local biological resources. This corridor will ultimately adjom with the large open space areas of the Carlsbad Highlands Mitigation Bank, Calavera Heights Mitigation Site, and Lake Calavera City Mitigation Bank to the north, and with the Dawson-Los Monos Reserve to the east of the project shes. The project would contribute to the long-term cumulative enhancement of the HMP through extension of Core Area 3 though open space easements and biological conservation areas. A sliver (0.99 acres) of the northem portion of the subject project site is proposed as a biological open space conservation easement, creating a substantive contribution to the HMP. This HMP section will continue unmediately north and east of the subject site to proposed open space and biological conservation areas located on the southem parcel of the Dos Colmas site and beyond. The cumulative impact to biological resources will be mitigated to a level less than significant through implementation of the HMP. The City of Carlsbad is a participant in the MHCP Program and has adopted a Habitat Management Plan (HMP) pursuant to Section 10(a) of the Federal ESA. The MHCP considers biological resource conservation on a sub-regional scale and therefore serves as an appropriate format for analysis of cumulative impacts. The City's HMP provides the local implementation guidelines for compliance with the MHCP policies. As such, the HMP provides the mhigation policy guidelines which address the effects of both mdividual and cumulative development. Therefore, if a project is determined to be consistent with the HMP, or in conjunction with the adoption of mhigation measures is found to be consistent with the HMP, then, by definhion, hs cumulative effects are not significant. The project's compliance with the mitigation measures identified m the Certified Cantarini/Holly Sprmgs FEIR will ensure that the impacts to biological resources are mhigated to a level less than significant. Further, the HMP provides regional mitigation for cumulative biological resource impacts. If a project is determined to be consistent with the MHCP (and the City of Carlsbad's associated subarea plan - the HMP) and it provides appropriate mhigation to ensure less than significant impacts, then its cumulative effects would by definition, be in compliance with the "take" authorizations of the HMP. Thus, as long as all cumulative projects are found to be consistent with the MHCP and the HMP, no significant cumulative effects on biological resources would result from implementation of these projects. Cumulative Effects - Cultural Resources Cumulative development is expected to impact existing cultural resoiuces in the region. The project's compliance with the mhigation measures identified in the Certified Cantarini/Holly Springs FEIR will ensure that the project-specific impact to significant cultural resources is mitigated to a level less than significant. On a broader scope, archaeological and cultural resources are protected through Section 15064.5 of the CEQA Guidelines, other federal and state laws, and local ordmances, includmg the City's Cultiu-al Resource Guidelines. Future cumulative development within the region would be subject to review under CEQA and compliance with federal, state, and local regulations protecting cultural resources. Impacts to cultural resources as a resuh of development in the region would be reduced to a level less than significant through implementation of mitigation measures on a project-by-project basis. Geologic formations within the project site have the potential to contain paleontological resources. Any earthwork mvolving these formations has the potential to impact paleontological resources. Mitigation will reduce the impact to paleontological resources to a level less than significant. Implementation of paleontological studies, monitormg durmg constmction, and recovery of important fossils would reduce the cumulative impact to paleontological resources to a level less than significant. Cumulative Effects - Geology and Soils Constmction of the cumulative projects identified in the cumulative projects list identified in this document will all take place in a relatively seismically active area. However, the area mcludmg the cumulative projects is not underlain by known active faults, nor is there evidence of ground displacement in the area durmg the last 11,000 years. Generally acknowledged geological information indicates that the potential for mpture resulting from earthquake is considered to be low. Constmction of the proposed cumulative projects would not exacerbate any of these geotechnical hazards. Tectonic movement, which is independent of human influence, solely affects these conditions. Due to the lack of known active faults on the site, the potential for surface rupture at the site is considered low. For these reasons, project impacts would be less than significant. The potential for stmctural or mfrastmctural damage from seismic ground shakmg or liquefaction will be mitigated by ensuring the projects are constmcted to the 2010 Califomia Building Code (CBC) standards for the southern Califomia area. All projects in the cumulative projects list are subject to these standards. Construction to this standard will minimize 47 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 impacts to the project from design-basis earthquakes and be protective of life and property. More specifically, the stmctures and facilities associated with the cumulative projects will be designed and constmcted to withstand strong earthquake- shaking as specified in the 2007 Uniform Buildmg Code (UBC) for Seismic Zone 4. Constmction to this standard will minimize impacts to the projects from ground shaking from earthquake and tremors, and will thus be protective of life and properties. Cumulative development of the properties would resuh in an increase in population and development tiiat would be exposed to hazardous geological conditions. Geologic arid soils conditions are typically site specific and can be addressed through appropriate engmeering practices. Cumulative impacts to geologic resources would be considered significant if the proposed project would be impacted by geologic hazards(s) and if the impact could combme with offsite geologic hazards to be cumulatively considerable. The proposed project's incremental effects are not cumulatively considerable. Geologic condhions in the Southem California region will essentially be the same regardless of the amount of development and the cumulative geologic impact is considered less than significant. No significant cumulative impact to geology/soils will occur. Cumulative Effects - Greenhouse Gases (GHG) CEQA lead agencies must assess whether the emissions from the proposed project are "cumulatively considerable" even though the project's GHG emissions may be individually limited. Individual lead agencies may undertake a project-by- project analysis, consistent with available guidance and current CEQA practice. Even a very large individual project cannot generate enough greenhouse gas emissions to measurably influence climate change. It is a project's incremental contribution combined with the cumulative increase of all other sources of GHG that together form anthropogenic clunate change unpacts. However, the theory that an mcrease of one molecule of an an pollutant constitutes a significant mcrease cannot be the basis of a de-facto significance threshold. An individual project contributes to cumulative GHG emissions through constmction, increased vehicular travel, and mcreased energy consumption. Each project can reduce its own GHG emissions through project-level review and mitigation, includmg energy efficiency features, green buildmg programs, water recycling, and similar measures. However, the cumulative unpact of GHG emissions, and therefore climate change, cannot be mhigated on a piecemeal, case-by-case basis. It is the regional development pattem, land use, and transportation policies that determine the cumulative impact in which a project participates. The proposed project would mcrementally increase greenhouse gas emissions. However, the proposed project would minimize energy consumption, mcluding transportation energy, water conservation and solid-waste reduction through the siting, orientation, and design of the residential units, including compliance with Energy Star requhements. The proposed 127 apartment unh project would not significantly increase density on the project site as compared to the project assessed in the Cantarini/Holly Sprmgs FEIR. As such, the proposed project would not significantly increase the emissions from the project, and thus would be consistent with the goals of AB 32, which requires achievement by 2020 of a statewide GHG emissions limh equivalent so 1990 emissions. In addhion, as with all projects in Califomia, the proposed project would be requhed to be consistent with the requuements of AB 32. As a resuh, the proposed project would not contribute to significant cumulative greenhouse gas emissions impacts. Cumulative Effects - Hazards and Hazardous Materials The development of the projects within the cumulative projects list has the potential to result in impacts related to hazards/hazardous materials. However, these impacts, in conjunction with the mitigation measures identified in the Cantarini/Holly Springs FEIR, would be reduced to a level of less than significant. As such, the proposed project is not anticipated to contribute to a significant cumulative impact related to hazards and hazardous materials. No significant cumulative impact to hazardous materials or hazards will occur. Further, existing federal, state and local laws address the handlmg of hazardous materials and the transportation and use of hazardous materials. Any risk of a fue and/or explosion would be reduced through compliance with these applicable codes, regulations, and mdustry design/constmction standards. Compliance with these laws and regulations will ensure that hazardous materials at the cumulative projects are safely managed. As a result, assummg compliance with worker safety and hazardous materials regulations, no significant impact to hazards and hazardous materials will resuh from the cumulative development of these projects. 48 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 Cumulative Effects - Hydrology and Water Quality The proposed project is requhed to comply with the National Pollutant Discharge Elimination System (NPDES), the General Permit for Storm Water Discharges Associated with Constmction, and other applicable portions of the federal Clean Water Act, includmg the Porter-Cologne Water Quality Control Act, or Section 401. Also, the City of Carlsbad has adopted a Storm Water Management and Discharge Control Ordinance. This ordmance requhes that all new development and redevelopment activhies comply with the City's adopted storm water pollution protection requhements. Development of cumulative projects withm the cumulative projects list has the potential to mcrease the amount of erosion due to the alteration of drainage pattems and increased amounts of impervious surfaces. However, proposed project dramage control and hydromodification features identified in this document will ensure that the impact is less than significant. Cumulative projects will be subject to the same local, state, and federal regulations with respect to hydrology and water quality, and appropriate best management practices will be implemented to ensure no significant impact occurs. Also, improvements identified m the City's Master Dramage Plan would adequately control hydrology within the watershed. Regional pollution control facilhies, mcluding the proposed onshe water quality facilhies will ensure that there are no significant cumulative impacts associated with water quality/hydrology. The project's compliance with the mitigation measures identified m the Certified Cantarini/Holly Springs FEIR, and the other cumulative project's compliance with mitigation measures associated with those projects, will ensure that the project-specific impact to significant cultural resources is mitigated to a level less than significant. Cumulative Effects - Land Use and Planning Cumulative impacts analysis to land use are defined as impacts that resuh from incremental changes m land use that would cumulatively resuh in substantial dismption within an established community, or cumulatively resuh m conflicts with adopted land use or zoning plans and policies. The project site is surrounded by a range of existing land uses (i.e., Rancho Carlsbad Mobile Home Park, Rancho Carlsbad golf coiu-se, as well as planned urban uses (i.e.. Holly Sprmgs, Cantarini Ranch, Carlsbad High School located at the northeast comer of College Boulevard and Cannon Road, Robertson Ranch, and the extension of College Boulevard Reach "A".) Land uses in the City will significantly change during buildout ofthe area. Achievement of orderly growth will be dependent upon development m the future occiurmg in a manner consistent with the City's General Plan, Growth Management Plan, and development regulations. Because the City has adopted these plans, and will contmue to implement these plans, which will, in tum, avoid significant land use impacts, no cumulative impact will occiu". The proposed development has been determined to be compatible with the existing surrounding land uses as well as approved and anticipated land uses. The previous Certified Cantarmi/Holly Sprmgs FEIR determined that no significant project unpact would occur to existing land use plans and policies, including the Carlsbad General Plan, Carlsbad Habitat Management Plan, and specific regulatory and environmental documents adopted by the City. The project-level land use unpact is considered less than significant. Therefore, the project will not contribute to a significant cumulative impact to land use. No significant cumulative impact to land use will occur. Cumulative land use impacts could occur if the development of the proposed project and other related planned future cumulative projects which are presently inconsistent with applicable plans and policies were to develop together. However, it is anticipated that the appropriate amendments to the land use and planning policy documents will be processed and completed prior to development of the projects. The project will not result in a significant population/housmg impact. The population growth associated with the proposed project is within' projected population levels as contemplated in the City's Growth Management Plan, Cumulative projects would not displace people as a result of removing residential units nor will the projects add people beyond the levels contemplated m existmg plans as a resuh of the development of new residential units. No cumulative population/housing impact is anticipated. Cumulative Effects - Noise In general, noise impacts associated with the majority of the cumulative projects identified m the cumulative impacts list are long-term effects related to traffic generated by the several planned developments. These cumulative traffic impacts generally mcrease over time, as buildout of the City of Carlsbad and the surrounding region nears completion. Therefore h is anticipated that as cumulative projects develop, mhigation to address their noise impacts will be employed for each project, in order to protect sensitive receptors and to comply with City policy. 49 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 Constmction noise of the cumulative projects is also a source of noise. Were the projects to develop cmnulatively, it is not anticipated that those cumulative impacts would reach a level of significance. The tune frame for constmction of the proposed mdividual projects is generally relatively short, and h is therefore not anticipated that ambient noise levels will mcrease substantially beyond current levels before completion of project constmction. Although specific envhonmental analyses for many of these cumulative projects have not been completed at the time of the ND, standard mitigation measures exist to ensure compliance with the City of Carlsbad allowable noise levels and thus to reduce noise impacts to a less-than significant level. In consideration of these requirements, h is not anticipated that the project, in conjimction with cumulative projects, would result in significant noise impacts. Cumulative Effects - Traffic and Circulation The City of Carlsbad Growth Management Plan (CMC 21.90) disallows approval of any development which is projected to result in any road segment or intersection in the zone nor any road segment or intersection out of the zone which is impacted by development m the zone to be projected to exceed a service level C during off- peak hours, or service level D during peak hours. Impacted means where twenty percent or more of the traffic generated by the Local Facility Management Zone will use the road segment or intersection. The determination of compliance with these Growth Management Standards is to evaluate impacted road segments and intersections that are impacted by at least 20% of the traffic projected to be generated by the Local Facilities Management Plan (LFMP) Zone m which the project(s) is located, based on the assumed phasing of development and roadway/traffic improvements. Computer travel forecasts used for the analysis of existing, short-term and long-term (assumed buildout) have been evaluated using surrounding traffic volume estimates using the SANDAG Regional Transportation Model for the City of Carlsbad, Traffic impact analyses are mherently cumulative. The cumulative impacts analysis for traffic and circulation considers the mtersections and road segments to which proposed projects could contribute to a cumulative impact. Since the time frame for constmction of these projects is relatively short and may or may not occur simultaneously, h is not anticipated that a substantial increase in current traffic levels resultmg from cumulative development will occur prior to completion of constmction of these projects. Therefore, temporary traffic impacts associated with these projects will cease prior to any substantial cumulative traffic impacts being realized on local roadways and intersections. Therefore constmction-related impacts to roadways and mtersections are considered to be less than significant. The proposed project traffic impacts and cumulative traffic impacts are evaluated in the North County SANDAG Series 11 Model for Years 2020 and 2030. These traffic models contain planned and existing developments land use information throughout San Diego County. In particular, the City of the Carlsbad requested that the cumulative projects listed above be included m the model mns. The followmg is a brief description of each cumulative project included in the model runs. In the year 2010 SANDAG run, all intersections will operate at a LOS D or better without the project m Year 2020 and would continue to operate at the same LOS with the addition of project traffic. Based on the established significance criteria no significant traffic impact is identified m Year 2020 at these intersections. Addhionally, under the Year 2020 without project conditions, all street segments are expected to operate at LOS A, with the exception of southbound College Boulevard to Faraday Avenue during the AM peak hour, which is expected to operate at LOS B. With the addhion of the project traffic, all street segments would continue to operate at a LOS B or better and no significant traffic impact is identified m Year 2020 at these street segments. In the year 2030 SANDAG run, all intersections included m the traffic study area are calculated to operate at LOS D or better, without the project m Yeeu 2O30 and would continue to operate at the same LOS with the addition of the project traffic. Based on the established significance criteria, no significant project related impacts would occur. Additionally, under Year 2030 without project condhions, all of the study area street segments are expected to operate at LOS C or better. These street segments would continue to operate at LOS C or better under the Year 2030 with project conditions: therefore, no significant impacts would occur, As a resuh of these factors, the proposed project will not contribute to a significant cumulative impact to traffic/chculation. 50 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 Cumulative Effects - Public Utilities and Service Systems Cumulative development will increase the population of the City, resulting in an increased demand on public services and utilities. However, the City of Carlsbad has established the requirements for preparation of, and amendments to, the LFMP as part of the City's Growth Management Program in order to anticipate and prepare for this future growth and any potential stram on services. Conformance with and periodic review of the LFMP for each respective zone will ensure The adequate provision of public services and utilities. Therefore, no significant cumulative impact to public services and utilities will occur. c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Less Than Signiflcant Impact. Potential adverse effects on the human population have been evaluated in precedmg sections of this checklist. The mcorporation of design measures identified in the project description, applicable City of Carlsbad policies and standards, and applicable state and federal guidelines, will ensure that no substantial adverse effects on human beings, either duectly or indhectly, will result from the project. Impacts of the proposed project would be less than significant. 51 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 XVm. EARLIER ANALYSES Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on tiie earlier analysis. c) Mitigation measures. For effects that are "Less Than Significant with Mhigation Incorporated," describe the mitigation measures, which were incorporated or refined from the earlier document and the extent to which they address site-specific condhions for the project. 52 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 EARLIER ANALYSIS USED AND SUPPORTING INFORMATION SOURCES The following documents were used in the analysis of this project and are on file in the City of Carlsbad Planning Department located at 1635 Faraday Avenue, Carlsbad, California, 92008. 1. Fmal Master Environmental Impact Report for the City of Carlsbad General Plan Update (MEIR 93-01), City of Carlsbad Plannmg Department. March 1994. 2. Fmal Envnonmental Impact Report for the Cantarmi/Holly Springs Developments. EIR 02-02. October 2004. 3. Capital Improvement Program, City of Carlsbad, Fmance Department, 2008-2013. 4. State of Califomia CEOA Guidelmes. State of California Natural Resources Agency. July 27, 2007. 5. Tentative Map and Site Development Plan Amendment for Enemas Creek Apartment Homes. O'Day Consultants, December, 2010. 6. Sewer Master Plan. City of Carisbad, March, 2003. 7. Scenic Corridor Guidelmes. Citv of Carlsbad. July L 1988. 8. Regulatory Guidance Letter. US Army Corps of Engineers, RGL 08-02. June 26,2008. 9. Habitat Management Plan for Natural Communities m the City of Carlsbad. City of Carlsbad. Final Approval November, 2004. 10. Califomia Probabilistic Seismic Hazard Assessment United States Geological Survey. October, 2003. 11. Uniform Building Code - Volume I (1997): Table 18-1-B. 12. Expanded List of Early Action Measures to Reduce Greenhouse Gas Emissions in Califomia. Califomia Environmental Protection Agency Air Resources Board, October 2007. 13. Preluninary Storm Water Management Plan for Encinas Creek Apartment Homes. O' Day Consultants, April 19, 2012. 14. Dramage Study for Enemas Creek Apartment Homes. O'Day Consultants, April 19,2012. 15. City of Carlsbad Emergency Operations Plan. June 9. 2003. 16. McClellan Palomar Auport Land Use Compatibility Plan -. Carlsbad, Califomia. (March 4, 2010.) Approved by the San Diego Coimty Regional Airport Authority. 17. Carlsbad Municipal Code Thle 21; Zoning Ordmance. City of Carlsbad. Updated through November, 2009. 18. Draft Noise Guidelines Manual. City of Carlsbad. 1998 19. San Diego County Regulatory Ordinances, San Diego County Noise Ordinance. Section 36.409-410, County of San Diego. Amended November 19, 2008. 20. Transportation Analysis for 127 Unh MDR Short Term Conditions Without College Boulevard Prepared by Urban Systems Associates, Inc. dated June 13, 2011 21. LFMP Zone 15 ADT Traffic Update. Urban Systems, April 18, 2012. 22. Zone 15 Local Facilites Management Plan. City of Carlsbad, October 19, 2011. 23. Carlsbad General Plan - Circulation Element, City of Carlsbad Plannmg Department. March, 1994. 53 Encinas Creek Apartment Homes SDP 01-10(A)/CT 11-03/PUD 12-03 LIST OF MITIGATESrO MEASURES (IF APPLICABLE) The project site was the subject of a previous CEQA review in the Cantarini/Holly Sprmgs Final Environmental Impact Report (FEIR), which was certified by the Carlsbad City Council on November 14, 2006. According to Section 15168 of the State CEQA Guidelines, a Program EIR is appropriate for a series of actions that can be characterized as one large project, are related geographically, and as logical parts in the chain of contemplated actions in connection with issuance of mles, regulations or plans. Thus, the FEIR is intended to be used in the review of subsequent projects within the Cantarmi/Holly Sprmgs project area. The project is in compliance with the mitigation measures adopted in the FEIR, and through the analysis of additional plans, reports, and studies pertammg to biological resources, geotechnical, hydrology, storm water management, and noise. A determination has been made that with the implementation of the FEIR mitigation measures, no addhional significant impacts beyond those identified and mhigated for by the FEIR will resuh from this project. The FEIR mhigation measures are considered part of the project and thus it is not necessary to consider them to be mitigation measures of this Negative Declaration. 54 ifih 5 PLANNING COMMISSION RESOLUTION NO. 6956 ^ A RESOLUTION OF THE PLANNING COMMISSION OF THE 2 CITY OF CARLSBAD, CALIFORNIA APPROVING CARLSBAD TRACT CT 11-03 AND PUD 12-03 TO 3 SUBDIVIDE 7.52 ACRES INTO 8 LOTS TO DEVELOP 127 APARTMENT UNITS ON PROPERTY GENERALLY 4 LOCATED EAST OF THE FUTURE EXTENSION OF COLLEGE BOULEVARD AND SOUTH OF CANNON ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 15. 6 CASE NAME: ENCINAS CREEK APARTMENT HOMES CASE NO.: CT 11-03/PUD 12-03 7 WHEREAS, Holly Springs LTD., "Owner and Developer," has filed a verified 9 application with the City of Carlsbad regarding property described as 10 Parcel D of Certificate of Compliance recorded March 27, 2007, as File No. 2007-0205875, official records, being those ^ ^ portions of Lots "E" and "B" of Rancho Agua Hedionda, in the 12 City of Carlsbad, County of San Diego, State of California, according to map thereof No. 823, filed in the office of the 13 County Recorder of San Diego County on November 16,1896 WHEREAS, said verified application constitutes a request for a Tentative Tract Map, Planned Development Permit, and Site Development Plan Amendment as shown on Exhibits "A"-"Z" dated April 3, 2013, on file in the Planning Division ENCINAS CREEK 14 ("the Property"); and 15 16 17 18 j9 APARTMENT HOMES - CT 11-03 AND PUD 12-03, as provided by Chapters 20.12 and 20 21.45 of the Carisbad Municipal Code; and 21 WHEREAS, the Planning Commission did, on April 3, 2013, hold a duly noticed 22 23 24 25 25 relating to the Tentative Tract Map and Planned Development Permit. 27 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning 2^ Commission of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. U)4 public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of persons desiring to be heard, said Commission considered all factors ^ B) That based on the evidence presented at the public hearing, the Commission 2 APPROVES ENCINAS CREEK APARTMENT HOMES - CT 11-03 and PUD 12-03 based on the following findings and subject to the following 3 conditions: 4 Findings: 5 Carlsbad Tract 6 1. That the proposed map and the proposed design and improvement of the subdivision as 7 conditioned, is consistent with and satisfies all requirements of the General Plan, any applicable specific plans, Titles 20 and 21 of the Carlsbad Municipal Code, and the State ^ Subdivision Map Act, and will not cause serious public health problems, in that the g project is a multi-family development within a multi-family (RMH) land use designation, the project lot sizes and configurations meet or exceed the minimum 10 standards required by the Subdivision Ordinance (Title 20) and Zoning Ordinance (Title 21), the project is being processed in accordance with the regulations set forth 11 in the Subdivision Map Act, and there are no known hazards onsite or design ^ 2 characteristics which would cause serious public health problems. 2. That the proposed project is compatible with the surrounding future land uses since surrounding properties are designated for multi-family, professional care, and single 14 family residential as well as a high school, recreational vehicle storage, mobile home park and open space development on the General Plan, in that the project, as a multi- 1^ family residential project, will add to the variety of housing types desired in the ,, community. 16 ly 3. That the site is physically suitable for the type and density of the development since the site is adequate in size and shape to accommodate residential development at the density 18 proposed, in that the project lots range in size between 10,000 square feet and 179,000 square feet in an area which is consistent with the RD-M zone which requires a 1^ minimum 10,000 square foot lot size. 20 4. That the design of the subdivision or the type of improvements will not conflict with 21 easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision, in 22 that all easements onsite have been identified and none conflict with project 2^ improvements. 2^ 5. That the property is not subject to a contract entered into pursuant to the Land Conservation Act of 1965 (Williamson Act). 25 6. That the design of the subdivision provides, to the extent feasible, for future passive or 26 natural heating or cooling opportunities in the subdivision, in that structures are oriented in both north-south and east-west orientations and with sufficient separation to take 2^ advantage of shade or prevailing breezes; 28 7. That the Planning Commission has considered, in connection with the housing proposed by this subdivision, the housing needs of the region, and balanced those housing needs PC RESO NO. 6956 -2- (53 against the public service needs of the City and available fiscal and environmental resources. 5 3 8. That the design of the subdivision and improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their 4 habitat, in that development of the site without a subdivision was previously considered (SDP 01-10) and analyzed in the Cantarini/Holly Springs EIR 02-02 within which impacts to wildlife habitat were identified and mitigated through the 5 implementation of measures found in that EIR's Mitigation Monitoring and Reporting Program. No new impacts are created by the subdivision of the property. 7 That the discharge of waste from the subdivision will not result in violation of existing Califomia Regional Water Quality Control Board requirements, in that the project has g been designed in accordance with the City's Stormwater regulations. It has been conditioned to implement Best Management Practices for water quality protection 10 and to comply with the City of Carlsbad's Standard Urban Stormwater Mitigation Plan (SUSMP), Order R9-2007-0001 issued by the California Regional Water 11 Quality Control Board for the San Diego Region, and with the City of Carlsbad's ^ 2 Municipal Code. 10. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the City's General Plan, based on the facts set forth in 14 the staff report dated April 3, 2013 including, but not limited to the following: The project is a subdivision of land for a multi-family residential project within a 1^ medium high density land use designation consistent with the Land Use Element; a ^ ^ variety of housing types is desired for a well-balanced community pursuant to the Housing Element; and, surrounding circulation systems are being provided ] 7 pursuant to the Circulation Element. 8 11. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 15 and all City public facility policies and 1^ ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational 21 facilities; libraries; govemment administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. 22 Specifically, 23 " The project has been conditioned to provide proof from the Carlsbad Unified School 24 District that the project has satisfied its obligation for school facilities. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and will be 25 collected prior to issuance of building permit, c. The Public Facility fee is required to be paid by Council Policy No. 17 and will be 26 collected prior to the issuance of building permit. 2y d. The Local Facilities Management fee for Zone 15 is required by Carlsbad Municipal Code Section 21.90.050 and will be collected prior to issuance of building permit. 28 e. College Boulevard will be improved to full width from Cannon Road to Street "C." PC RESO NO. 6956 20 ^ 12. The project has been conditioned to pay any increase in public facility fee, or new 2 construction tax, or development fees, and has agreed to abide by any additional requirements established by a Local Facilities Management Plan prepared pursuant to 3 Chapter 21.90 of the Carlsbad Municipal Code. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project. 4 " 5 6 7 23 13. This project has been conditioned to comply with any requirement approved as part of the Local Facilities Management Plan for Zone 15. Planned Development Permit 14. The proposed project is consistent with the general plan, and complies with all applicable provisions of Chapter 21.45, and all other applicable provisions of the Carlsbad Municipal Code, in that the Planned Development Permit is required to approve ^ individual planned unit development lots around each of the proposed apartment IQ buildings which do not have frontage on a public street as otherwise required by Title 20 (Subdivision Ordinance). 11 15. The proposed project will not be detrimental to existing uses, or to uses specifically 12 permitted in the area in which the proposed use is to be located, and will not adversely impact the site, surroundings, or traffic, in that the creation of the Planned Unit Development lots will not affect the multi-family land use or allow an otherwise 14 incompatible land use on the site. 15 16. The project will not adversely affect the public health, safety, or general welfare in that the creation of Planned Unit Development lots has no physical effect on the subject 16 property and can therefore not have an adverse effect on the general public. General 17 18 17. That the project is consistent with the City's Landscape Manual and Water Efficient 19 Landscape Ordinance (Carlsbad Municipal Code Chapter 18.50). 20 18. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed 21 to mitigate impacts caused by or reasonably related to the project, and the extent and the 22 degree of the exaction is in rough proportionality to the impact caused by the project. Conditions: 24 Note: Unless otherwise specified herein, all conditions shall be satisfied prior to recordation of a final map for CT 11-03 or issuance of a grading permit, whichever occurs first. 25 1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so 27 implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all 28 future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the PC RESO NO. 6956 -4- ^ property title; institute and prosecute litigation to compel their compliance with said 2 conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City's approval of this Tentative Tract Map/Planned 3 Development Permit. 4 2. Staff is authorized and directed to make, or require the Developer to make, all corrections ^ and modifications to the Tentative Tract Map/Planned Development Permit documents, as necessary to make them intemally consistent and in conformity with the 6 final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall 7 require an amendment to this approval. 3. Developer shall comply with all applicable provisions of federal, state, and local laws and 9 regulations in effect at the time of building permit issuance. 10 4. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are 11 challenged, this approval shall be suspended as provided in Government Code Section J 2 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with 13 all requirements of law. 15 ^4 5, Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims 15 and costs, including court costs and attomey's fees incurred by the City arising, directly or indirectiy, from (a) City's approval and issuance of this Tentative Tract 17 Map/Planned Development Permit, (b) City's approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the 19 facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. 20 This obligation survives until all legal proceedings have been concluded and continues even if the City's approval is not validated. 21 22 6. Developer shall submit to the City Planner a reproducible 24" x 36" mylar copy of the Tentative Map reflecting the conditions approved by the final decision-making body. 23 7. Prior to the issuance of a building permit, the Developer shall provide proof to the 24 Building Division from the Carlsbad Unified School District that this project has 2^ satisfied its obligation to provide school facilities. 25 8. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 15 Local Facilities Management Plan and any amendments made to 27 that Plan prior to the issuance of building permits. 2^ 9. Developer shall implement, or cause the implementation of, the Cantarini/Holly Springs Developments Final EIR 02-02 Mitigation Monitoring and Reporting Program. PC RESO NO. 6956 -5- 5 ^ 10. This approval is granted subject to the approval of SDP Ol-IO(A) and is subject to all 2 conditions contained in Planning Commission Resolution No. 6957 for that other approval incorporated herein by reference. 3 11. Building permits will not be issued for this project unless the local agency providing 4 water and sewer services to the project provides written certification to the City that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and 6 facilities will continue to be available until the time of occupancy. A note to this effect shall be placed on the Final Map FM 11-03. 7 12. Prior to the approval of the final map for any phase of this project, or where a map is not being processed, prior to the issuance of building permits for any lots or units, the 9 Developer shall enter into an Affordable Housing Agreement with the City to provide and deed restrict 63 dwelling units as affordable to lower-income households for 55 years, in 10 accordance with the requirements and process set forth in Chapter 21.85 of the Carlsbad Municipal Code. The draft Affordable Housing Agreement shall be submitted to the City ^ ^ Planner no later than 60 days prior to the request to final the map. The recorded 12 Affordable Housing Agreement shall be binding on all future owners and successors in interest. 13 13. Developer shall submit and obtain City Planner approval of a Final Landscape and ^4 Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the City's Landscape Manual. Developer shall construct and install all landscaping and irrigation as shown on the approved Final Plans. All landscaping shall be maintained in a 15 healthy and thriving condition, free from weeds, trash, and debris. All irrigation systems shall be maintained to provide the optimum amount of water to the landscape for plant 17 growth without causing soil erosion and runoff. Native plants shall be used adjacent to ^ ^ the open space Lot 8 of CT 11-03 to the greatest extent possible. j9 14. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plancheck process on file in the Planning Division and accompanied by the 20 project's building, improvement, and grading plans. 21 15. Concurrent with recordation of FM 11-03 or prior to the issuance of a building 22 permit for SDP Ol-IO(A), whichever occurs first, the developer shall make an irrevocable offer of dedication for a permanent easement for public use of the 23 community trail located on the northeast boundary of the site. Appropriate securities as determined by the City Engineer shall be provided concurrent with the 24 recordation of FM 11-03; however, the trail shall be constructed at a future date as determined by the City Planner as a private trail for public use. The obligation for the construction, maintenance and liability shall be the responsibility of the 25 property owner. 27 16. Developer shall provide bus stops to service this development at locations and with reasonable facilities to the satisfaction of the North County Transit District and the City 2^ Planner. Said facilities, if required, shall be free from advertising and shall at a minimum PC RESO NO. 6956 -6- 15 25 5 ^ include a bench and a pole for the bus stop sign. The facilities shall be designed to 2 enhance or be consistent with the basic architectural theme of the project. 3 17. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 4 5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 15, pursuant to Chapter 21.90. All such 6 taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. 7 Prior to recordation of the final map (FM 11-03), the Developer shall: 1) consult with the United States Fish and Wildlife Service (USFWS) regarding the impacts of the 9 Project; and 2) obtain any permits required by the USWFS. 10 19. If a grading permit is required, all grading activities are prohibited from (February for gnatcatcher or March 1^^ for vireo) to (September 15**^ for gnatcatcher or October 1^* for vireo). All erosion control measures must be installed prior to the initial grading. Any j2 grading extensions into the grading prohibition period must receive written approval of the City Engineer and the responsible wildlife agencies (Califomia Department of Fish 13 and Wildlife/United States Fish and Wildlife Service). ^4 20. Prior to the recordation of the final map (FM 11-03) or the issuance of building permits, whichever occurs first, the Developer shall prepare and record a Notice that this property may be subject to noise impacts from the proposed or existing Transportation Corridor, in 15 a form meeting the approval of the City Planner and the City Attomey (see Noise Form #1 on file in the Planning Division). 11 15 17 18 21. Prior to the recordation of the final map (FM 11-03) or the issuance of building permits, whichever occurs first, the Developer shall prepare and record a Notice that this property 19 is subject to overflight, sight and sound of aircraft operating from McClellan-Palomar Airport, in a form meeting the approval of the City Planner and the City Attomey (see 20 Noise Form #2 on file in the Planning Division). 21 22. Developer shall post aircraft noise notification signs in all sales and/or rental offices 22 associated with the new development. The number and locations of said signs shall be approved by the City Planner (see Noise Form #3 on file in the Planning Division). 23 23. No outdoor storage of materials shall occur onsite unless required by the Fire Chief 24 When so required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of an Outdoor Storage Plan, and thereafter comply with the approved plan. 26 24. Prior to the issuance of a grading permit, Developer shall submit to the City a Notice of 27 Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the City 2^ Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Tentative Tract Map/Planned Development Permit by Resolution No. PC RESO NO. 6956 -7- ^ 6956 on the property. Said Notice of Restriction shall note the property description, 2 location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. 3 The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 15 25 Engineering: General 25. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, developer shall apply for and obtain approval from, the City Engineer 9 for the proposed haul route. 10 26. Developer shall submit to the city planner, a reproducible 24" x 36", mylar copy of the tentative map reflecting the conditions approved by the final decision making body. The ^ ^ reproducible shall be submitted to the city planner, reviewed and, if acceptable, signed by j2 the city's project engineer and project planner prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever occurs first. 13 27. Developer shall submit to the City Engineer an acceptable instrument, via CC&Rs and/or 14 other recorded document, addressing the maintenance, repair, and replacement of shared private improvements within this subdivision, including but not limited to private driveways, parking lots, striping, signage, utilities, sidewalks, landscaping, lighting, curb, 15 gutter, bio-retention basins, storm drain facilities, etc. located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties 17 within this subdivision. 1 R 28. Developer shall prepare, submit and process for City Engineer approval a final map to j9 subdivide this project. There shall be one Final Map recorded for this project. 20 29. The final map for this project shall not record in advance of the final map for Cantarini development (CT 00-18) as the adjacent offsite development 21 improvements for this project are contingent on the developer for CT 00-18 22 constructing them, unless otherwise approved by the City Engineer, City Planner and Fire Marshal. 23 30. No final map, grading or improvement plans for this project shall be approved until 24 the offsite public street and public utility improvements required to serve this project are constructed to the satisfaction of the City Engineer and Fire Marshal. These improvements consist of, but are not limited to, College Boulevard core street 25 and public utility improvements from its existing terminus near El Camino Real to Cannon Road, College Boulevard bridge. Basin BJ, and *C' Street as shown on the 27 tentative map for the Cantarini development (CT 00-18). At the discretion of the City Engineer, the developer may be allowed to post security for that portion of the 28 offsite improvements not yet constructed in accordance with C.M.C. Section 20.16.070, if it can be demonstrated that all performance standards will be met. PC RESO NO. 6956 -8- 31. This project is subject to all applicable conditions of Cantarini development (CT 00- 2 18) related to this project as determined by the City Engineer, City Planner and Fire Marshal. 3 32. Developer shall install sight distance corridors at all street intersections and driveways in 4 accordance with City Engineering standards. The property owner shall maintain this ^ condition. 6 33. Prior to approval of Improvement Plans, Grading Plans or Final Map, developer shall submit to the City Engineer written approval from North County Transit District (NCTD) 7 demonstrating mass-transit improvement requirements for this project have been satisfied. 9 Fees/Agreements 10 34. Developer shall cause property owner to execute and submit to the City Engineer for recordation, the city's standard form Geologic Failure Hold Harmless Agreement. 11 12 35. Developer shall cause property owner to execute and submit to the City Engineer for recordation the city's standard form Drainage Hold Harmless Agreement. 13 36. Developer shall cause property owner to submit an executed copy to the City Engineer 14 for recordation a city standard Permanent Stormwater Quality Best Management Practice J ^ Maintenance Agreement. 15 37. This project shall be annexed into City of Carlsbad Street Lighting and Landscaping District No. 2 (SL&LD #2). Prior to approval of any grading, building permits or final 17 map for this project, developer shall cause owner to execute an Agreement to annex the subject property into SL&LD #2. The Agreement shall be in a form approved by the assistant city finance director. Developer shall pay all fees necessary to annex the j9 property into SL&LD #2. 20 38. Developer shall cause property owner to execute and submit to the City Engineer for recordation the city's standard form Street Tree Maintenance Agreement. 21 22 Grading 23 39. Based upon a review of the proposed precise grading and the grading quantities shown on the tentative map, a grading permit for this project is required. Developer shall prepare 24 and submit plans and technical studies/reports for City Engineer review, post security and pay all applicable grading plan review and permit fees per the city's latest fee schedule. 25 40. No grading for private improvements shall occur outside the project unless developer obtains, records, and submits a recorded copy, to the City Engineer, a temporary grading, 27 construction or slope easement or agreement from the owners of the affected properties. If developer is unable to obtain the temporary grading or slope easement, or agreement, 28 no grading permit will be issued. In that case developer must either apply for and obtain an amendment of this approval or modify the plans so grading will not occur outside the PC RESO NO. 6956 -9- project and apply for and obtain a finding of substantial conformance and/or consistency determination from both the City Engineer and City Planner. 41. Developer shall comply with the city's Stormwater Regulations, latest version, and shall implement best management practices at all times. Best management practices include but are not limited to pollution control practices or devices, erosion control to prevent sift runoff during construction, general housekeeping practices, pollution prevention and educational practices, maintenance procedures, and other management practices or devices to prevent or reduce the discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the maximum extent practicable. Developer shall notify prospective owners and tenants of the above requirements. 42. Prior to the issuance of a grading permit, developer shall submit to the City Engineer 9 receipt of a Notice of Intent from the State Water Resources Control Board. 10 43. Prior to the issuance of grading permit or building permit, whichever occurs first, developer shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan 11 (TIER 3 SWPPP). The TIER 3 SWPPP shall comply with current requirements and provisions established by the San Diego Regional Water Quality Control Board and City of Carlsbad Requirements. The TIER 3 SWPPP shall identify and incorporate measures 13 to reduce storm water pollutant runoff during construction of the project to the maximum extent practicable. Developer shall pay all applicable SWPPP plan review and inspection 14 fees per the city's latest fee schedule. 44. This project is subject to 'Priority Development Project' requirements. Developer shall j5 prepare and process a Storm Water Management Plan (SWMP), subject to City Engineer approval, to demonstrate how this project meets new/current storm water treatment 17 requirements per the city's Standard Urban Storm Water Management Plan (SUSMP), latest version. In addition to new treatment control BMP selection criteria in the SUSMP, the developer shall use low impact development (site design) approaches to ensure that runoff from impervious areas (roofs, pavement, etc.) are drained through landscaped (pervious) areas prior to discharge. Developer shall pay all applicable SWMP 20 plan review and inspection fees per the city's latest fee schedule. 12 18 19 21 45. Developer is responsible to ensure that all final design plans (grading plans, improvement plans, landscape plans, building plans, etc.) incorporate all source control, site design, treatment control BMP, hydromodification measures, and Low Impact Design (LID) 22 23 facilities. 24 46. Developer shall submit documentation, subject to City Engineer approval, demonstrating how this project complies with Hydromodification requirements per the city's SUSMP, 2^ latest version. Documentation shall be included within the Storm Water Management 25 Plan (SWMP). 27 Dedications/Improvements 28 47, Developer shall cause owner to dedicate to the city and/or other appropriate entities for the public utility and access, sewer and trail purposes as shown on the tentative map. PC RESO NO. 6956 -10- ^ The offer shall be made by a certificate on the final map. All land so offered shall be free 2 and clear of all liens and encumbrances and without cost to the city. Streets that are already public are not required to be rededicated. Additional easements may be required 3 at final design to the satisfaction of the City Engineer. 4 48. Developer shall design the private drainage systems, as shown on the tentative map to the satisfaction of the City Engineer. All private drainage systems (12" diameter storm drain and larger) shall be inspected by the city. Developer shall pay the standard improvement 5 plan check and inspection fees for private drainage systems. 5 7 49. Developer shall prepare and process public improvement plans and, prior to City Engineer approval of said plans, shall execute a city standard Subdivision Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the tentative map. Said improvements shall be installed to city standards to the satisfaction of the City Engineer. These improvements 10 include, but are not limited to: ^ ^ A. Public potable wateriines and appurtenances as shown on tentative map. 12 B. Public sewer lines and appurtenances as shown on tentative map. 13 50. Developer shall pay the standard improvement plan check and inspection fees. Improvements listed above shall be constructed within 36 months of approval of the 4 subdivision or development improvement agreement or such other time as provided in I ^ said agreement. 15 51. Developer shall cause owner to waive direct access rights on the final map along College Blvd frontage to the satisfaction of the City Engineer. 17 52. Developer shall design, and obtain approval from the City Engineer, the structural section for the access aisles with a traffic index of 5.0 in accordance with city standards due to J 9 truck access through the parking area and/or aisles with an ADT greater than 500. Prior to completion of grading, the final structural pavement design of the aisle ways shall be 20 submitted together with required R-value soil test information subject to the review and approval of the City Engineer. 21 22 Non-Mapping Notes 23 53. Add the following notes to the final map as non-mapping data 24 A. Developer has executed a city standard Subdivision Improvement Agreement and has posted security in accordance with C.M.C. Section 20.16.070 to install public improvements shown on the tentative map. These improvements include, but are not 25 25 limited to: 27 a. Public potable wateriines and appurtenances as shown on tentative map. b. Public sewer lines and appurtenances as shown on tentative map. B. Building permits will not be issued for development of the subject property unless the PC RESO NO. 6956 -11- ^ appropriate agency determines that sewer and water facilities are available. 2 C. Geotechnical Caution: 3 a. The owner of this property on behalf of itself and all of its successors in interest 4 has agreed to hold harmless and indemnify the City of Carlsbad from any action ^ that may arise through any geological failure, ground water seepage or land subsidence and subsequent damage that may occur on, or adjacent to, this 5 subdivision due to its construction, operation or maintenance. 7 D. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to encroach within the area identified as a sight distance corridor as defined by City of ^ Carlsbad Engineering Standards or line-of-sight per Caltrans standards. 9 E. The owner of this property on behalf of itself and all of its successors in interest has 10 agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any diversion of waters, the alteration of the normal flow of surface 11 waters or drainage, or the concentration of surface waters or drainage from the 12 drainage system or other improvements identified in the city approved development plans; or by the design, construction or maintenance of the drainage system or other 13 improvements identified in the city approved development plans. 14 Utilities 15 54. Developer shall meet with the fire marshal to determine if fire protection measures (fire 16 flows, fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if proposed, shall be considered public improvements and shall be served by 17 public water mains to the satisfaction of the district engineer. 18 55. Developer shall design and construct public facilities within public right-of-way or within 19 minimum 20-foot wide easements granted to the district or the City of Carlsbad. At the discretion of the district or City Engineer, wider easements may be required for adequate 20 maintenance, access and/or joint utility purposes. 56. Prior to issuance of building permits, developer shall pay all fees, deposits, and charges 22 for connection to public facilities. 23 57. The developer shall design landscape and irrigation plans utilizing recycled water as a source and prepare and submit a colored recycled water use map to the Planning Division 24 for processing and approval by the district engineer. 25 58. Developer shall install potable water and/or recycled water services and meters at 25 locations approved by the district engineer. The locations of said services shall be reflected on public improvement plans. 27 59. The developer shall install sewer laterals and clean-outs at locations approved by the City Engineer. The locations of sewer laterals shall be reflected on public improvement plans. PC RESO NO. 6956 -12- Code Reminders: The project is subject to all applicable provisions of local ordinances, including but not limited to the following: ^ 60. The developer shall design and construct public water, sewer, and recycled water 2 facilities substantially as shown on the tentative map to the satisfaction of the district engineer and City Engineer. 3 4 5 6 61. Approval of this request shall not excuse compliance with all applicable sections of the 7 Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance, except as otherwise specifically provided herein. o 9 62. Developer shall pay a landscape plancheck and inspection fee as required by Section 20.08.050 ofthe Carisbad Municipal Code. 10 63. Developer shall pay park-in-lieu fees to the City, prior to the approval of the final map as 11 required by Chapter 20.44 of the Carlsbad Municipal Code. 12 64. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal 13 Code Section 18.04.320. 14 65. Any signs proposed for this development shall at a minimum be designed in conformance with the City's Sign Ordinance and shall require review and approval of the City Planner prior to installation of such signs. 16 66. Tentative Map CT 11-03 and PUD 12-03 shall expire two years from the date on which 17 the Planning Commission voted to approve this application. 67. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the tentative map 20 are for planning purposes only. 21 NOTICE TO APPLICANT 22 An appeal of Planning Commission's final decision to the City Council must be filed with the 23 City Clerk at 1200 Carisbad Village Drive, Carisbad, Califomia, 92008, within ten (10) calendar days of the date of the Planning Commission's decision. Pursuant to Carlsbad Municipal Code 24 Chapter 21.54, section 21.54.150, the appeal must be in writing and state the reason(s) for the appeal. The City Council must make a determination on the appeal prior to any judicial review. 26 27 28 PC RESO NO. 6956 -13- 7 \ NOTICE 2 Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, ^ reservations, or other exactions hereafter collectively referred to for convenience as ^ "fees/exactions. 5 You have 90 days from date of approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Goverrunent Code Section 6 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or g annul their imposition. 9 You are hereby FURTHER NOTIFIED tiiat your right to protest tiie specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, ^ ^ zoning, grading, or other similar application processing or service fees in connection with this 11 project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise 12 expired. 13 PASSED, APPROVED, AND ADOPTED at a regular meeting of tiie Planning ^4 Commission of the City of Carisbad, Califomia, held on April 3, 2013, by the following vote, to 15 wit: 16 AYES: Chairperson Siekmann, L'Heureux, Montgomery, Schumacher, 17 Scully, and Segall 27 28 NOES: ABSENT: Black ABSTAIN: 18 19 20 21 22 KERRY K. SIEKMANN, Chairperson 24 CARLSBAD PLANNING COMMISSION 25 26 ATTEST: DON NEU City Plaimer PC RESO NO. 6956 -14- PLANNING COMMISSION RESOLUTION NO. 6957 ^ A RESOLUTION OF THE PLANNING COMMISSION OF THE 2 CITY OF CARLSBAD, CALIFORNL\ RECOMMENDING APPROVAL OF SDP Ol-IO(A) TO DEVELOP 127 3 APARTMENT UNITS ON PROPERTY GENERALLY LOCATED EAST OF THE FUTURE EXTENSION OF 4 COLLEGE BOULEVARD AND SOUTH OF CANNON ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 15. CASE NAME: ENCINAS CREEK APARTMENT HOMES 5 CASE NO.: SDPOl-lO(A) 5 25 26 27 28 ("the Property"); and WHEREAS, said verified application constitutes a request for a Site Development 7 WHEREAS, Holly Springs, LTD, "Owner and Developer," has filed a verified o application with the City of Carlsbad regarding property described as 9 Parcel D of Certificate of Compliance recorded March 27, 10 2007, as File No. 2007-0205875, official records, being those portions of Lots ^^E" and ^'B" of Rancho Agua Hedionda, in the 11 City of Carlsbad, County of San Diego, State of California, 12 according to map thereof No. 823, filed in the office of the County Recorder of San Diego County on November 16,1896 13 " 14 15 15 Plan Amendment as shown on Exhibits "A"-"Z" dated April 3, 2013, on file in the Planning 17 Division ENCINAS CREEK APARTMENT HOMES - SDP Ol-IO(A), as provided by ^^ Section 21.53.120 ofthe Carlsbad Municipal Code; and 19 WHEREAS, on December 7, 2004, the City CouncH approved, SDP 01-10 , as 20 described and conditioned in City Councfl Resolution No. 2004-387 and Planning 22 Commission Resolution No. 5754; and 23 WHEREAS, the Planning Commission did, on April 3, 2013, hold a duly noticed 24 public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of persons desiring to be heard, said Commission considered all factors relating to the Tentative Tract Map, Planned Development Permit, and Site Development Plan Amendment. 7 12 18 19 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. r B) That based on the evidence presented at the public hearing, the Commission RECOMMENDS APPROVAL of ENCINAS CREEK APARTMENT 5 HOMES - SDP Ol-IO(A), based on the following findings and subject to the following conditions: Findings: g 1. That the requested use is properly related to the site, surroundings and environmental settings, is consistent with the various elements and objectives of the General Plan, will 10 not be detrimental to existing uses or to uses specifically permitted in the area in which the proposed use is to be located, and will not adversely impact the site, surroundings or 11 traffic circulation, in that the project site is located within an urbanizing neighborhood and the project will be located in close proximity to a range of commercial retail and community services including the Sage Creek High School, 13 the future commercial shopping centers at College Boulevard and El Camino Real as well as the future commercial center in Robertson Ranch, the future City park in 14 Robertson Ranch, Dos Colinas continuing care facility and the future expansion of the public transportation system on College Boulevard. The project exceeds the density permitted by the Growth Management Control Point for RMH General 1^ Plan Land Use designation by 56 units, however, the project satisfies the criteria set forth in Chapter 21.53 ofthe Carlsbad Municipal Code and City Council Policy No. 17 43 for allowing a density increase in that 50% of the rental units will be made available to lower income households. In addition: a. The proposed 127 unit mixed-rate housing project is consistent with the Residential Medium High (RMH, 8-15 du/ac) land use designation as discussed 2Q above, and relative to the Cantarini Ranch and Holly Springs development proposals, will help to meet the housing needs of the community. 21 b. The project is consistent with City policies and those development standards 22 appHcable to the construction of affordable multi-family housing and will be used to satisfy the affordable housing requirements of both the Cantarini Ranch 2-^ and Holly Springs developments. 24 The project's location adjacent to College Boulevard and the provision of two 25 points of access from a collector street "Street C" will not adversely affect the surrounding properties. 26 d. The site is appropriate for higher density residential development and complies 27 with the General Plan location criteria for affordable housing in that the site is 2g adjacent to a major arterial (College Boulevard) and other transportation facilities are and will be available (existing and future transit bus lines) which provide convenient access to nearby employment areas and commercial services. PC RESO NO. 6957 -2- 5 e. The project will serve as a combined off-site project to meet the affordable 2 housing requirements for the Cantarini Ranch and Holly Springs single family home projects and other small single family home projects within the vicinity. 3 2. That the project will provide sufficient additional public facilities for the density in 4 excess of the growth management control point to ensure that the adequacy of the City's public facility plans will not be adversely impacted, in that the street system surrounding the development is sized to accommodate the additional 282 ADT 5 generated by the project, the sewer and water systems are designed to provide service at greater capacity than that required by the project, school fees will be paid 7 per residential unit, and library and parks facilities are provided at a greater level than required by the Zone 15 Local Facilities Management Plan. 8 9 3. That the site for the intended use is adequate in size and shape to accommodate the use, in that all required setbacks have been provided, a 40 foot average landscape buffer is 10 provided along College Boulevard, two points of access are provided to the site to ensure adequate emergency access, landscaping has been integrated throughout the 11 site, parking spaces are located in close proximity to the apartments, and 12 architectural details have been provided on all four elevations of each building. j3 4. That there have been sufficient developments approved in the quadrant at densities below the control point to offset the units in the project above the control point so that approval 14 will not result in exceeding the quadrant limit. 15 5. Standards modifications are appropriate for the site in that: a. The proposal to allow a modification to the minimum width dimension for the individual one car garages, allowing a ten foot width versus a 12 foot width, reduces the overaH length of the building and thereby reduces construction costs 18 and contributes to the subsidy necessary for the provision of lower income housing. 19 2Q b. The proposal to increase building height from 35 feet to 41 feet 9 inches in height to aUow for the installation of roof mounted heating and cooling equipment and 21 the appropriate screening of the heating and cooling units is a less costly and more effective method of installation versus ground mounting of the same 22 equipment. The cost savings and aesthetic benefit of the additional height serves to create a positive financial contribution toward the provision of inclusionary housing as weU as allow for an aesthetically pleasing building environment. 24 6. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust 25 the requested use to existing or permitted future uses in the neighborhood will be provided and maintained, in that all required setbacks have been provided, a 40 foot average landscape buffer is provided along College Boulevard, two points of access 27 are provided to the site to ensure adequate emergency access, landscaping has been integrated throughout the site, parking spaces are located in close proximity to the 28 apartments, and architectural details have been provided on all four elevations of each building. PC RESO NO. 6957 -3- 26 ^ That the street systems serving the proposed use is adequate to properly handle all traffic 2 generated by the proposed use, in that the public streets will be improved to full width with curbs, gutters, and sidewalks, and that the proposed streets have been 3 demonstrated to be adequate to accommodate the traffic generated by this project (480 ADT) through approval of the Cantarini/Holly Springs EIR - EIR 02-02 and 4 the increase of 282 ADT attributed to the addition of 47 apartment units. ^ 8. That the project is consistent with the Housing Element of the General Plan and the 5 Inclusionary Housing Ordinance as the developer has been conditioned to enter into an inclusionary housing agreement to provide and deed restrict 63 dweUing units as 7 affordable to lower income households. 14 20 General 8 9 That the project is consistent with the City's Landscape Manual and Water Efficient 10 Landscape Ordinance (Carlsbad Municipal Code Chapter 18.50). 11 10. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed 12 to mitigate impacts caused by or reasonably related to the project, and the extent and the j3 degree of the exaction is in rough proportionality to the impact caused by the project. Conditions: 15 Note: Unless otherwise specified herein, all conditions shall be satisfied prior to recordation of a final map for CT 11-03 or issuance of a grading permit, whichever occurs first. 1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so 18 implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all 19 future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property titie; institute and prosecute litigation to compel their compliance with said 21 conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City's approval of this Site Development Plan. 22 Staff is authorized and directed to make, or require the Developer to make, all corrections 2-^ and modifications to the Site Development Plan documents, as necessary to make them 24 internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, 25 different from this approval, shall require an amendment to this approval. 26 3, Developer shall comply with all applicable provisions of federal, state, and local laws and 2^^ regulations in effect at the time of building permit issuance. 28 4. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are PC RESO NO. 6957 -4- 5 8 ^ challenged, this approval shall be suspended as provided in Govemment Code Section 2 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with 3 all requirements of law. 4 5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims 6 and costs, including court costs and attomey's fees incurred by the City arising, directly or indirectly, from (a) City's approval and issuance of this Site Development Plan, 7 (b) City's approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, 9 including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation 10 survives until all legal proceedings have been concluded and continues even if the City's approval is not validated. 11 j2 6. Developer shall implement, or cause the implementation of, the Cantarini/Holly Springs Developments Final EIR 02-02 Mitigation Monitoring and Reporting Program. 13 Approval of Planning Commission Resolution No. 6957 supersedes Planning 14 Commission Resolution Nos. 5754 (SDP 01-10) and 6331 (SDP 01-10x1). ^ ^ 8. This approval is granted subject to the approval of CT 11-03/PUD 12-03 and is subject to 15 all conditions contained in Planning Commission Resolution No. 6956 for those other approvals incorporated herein by reference. 17 18 19 10. Developer shall submit to the City Planner a reproducible 24" x 36" mylar copy of the 20 Site Plan reflecting the conditions approved by the final decision-making body. 21 11. Prior to the issuance of a building permit, the Developer shall provide proof to the 22 Building Division from the Carlsbad Unified School District that this project has satisfied its obligation to provide school facilities. 23 12. This project shall comply with all conditions and mitigation measures which are required 24 as part of the Zone 15 Local Facilities Management Plan and any amendments made to 2^ that Plan prior to the issuance of building permits. 26 13. SDP Ol-IO(A) approval shall become null and void if building permits are not issued within 24 months from the date of Final Map FM 11-03 recordation. 27 14. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the City that adequate water service and sewer facilities, respectively, are available to the project at the PC RESO NO. 6957 -5- SDP Ol-IO(A) approval shall become null and void upon the expiration of Tentative Map CT 00-18xl/CT 00-21x1 (Cantarini/Holly Springs). 5 ^ time of the application for the building permit, and that water and sewer capacity and 2 facilities will continue to be available until the time of occupancy. 3 15. Prior to the approval of the final map (FM 11-03) for any phase of this project, or where a map is not being processed, prior to the issuance of building permits for any lots or units, 4 the Developer shall enter into an Affordable Housing Agreement with the City to provide and deed restrict 63 dwelling units as affordable to lower-income households at 70% or lower AMI for 55 years, in accordance with the requirements and process set forth in 6 Chapter 21.85 of the Carlsbad Municipal Code. The draft Affordable Housing Agreement shall be submitted to the City Planner no later than 60 days prior to the 7 request to final the map. The recorded Affordable Housing Agreement shall be binding on all future owners and successors in interest. o 9 16. At least 10% of the units (6 units) designated for lower-income households shaU have three bedrooms. 10 " 11 17. Twenty one (21) income restricted housing units may be used to satisfy the inclusionary housing requirements for other developments within the northeast j2 quadrant, subject to a City Council approved Affordable Housing Agreement. 13 18. Developer shall construct the required inclusionary units concurrent with the project's market rate units, unless both the final decision-making authority of the City and the 14 Developer agree within an Affordable Housing Agreement to an altemate schedule for J ^ development. 15 19. Developer shall submit and obtain City Planner approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and 17 the City's Landscape Manual. Developer shall construct and install all landscaping and irrigation as shown on the approved Final Plans. All landscaping shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. All irrigation systems j9 shall be maintained to provide the optimum amount of water to the landscape for plant growth without causing soil erosion and runoff. Native plants shall be used adjacent to 20 the open space Lot 8 of CT 11-03 to the greatest extent possible. 21 20. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the 22 landscape plancheck process on file in the Planning Division and accompanied by the project's building, improvement, and grading plans. 23 21. Concurrent with recordation of FM 11-03 or prior to the issuance of a building 24 permit for SDP Ol-IO(A), whichever occurs first, the developer shall make an irrevocable offer of dedication for a permanent easement for public use of the community trail located on the northeast boundary of the site. Appropriate 25 securities as determined by the City Engineer shall be provided concurrent with the recordation of FM 11-03; however, the trail shall be constructed at a future date as 27 determined by the City Planner as a private trail for public use. The obligation for the construction, maintenance and liabUity shall be the responsibility of the property owner. PC RESO NO. 6957 -6- 25 28 22. Developer shall provide bus stops to service this development at locations and with 2 reasonable facilities to the satisfaction of the North County Transit District and the City Planner. Said facilities, if required, shall be free from advertising and shall at a minimum 3 include a bench and a pole for the bus stop sign. The facilities shall be designed to ^ enhance or be consistent with the basic architectural theme of the project. ^ 23. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 6 5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable 7 Local Facilities Management Plan fee for Zone 15, pursuant to Chapter 21.90. All such ^ taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. 9 24. Prior to recordation of the final map (FM 11-03) or issuance of a grading permit, 10 whichever occurs first, the Developer shall: 1) consult with the United States Fish and Wildlife Service (USFWS) regarding the impacts of the Project; and 2) obtain any ^ ^ permits required by the USWFS. 12 ,t 25. If a grading permit is required, all grading activities are prohibited from (Febmary 1 for 13 gnatcatcher or March 1^* for vireo) to (September 15* for gnatcatcher or October 1^^ for vireo). All erosion control measures must be installed prior to the initial grading. Any 14 grading extensions into the grading prohibition period must receive written approval of the City Engineer and the responsible wildlife agencies (California Department of Fish and Wildlife/United States Fish and Wildlife Service). 15 16 .. 26. All roof appurtenances, including air conditioners, shall be architecturally integrated and 17 concealed from view and the sound buffered from adjacent properties and streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the ^ ^ Directors of Community Development and Planning. 19 27. Prior to occupancy of the first dwelling unit, the Developer shall provide all required 20 passive and active recreational areas per the approved plans, including landscaping and recreational facilities. 21 22 28. Prior to the issuance of building permits, the Developer shall prepare and record a Notice that this property may be subject to noise impacts from the proposed or existing 23 Transportation Corridor, in a form meeting the approval of the City Planner and the City Attorney (see Noise Form #1 on file in the Planning Division). 24 29. Prior to the issuance of building permits, the Developer shall prepare and record a Notice that this property is subject to overflight, sight and sound of aircraft operating from 25 McClellan-Palomar Airport, in a form meeting the approval of the City Planner and the City Attorney (see Noise Form #2 on file in the Planning Division). 27 30. Developer shall post aircraft noise notification signs in all sales and/or rental offices 28 associated with the new development. The number and locations of said signs shall be approved by the City Planner (see Noise Form #3 on file in the Planning Division). PC RESO NO. 6957 -7- 31. Developer shall construct trash receptacle and recycling areas enclosed by a six-foot-high 2 masonry wall with gates pursuant to City Engineering Standards and Carlsbad Municipal Code Chapter 21.105. Location of said receptacles shall be approved by the City Planner. 3 Enclosure shall be of similar colors and/or materials to the project to the satisfaction of the City Planner. 4 ^ 32. No outdoor storage of materials shall occur onsite unless required by the Fire Chief When so required, the Developer shall submit and obtain approval of the Fire Chief and 6 the City Planner of an Outdoor Storage Plan, and thereafter comply with the approved plan. 7 8 33. Developer shall submit and obtain City Planner approval of an exterior lighting plan including parking areas. All lighting shall be designed to reflect downward and avoid any 9 impacts on adjacent homes or property. 10 34. All visitor parking spaces shaU be striped a different color than the assigned resident parking spaces and shall be clearly marked in a manner approved by the 11 City Planner. 12 35. The management company shall ensure that there is no outdoor storage of 13 household goods, sports equipment, etc. on balconies and/or patios except barbeques, outdoor tables and chairs, or similar types of furniture commonly found 14 on patios. 36. Structural design and materials needed to achieve a noise level of 45 dBA CNEL 16 with windows closed, interior to all apartment units, shaU be noted on the building plans. A statement certifying that the necessary structural design and materials 17 have been incorporated into the building plans shall be located on the building plans and signed by the acoustical analyst/acoustician and the building architect. 18 19 37. Prior to the issuance of a grading permit, Developer shall submit to the City a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to 20 be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad 21 has issued a Site Development Plan by Resolution No. 6957 on the property. Said 22 Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or 23 restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates 24 said notice upon a showing of good cause by the Developer or successor in interest. Engineering: General 25 26 27 ., 38. Prior to hauling dirt or construction materials to or from any proposed constmction site 28 within this project, developer shall apply for and obtain approval from, the city engineer for the proposed haul route. PC RESO NO. 6957 -8- 39. No grading or improvement plans for this project shall be approved until the offsite 2 public street and public utility improvements required to serve this project are constructed to the satisfaction of the City Engineer and Fire Marshal. These 3 improvements consist of, but are not limited to, College Boulevard core street and public utility improvements from its existing terminus near El Camino Real to 4 Cannon Road, College Boulevard bridge, Basin BJ, and 'C Street as shown on the tentative map for the Cantarini development (CT 00-18). At the discretion of the City Engineer, the developer may be allowed to post security for that portion of the 6 offsite improvements not yet constructed in accordance with C.M.C. Section 20.16.070, if it can be demonstrated that all performance standards will be met. 5 40. This project is subject to all applicable conditions of the Cantarini development (CT 00-18) related to this project as determined by the City Engineer, City Planner and Fire Marshal. 10 41. Developer shall install sight distance corridors at all street intersections and driveways in accordance with city engineering standards. The property owner shall maintain this ^ ^ condition. 12 42. Prior to approval of Improvement Plans, Grading Plans or Final Map, developer shall 13 submit to the City Engineer written approval from North County Transit District (NCTD) demonstrating mass-transit improvement requirements for this project have been 14 satisfied. Fees/Agreements 15 16 .. 43. Developer shall cause property owner to execute and submit to the City Engineer for 17 recordation, the city's standard form Geologic Failure Hold Harmless Agreement. 1 o 44. Developer shall cause property owner to execute and submit to the City Engineer for 19 recordation the city's standard form Drainage Hold Harmless Agreement 20 45. Developer shall cause property owner to submit an executed copy to the City Engineer for recordation a city standard Permanent Stormwater Quality Best Management Practice 21 Maintenance Agreement. 22 46. This project shall be annexed into City of Carlsbad Street Lighting and Landscaping 23 District No. 2 (SL&LD #2). Prior to approval of any grading, building permits or final map for this project, developer shall cause owner to execute an Agreement to annex the 24 subject property into SL&LD #2. The Agreement shall be in a form approved by the Assistant City Finance Director. Developer shall pay all fees necessary to annex the 2^ property into SL&LD #2. 26 47. Developer shall cause property owner to execute and submit to the City Engineer for 27 recordation the city's standard form Street Tree Maintenance Agreement. 28 PC RESO NO. 6957 8 1 ^ Grading 2 48. Based upon a review of the proposed precise grading and the grading quantities shown on 3 the associated tentative map, a grading permit for this project is required. Developer shall prepare and submit plans and technical studies/reports for City Engineer review, post 4 security and pay all applicable grading plan review and permit fees per the city's latest fee ^ schedule. 6 49. No grading for private improvements shall occur outside the project unless developer obtains, records, and submits a recorded copy, to the City Engineer, a temporary grading, 7 construction or slope easement or agreement from the owners of the affected properties. If developer is unable to obtain the temporary grading or slope easement, or agreement, no grading permit will be issued. In that case developer must either apply for and obtain 9 an amendment of this approval or modify the plans so grading will not occur outside the project and apply for and obtain a finding of substantial conformance and/or consistency 10 determination from both the city engineer and city planner. 11 50. Developer shall comply with the city's Stormwater Regulations, latest version, and shall j2 implement best management practices at all times. Best management practices include but are not limited to pollution control practices or devices, erosion control to prevent sift 13 runoff during construction, general housekeeping practices, pollution prevention and educational practices, maintenance procedures, and other management practices or 14 devices to prevent or reduce the discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the maximum extent practicable. Developer shall notify prospective owners and tenants of the above requirements. 16 51. Prior to the issuance of a grading permit, developer shall submit to the City Engineer 17 receipt of a Notice of Intent from the State Water Resources Control Board. 1^ 52. Prior to the issuance of grading permit or building permit, whichever occurs first, developer shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3 SWPPP). The TIER 3 SWPPP shall comply with current requirements and 20 provisions established by the San Diego Regional Water Quality Control Board and City of Carlsbad Requirements. The TIER 3 SWPPP shall identify and incorporate measures 21 to reduce storm water pollutant runoff during construction of the project to the maximum 22 extent practicable. Developer shall pay all applicable SWPPP plan review and inspection fees per the city's latest fee schedule. 23 53. This project is subject to 'Priority Development Project' requirements. Developer shall 24 prepare and process a Storm Water Management Plan (SWMP), subject to City Engineer approval, to demonstrate how this project meets new/current storm water treatment 2^ requirements per the city's Standard Urban Storm Water Management Plan (SUSMP), latest version. In addition to new treatment control BMP selection criteria in the SUSMP, the developer shall use low impact development (site design) approaches to 27 ensure that runoff from impervious areas (roofs, pavement, etc.) are drained through landscaped (pervious) areas prior to discharge. Developer shall pay all applicable SWMP 28 plan review and inspection fees per the city's latest fee schedule. 26 PC RESO NO. 6957 -10- 54. Developer is responsible to ensure that all final design plans (grading plans, improvement 2 plans, landscape plans, building plans, etc.) incorporate all source control, site design, treatment control BMP, hydromodification measures, and Low Impact Design (LID) 3 facilities. 4 55. Developer shall submit documentation, subject to City Engineer approval, demonstrating how this project complies with Hydromodification requirements per the city's SUSMP, latest version. Documentation shall be included within the Storm Water Management 6 Plan (SWMP). 5 7 Dedications/Improvements 56. Developer shall cause owner to dedicate to the city and/or other appropriate entities for 9 the public utility and access, sewer and trail purposes as shown on the site plan. The offer shall be made by a certificate on the final map. All land so offered shall be free and 10 clear of all liens and encumbrances and without cost to the city. Streets that are already public are not required to be rededicated. Additional easements may be required at final 11 design to the satisfaction of the city engineer. 12 57. Developer shall design the private drainage systems, as shown on the associated tentative 13 map to the satisfaction of the City Engineer. All private drainage systems (12" diameter storm drain and larger) shall be inspected by the city. Developer shall pay the standard 14 improvement plan check and inspection fees for private drainage systems. 58. Developer shall prepare and process public improvement plans and, prior to City 15 Engineer approval of said plans, shall execute a city standard Development Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 17 for public improvements shown on the associated tentative map. Said improvements shall be installed to city standards to the satisfaction of the City Engineer. These 1 ^ improvements include, but are not limited to: 19 A. Public potable wateriines and appurtenances as shown on the associated 20 tentative map. B. Public sewer lines and appurtenances as shown on the associated tentative map. 21 22 59. Developer shall pay the standard improvement plan check and inspection fees. Improvements listed above shall be constructed within 36 months of approval of the 23 subdivision or development improvement agreement or such other time as provided in said agreement. 24 25 26 61. Developer shall design, and obtain approval from the City Engineer, the structural section 27 for the access aisles with a traffic index of 5.0 in accordance with city standards due to truck access through the parking area and/or aisles with an ADT greater than 500. Prior to 28 completion of grading, the final structural pavement design of the aisle ways shall be submitted together with required R-value soil test information subject to the review and PC RESO NO. 6957 -11- 60. Developer shall cause owner to waive direct access rights on the final map along College Blvd frontage to the satisfaction of the city engineer. 17 18 approval of the city engineer. Utilities 62. Developer shall meet with the Fire Marshal to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project. Fire 5 hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the district engineer. 63. Developer shall design and construct public facilities within public right-of-way or within minimum 20-foot wide easements granted to the district or the City of Carlsbad. At the g discretion of the District or City Engineer, wider easements may be required for adequate maintenance, access and/or joint utility purposes. 9 64. Prior to issuance of building permits, developer shall pay all fees, deposits, and charges 10 for connection to public facilities. " 65. The developer shall design landscape and irrigation plans utilizing recycled water as a 12 source and prepare and submit a colored recycled water use map to the Planning Division for processing and approval by the District Engineer. 13 14 66. Developer shall install potable water and/or recycled water services and meters at locations approved by the District Engineer. The locations of said services shall be 15 reflected on public improvement plans. 16 67. The developer shall install sewer laterals and clean-outs at locations approved by the City Engineer. The locations of sewer laterals shall be reflected on public improvement plans. 68. The developer shall design and construct public water, sewer, and recycled water facilities substantially as shown on the tentative map to the satisfaction of the District 19 Engineer and City Engineer. 20 Fire 21 69. An approved automatic fire sprinkler system shall be installed in aU buildings. The 22 Site Plan shall indicate that the buildings are so conditioned and shall state "Fire Sprinklered.' 23 " 24 25 26 .. 71. Strict adherence to a 60-foot fire suppression zone clearance between buildings and 27 combustible vegetation consistent with the adopted City of Carlsbad Landscape Manual is required. There shall be no combustible or wood fencing within 100 feet of native undisturbed vegetation (F 3.6). PC RESO NO. 6957 -12- 70. The foHowing item shall be included in the project CC&Rs: a. The maintenance of common areas and fuel modification areas shall be submitted to the Fire Department for review and approval. ^ 72. No patio covers, decks or similar structures shaU occur within the fuel modification 2 zone unless fire rated heavy timber materials are used. Building Department approval of said materials shall be obtained prior to installation. 3 73. Please note that in accordance with the City's adopted landscape manual, unless the 4 60-foot fuel modification zone begins at the property line, section F 3.2 prohibits 5 trees and shrubs in the first twenty (20) feet of the sixty (60) foot fire suppression zone. 6 74. No more than twenty (20) units may be constructed in any phase without providing 7 two points of access to a public street, unless otherwise approved by the Fire Chief ^ or his/her designee. 9 Code Reminders: 10 The project is subject to all applicable provisions of local ordinances, including but not limited to the following: 11 12 75. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building 13 permit issuance, except as otherwise specifically provided herein. 14 76. Developer shall pay a landscape plancheck and inspection fee as required by Section 1^ 20.08.050 ofthe Carisbad Municipal Code. 15 77. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 18.04.320. 17 78. Any signs proposed for this development shall at a minimum be designed in conformance with the City's Sign Ordinance and shall require review and approval of the City Planner j9 prior to installation of such signs. 20 79. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 ofthe City of Carlsbad Municipal Code, respectively. The Average Daily 21 Trips (ADT) and floor area contained in the staff report and shown on the tentative map 22 are for planning purposes only. 23 24 25 28 NOTICE TO APPLICANT An appeal of Planning Commission's final decision to the City Council must be filed with the City Clerk at 1200 Carlsbad Village Drive, Carisbad, Califomia, 92008, within ten (10) calendar 25 days of the date of the Planning Commission's decision. Pursuant to Carlsbad Municipal Code Chapter 21.54, section 21.54.150, the appeal must be in writing and state the reason(s) for the 27 appeal. The City Council must make a determination on the appeal prior to any judicial review. PC RESO NO. 6957 -13- NOTICE 1 2.. Please take NOTICE tiiat approval of your project includes the "imposition" of fees, dedications, ^ reservations, or other exactions hereafter collectively referred to for convenience as 4 "fees/exactions." 5 You have 90 days from date of approval to protest imposition of tiiese fees/exactions. If you protest them, you must follow the protest procedure set fortii in Government Code Section 6 66020(a), and file the protest and any other required infonnation with the City Manager for processing in accordance with Carisbad Municipal Code Section 3,32.030. Failure to timely follow tiiat procedure will bar any subsequent legal action to attack, review, set aside, void, or g annul their imposition. 9 You are hereby FURTHER NOTIFIED that your right to protest tiie specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, ^ ^ zoning, grading, or other similar application processing or service fees in connection with this JI project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to tiiis, or as to which the statute of limitations has previously otherwise 12 expired. 13 PASSED, APPROVED, AND ADOPTED at a regular meeting of tiie Planning 14 25 26 27 28 Commission of the City of Carlsbad, California, held on April 3, 2013, by the following vote, to wit: 15 16.. AYES: Chairperson Siekmann, L'Heureux, Montgomery, Schumacher, Scully, and Segall NOES: ABSENT: Black ABSTAIN: 18 19 20 21 KERRY K. SIEKMANN, Chairperson 24 CARLSBAD PLANNING COMMISSION ATTEST: DON NEU City Planner PC RESO NO. 6957 -14- The City of Carlsbad Plaiming Division EXHIBIT 4 A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: April 3, 2013 Application complete date: May 30, 2012 Project Planner: Christer Westman Project Engmeer: Jeremy Riddle SUBJECT: CT 11-03/PUD 12-03/SDP Ol-IO(A) ~ ENCINAS CREEK APARTMENT HOMES - Request for a recommendation of adoption of a Negative Declaration and an amendment to an approved Site Development Plan and approval of an 8- lot subdivision and Plaimed Unit Development to increase the number of residential apartment units from 80 to 127 on a 6.2 net acre property within the boundaries of the Cantarini/Holly Springs project, east of the future extension of College Boulevard and south of Cannon Road in Local Facilities Management Zone 15. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6955 RECOMMENDING ADOPTION of a Negative Declaration and ADOPT Planning Commission Resolution No. 6957 RECOMMENDING APPROVAL of Site Development Plan Amendment SDP Ol-IO(A) and ADOPT Planning Commission Resolution No. 6956 APPROVING Tentative Map CT 11-03 and Planned Development Permit PUD 12-03 based on the findings and subject to the conditions contained therein. H. INTRODUCTION The project is an amendment to a Site Development Plan approved by the Plaiming Commission and City Council in October and December of 2004 respectively. The scope of the amendment is the addition of 47 apartment units along with the required parking for those units. Accommodating the additional units, while maintaining the same development footprint, requires increasing the size of the multi-family buildings as well as the addition of a fifth building. The Plaiming Commission will be the final decision makers for both the subdivision map (CT) and the Planned Development Permit (PUD) since they are for the creation of only 8 lots. The Planning Commission will be making a recommendation to the City Council for the Site Development Plan amendment (SDP), since the total number of apartment units exceeds 50, and the CEQA determination of a Negative Declaration. ni. PROJECT DESCRIPTION AND BACKGROUND The 6.2 net acre site for the mixed-rate apartment project is located on the northeast side of the intersection of fiiture College Boulevard and fiiture "C" Street. The project site has a Residential Medium High (RMH 8-15 du/ac) General Plan Land Use designation and is surrounded by Residential Low Medium (RLM 0-4 du/ac) and Residential Medium (RM 4-8 du/ac) to the south, RLM and Open Space (OS) to the east, RLM, RM and OS to the west and RLM and Open CT 11-03/PUD 12-03/SDP 01-10(A) - ENCINAS CREEK APARTMENT HOMES April 3, 2013 PAGE 2 Space (OS) to the north. The property is zoned as Residential Density-Multiple (RD-M) and is surrounded by Residential Mobile Home Park (RMHP) and RD-M to the west, RMHP and Open Space (OS) to the north, OS and one half acre minimum lot size One Family Residential (R-1- 0.5-Q) to the east, and R-1-0.5-Q and RD-M to the south. The majority of the surrounding properties are undeveloped, disturbed rolling hills except for the area immediately to the north which includes a naturally vegetated slope onsite and the recreational vehicle storage area for the Rancho Carlsbad mobile home park on the adjacent property. The site was approved for 80 apartment units within four buildings in October/December 2004 as part of the Cantarini/Holly Springs development. Forty of the approved 80 apartment units are conditioned to be income restricted, thereby also satisfying the inclusionary housing requirements for the entire Cantarini/Holly Springs development. The purpose of the request to increase the number of apartment units from 80 to 127 is to increase the economy of scale which results in a financial incentive to the developer to construct the units at a lower cost per unit and will also result in a greater number of income restricted units that qualify to satisfy the Regional Housing Needs Assessment (RHNA). Access to the site is proposed via two entrance points on future "C" Street. The internal vehicular circulation system is comprised of three 24 foot wide driveways that encircle the buildings and provide convenient access to the apartment units, the 170 outdoor surface parking spaces for residents and guests, and the 92 attached resident single-car garages. The project contains five three-story buildings, each containing 23 to 29 dwelling units, and a one-story community recreation center. The rectangular-shaped buildings are primarily three-story with a peak height of 41 feet 9 inches, with horizontal and vertical elements which help to break up the building mass. The buildings exhibit a contemporary craftsman architectural style with stucco and siding exteriors, varying height hipped or gabled roofs covered with architectural-grade asphalt shingles and ground floor trellises. All sides of the building are designed with an equal amount of detailing including timber elements, wood knee braces, painted wood balcony railings, and shutter window trim. Each unit contains a deck area ranging from 50-120 square feet. The 2,969 square foot community center, which serves as a focal point at the primary project entrance, contains a rental office, large fitness room, lobby, livingroom, and restrooms. Walkways throughout the landscaped open space provide pedestrian coimections between buildings and recreation building and to the onsite trail head. Surface and single car garage parking spaces are provided in close proximity to all of the units. Abundant landscaping and enhanced paving accents the development at the main entrance and is carried on throughout the site. Dense landscaping will be provided around the perimeter of the site to screen parked vehicles from the surrounding public views. The applicant has requested approval of two standards modifications. The first request is for approval of single car garages with an interior width of ten feet versus twelve. The second request is for approval of a maximum building height of 41 feet 9 inches versus 35 feet. Ofthe 127 units proposed, 63 will be affordable to households with incomes not exceeding 70% ofthe area median income (AMI) for San Diego County. The project contains 49 one-bedroom 6\3 CT 11-03/PUD 12-03/SDP 01-10(A) - ENCINAS CREEK APARTMENT HOMES April 3, 2013 PAGE 3 units (760-834 square feet), 60 two-bedroom units (1,100-1,174 square feet), and 18 three- bedroom units (1,374 square feet). Ten percent (10%) or seven of the affordable units are required to be three bedroom units, with the remaining 56 affordable units being a mix of one- and two-bedroom units. An affordable housing agreement must be finalized and approved prior to final map approval for whichever records first, either the project subdivision map or the Cantarini Ranch or Holly Springs subdivisions. Apartment projects with greater than four units require approval of a Site Development Plan (SDP). Apartment projects with greater than 50 units and all "affordable housing" projects require approval of an SDP by the City Council. Subdivision of the property into lots for each of the buildings and the open space lot requires approval of a Tentative Tract Map (CT). The creation of lots which do not have direct access to a public road may only be created through a Planned Development Permit (PUD). IV. ANALYSIS The proposed project is subject to the following plans, ordinances, standards, and policies: A. General Plan RMH (Residential Medium High Density) designation; B. Zoning Ordinance (Title 21 of the Carlsbad Municipal Code); 1. Chapter 21.24 - RD-M Zone 2. Section 21.53.120-Site Development Plan 3. Chapter 21.45- Planned Development Ordinance 4. Chapter 21.85 - Inclusionary Housing; C. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code) D. Growth Management (Chapter 21.90 of the Carisbad Municipal Code). The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan The project is consistent with the General Plan as discussed in the following Table 1: CT 11-03/PUD 12-03/SDP 01-10(A) April 3, 2013 PAGE 4 ENCINAS CREEK APARTMENT HOMES TABLE 1: GENERAL LAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR POLICY CONSISTENCY COMPLY? Land Use RMH - Residential Medium Density: 8-15 du/acre GMCP: 11.5 du/acre Project density = 20.5 du/acre (71 units+56 unit density increase = 127 units). The proposed project amendment exceeds the growth management control point of 11.5 du/acre however the project is requesting a density increase pursuant to Chapter 21.53.120 ofthe CMC and will increase the number of onsite affordable units from 40 to 63. Yes Zoning consistency with General Plan RD-M Zone: Multi-family permitted in designation implements General Plan designation. housing is the RD-M which the RMH land use Land Use Residential C.2: Allow increases Policy density *See discussion below Yes Housing 2.2: in Program Flexibility Development Standards - Continue to offer flexibility in development standards to facilitate the development of lower and moderate income households. Yes Modifications to the single car garage width and building height standards are supported which contribute to the builder's ability to subsidize 63 income restricted apartment units. CT 11-03/PUD 12-03/SDP 01-10(A) - ENCINAS CREEK APARTMENT HOMES April 3, 2013 PAGE 5 TABLE 1: GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR POLICY CONSISTENCY COMPLY? Housing, Cont'd. Program 3.5: Affordable Housing Incentives - Allow for the discretionary consideration of density increases through review and approval of a Site Development Plan. The project as amended qualifies for and has been allocated 56 dwelling units from the Excess Dwelling Unit Bank for the provision of affordable residential units. Yes Circulation Require new development to dedicate and improve all roadways, utilities, and drainage facilities. All public facilities including curb, gutter and sidewalk shall be provided for the project frontage on College Boulevard and Street "C". Yes Open Space & Conservation Minimize environmental impacts to sensitive resources within the City Implement BMPs to avoid degradation of water quality that are necessary to serve development. The project as amended will not result in any environmental impacts to the previously graded site. The project as amended is conditioned to prepare and implement a Storm Water Pollution Prevention Plan (SWPPP) that will require that adequate BMPs are incorporated into the project. Yes Noise Residential interior noise standard of 45 dBA CNEL and exterior noise standard of 60 dBA CNEL. The project as amended is conditioned to mitigate interior noise levels for all apartments to 45 dBA CNEL. Noise attenuation along College boulevard is provided for exterior noise impacts. Yes Public Safety Provide project review that allows consideration of seismic and geologic hazards. The amended project improvements will not significantly impact or be impacted by geologic or seismic conditions. Yes CT 11-03/PUD 12-03/SDP Ol-IO(A) - ENCINAS CREEK APARTMENT HOMES April 3, 2013 PAGE 6 * The density range for the site's RMH Land Use designation is 8-15 dwelling units per acre. The Growth Management Control Point density is 11.5 dwelling units per acre. The applicant has proposed a project that is 20.5 dwelling units per acre. The density increase is necessary to make it financially feasible for the applicant to provide affordable housing units and is consistent with Implementing Policy and Action Program C.2 which supports the provision of increased density to create affordable housing opportunities. Implementing Policy and Action Program C.2 allows density increases above the maximum residential densities permitted by the General Plan to enable the development of lower-income affordable housing through a Site Development Plan (SDP). Any SDP application request to increase residential densities for the purposes of providing lower-income affordable housing shall be evaluated relative to its compatibility with adjacent land uses, the adequacy of public facilities, and its proximity to a freeway/major road, or commercial center, or employment opportunities, or City park, or City Open Space, or commuter rail, or transit center. The proposed project site meets these three criteria as discussed below: The project is compatible with adjacent land uses in that other future residential developments in the vicinity are separated by topography and future roadway construction. Properties to the north and east are predominantly Open Space Land Use designations and properties to the south and west have Land Use designations of Residential Low Medium. The Site Development Plan amendment will only incrementally increase the demand for public facilities over the existing approval for an 80 apartment unit project. The proposed project's ultimate demand for public services is within the capacity limits of the existing services and no new facilities are required to be constructed to accommodate the proposed use. In addition, prior to the issuance of a building permit, the project will pay appropriate impact fees based on the number of project units. The project site is located appropriately for an increase in density since it is near a future City park in Robertson Ranch, and it will be served by public transportation on College Boulevard, and is in close proximity to future commercial developments in both Robertson Ranch and at El Camino Real and College Boulevard. There have been sufficient developments approved in the northeast quadrant at densities below the control point to offset the units in the project above the control point so that approval will not result in exceeding the quadrant limit. In further support of the density increase, the applicant has submitted a pro forma that has been reviewed by the Housing Policy Team as evidence that the additional density is economically necessary to develop the units for income restricted housing and to make the units affordable as proposed. B. Title 21 (Zoning Ordinance) 1. RD-M Zone The table below illustrates the amended project's compliance with the applicable chapters ofthe Zoning Ordinance. The development standard stated in Table 2 is the standard applicable to the project. CT 11-03/PUD 12-03/SDP 01-10(A) - ENCINAS CREEK APARTMENT HOMES April 3,2013 PAGE 7 TABLE 2: RD M DEVELOPMENT STANDARDS Standard Required Provided Compliance Height 35 feet maximum 41 feet 9 inches No. See discussion under Site Development Plan Building Coverage 60% maximum 21% maximum Yes Setbacks: Front (College Blvd.) Street Side (Street "C") 20 feet 10 feet 85+ feet 26-62 feet Yes Yes Setbacks: Side Rear 10 feet 20 feet 93+ feet 80+ feet Yes Yes Parking: Resident: 1 bedroom =1.5 spaces 2/3 bedrooms = 2 spaces 1.5 x 49: 74 spaces 2 x 78: 156 spaces Yes Yes Guest parking: 1 onsite guest parking space for every 4 units Total Provided: 230 spaces 127/4: 32 spaces Yes 2. Site Development Plan Section 21.53.120 of the Zoning Ordinance requires that a Site Development Plan (SDP) be processed for an affordable housing project of any size. Consistent with the provisions of Section 21.53.120(c), since the project is an "affordable housing" project, less restrictive development standards than specified in the underlying zone or elsewhere may be allowed, provided that the project is in conformity with the General Plan and adopted policies and goals of the City, and it would have no detrimental effect on public health, safety and welfare. The application does include a request for modified development standards. The modifications include, reducing the single car garage width from 12 feet to 10 feet, and increasing the building height from 35 feet to 41 feet 9 inches. These modifications may be allowed provided that the project is in conformity with the General Plan and adopted policies and goals of the City, and it would have no detrimental effect on public health, safety, and welfare. In summary, the two proposed standards modifications provide additional available site area for the location of the proposed affordable dwelling units (consistent with Housing Element Programs 2.2, 3.5 and 3.10). The amended project's consistency with the General Plan is discussed in Section "A" of this report and the project as amended is consistent with the General Plan even with the approval of the modified standards. The modification to standards will not have a detrimental effect on public health, safety, or welfare for the following reasons: CT 11-03/PUD 12-03/SDP 01-10(A) - ENCINAS CREEK APARTMENT HOMES April 3, 2013 PAGES • The proposal to allow a ten foot wide single car garage is less than the standard adopted by the City of Carlsbad Parking Ordinance (Chapter 21.44). Reducing the garage width by 2 feet effectively allows for a 40 building width reduction. That reduced building width can be equated with a building cost savings that contributes to the builder's subsidy in providing affordable apartment units. The ten foot width is not uncommon in the region; several other jurisdictions have adopted 10 feet as the minimum width required for a single car garage space citywide. • The proposal to allow the building height to increase from the maximum allowed in the RD-M Zone (Chapter 21.24) of 35 feet to 41 feet 9 inches allows the installation of roof mounted heating and cooling equipment. Roof mounted equipment is less costly to install, can more efficiently provide climate control to the units below, is quieter for the residents of the building, and roof mounting preserves ground space for landscaping. The increase in height allows for an architecturally integrated screen of the roof mounted equipment while preserving an appropriate roof pitch for the architectural style of the buildings. 3. Planned Development Ordinance For financing and phasing purposes, the applicant has proposed a subdivision that creates an individual lot for each of the five apartment buildings as well as the community building, drive aisles and open space lot. A Planned Development Permit (PUD) is required for the project since lots are proposed that will not have direct access to the adjoining public street. Since the PUD is limited to lot creation the development standard that applies is the minimum lot size. Each of the PUD lots is equal to or greater than the minimum lot size of 10,000 square feet required for multi-family projects within the RD-M zone. 4. Chapter 21.85 - Inclusionary Housing According to the Inclusionary Housing Ordinance (C.M.C. Chapter 21.85), any residential development of seven or more units shall provide no less than 15% of the total number of units as restricted to the occupancy and affordability of lower-income households. The project exceeds the 15% inclusionary housing requirement by income restricting 50% (63) residential rental units. The project fully meets and exceeds the intent and purpose of the Inclusionary Housing Ordinance in that of the 63 affordable housing units, 40 are required for the Holly Springs project and for the Cantarini Ranch project. A surplus of income restricted housing units will result. C. Subdivision Ordinance The Engineering Department has reviewed the proposed Tentative Map and concludes that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance. The project is conditioned to install all infrastructure improvements concurrent with development. Access to the site will be off of future Street "C" to surface and CT 11-03/PUD 12-03/SDP 01-10(A) - ENCINAS CREEK APARTMENT HOMES April 3, 2013 PAGE 9 garage parking. The proposed building separations will allow for adequate air circulation and the opportunity for passive heating and cooling. D. Growth Management The project is the increase of residential apartment units from 80 to 127. Although the project is the incremental impact of 47 units added to an approved 80 apartment unit project, the following table is based on the full 127 units. The impacts on public facilities created by the project are summarized in the following table: TABLE 3: G ROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 441.54 square feet Yes Library 235.49 square feet Yes Waste Water Treatment 127 EDU Yes Parks 0.88 acre Yes Drainage Basin BJ Yes Circulation 762 ADT Yes Fire Station No. 3/5 Yes Open Space .99+ac(13%) Yes Schools: Cumulative student generation 42 students Yes Sewer Collection System 127 EDU Yes Water 27,940 GPD Yes The project is 56 units above the Growth Management dwelling unit allowance. The site's General Plan Land Use designation is Residential Medium High which allows a density range of 8-15 dwellings per acre with a Growth Management Control Point (GMCP) of 11.5 dwellings per acre. Since the site is 6.2 net acres it has a GMCP yield of 71.42 dwelling units, rounded down to 71 units. Consistent with the General Plan and City Council Policy 43 and the original project approvals, 56 dwelling units will be withdrawn from the City's Excess Dwelling Unit Bank. V. ENVIRONMENTAL REVIEW Staff has reviewed the request for the Tentative Map, Planned Development Permit, and Site Development Plan Amendment and the City Planner has determined that the project, the addition of 47 apartment units to an 80 unit apartment project creates no new or significant adverse environmental impacts above what was identified in the original CEQA document (EIR 02-02 for Cantarini/Holly Springs), therefore a Negative Declaration has been prepared. Comments as to the adequacy of the Negative Declaration were submitted to staff and formal responses prepared and sent to the commenting parties. No new information or evidence has been provided that would require additional review, recirculation of the CEQA document, or the development and circulation of a Mitigated Negative Declaration or Environmental Impact Report. )00 CT 11-03/PUD 12-03/SDP 01-10(A) - ENCINAS CREEK APARTMENT HOMES April 3, 2013 PAGE 10 ATTACHMENTS: 1. Planning Commission Resolution No. 6955 (ND) 2. Planning Commission Resolution No. 6956 (CT/PUD) 3. Planning Commission Resolution No. 6957 (SDP) 4. Location Map 5. Disclosure Statement 6. Background Data Sheet 7. Local Facilities Impact Assessment 8. Reduced Exhibits 9. Exhibits "A"-"Z" dated April 3, 2013 DISCLOSURE Development Services STATEMENT Planning Division ^ CITY OF P-1(A) 1635 Faraday Avenue CARLSBAD P-1(A) (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as/*Any individual, firm, co-partnership, joint venture, association, social dub, fraternal organization, corpoFation, estate, tmst, receiver, syndicate, in this and any other county, city and county, city muhrcipaUty, district or other political subdivision or any other group or combination acting as a unit" Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicanf s agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person. Corp/Part Holly Springs LTD. Title Title Address Address P-O- Box 2484 Carlsbad, CA 92018 2. OWNER (Not the owner s agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% ofthe shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part Holly Springs LTD. Title Title Owner Address Address ^-O- Box 2484 Carlsbad, CA 92018 P-1(A) Page 1 of 2 Revised 07/10 NON-PROFIT ORGANIZATION OR TRUST If any person Identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as tmstee or beneficiary of the. Non Profit/Trust N/A Non Profit/Tmst N/A Title Title Address Address Have you had more than $500 worth of business transacted with any member of City staff. Boards, Commissions, Committees and/or Council within the past twelve (12) months? • Yes X No If yes, please indicate person(s):. NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. t/..A ianature^f owner/dat§~"^ -^ignatu •Si^natura^fappllcan Holly Springs LTD. Print or type name of owner ^1 Holly Springs LTD. Print or type name of applicant Signature of owner/applicant's'agent If applicable/date Ken Cablay Print or type name of owner/applicant's agent P-1(A) Page 2 of 2 Revised 07/10 \(fb BACKGROUND DATA SHEET CASE NO: CT 11-03/PUD 12-Q3/SDP 01-10(A) CASE NAME: ENCINAS CREEK APARTMENT HOMES APPLICANT: Hollv Springs. Ltd. REQUEST AND LOCATION: Approval of an 8-lot subdivision. Planned Unit Development, and amendment to an existing Site Development Plan to increase the number of residential apartment units from 80 to 127 on a 7.52 acre propertv within the boundaries of the Cantarini/Hollv Springs proiect. east of the future extension of College Boulevard and south of Cannon Road in Local Facilities Management Zone 15 LEGAL DESCRIPTION: Parcel D of Certificate of Compliance recorded March 27. 2007. as File No. 2007-0205875. official records, being those portions of Lots "E" and "B" of Rancho Agua Hedionda. in the Citv of Carlsbad. County of San Diego, State of Califomia. according to map thereof No. 823. filed in the office of the County Recorder of San Diego County on November 16. 1896 APN: 168-050-58&59 Acres: 7.52 Proposed No. of Lots/Units: 8 Lots/127 Units GENERAL PLAN AND ZONING Existing Land Use Designation: Residential Medium High (RMH/8-15 du/ac) Proposed Land Use Designation: N/A Density Allowed: 11.5 Density Proposed: 20.5 Existing Zone: RD-M Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site RD-M RMH VACANT North OS OS/RLM VACANT South RD-M RLM/RMH/OS VACANT East R-1/OS RLM/OS/RMH VACANT West RMHP RM/OS MOBILEHOME PARK LOCAL COASTAL PROGRAM Coastal Zone: Q Yes ^ No Local Coastal Program Segment: N/A Within Appeal Jurisdiction: Yes ^ No Coastal Development Permit: Q Yes ^ No Local Coastal Program Amendment: Q Yes ^ No Existing LCP Land Use Designation: N/A Existing LCP Zone: N/A Proposed LCP Land Use Designation: N/A Proposed LCP Zone: N/A Revised 01/06 PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Municipal Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 127 ENVIRONMENTAL IMPACT ASSESSMENT I I Categorical Exemption, Negative Declaration, issued April 3. 2013 13 Certified Environmental Impact Report EIR 02-02. dated October 2004 • Other, Revised 01/06 \D5 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Encinas Creek Apartment Homes - CT 11-03/PUD 12-03/SDP 01-10(A) LOCAL FACILITY MANAGEMENT ZONE: 15 GENERAL PLAN: RMH ZONING: RD-M DEVELOPER'S NAME: Hollv Springs LTD. ADDRESS: PO Box 2484. Carisbad. CA 92018 PHONE NO.: 760-809-7612 ASSESSOR'S PARCEL NO.: 168-050-60-00 QUANTITY OF LAND USE/DEVELOPMENT (AC, SQ. FT., DU): 6.2 AC. A. B. C. D. E. G. H. I. K. L. 127 EDU 6.21 17.8 B 762 City Administrative Facilities: Demand in Square Footage = 441.54 Library: Demand in Square Footage = 235.49 Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Demand in Acreage = Drainage: Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) Fire: Served by Fire Station No Open Space: Acreage Provided = Schools: (Demands to be determined by staff) Sewer: Demands in EDU Identify Sub Basin = (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = 31.750 = 3/5 .99 acres 42 students 127 15B The project is 56 units OVER the Growth Management Dwelling unit allowance. 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SHEET 4 OF 6 SHEETS S.D.P. 01-10(A) CT. 11-03 P.U.D. 12-03 •cecaame pomajs PAmtm (TIP) oetremi caa/tm SECTION G-G mrmscAie pecesiaw pumxme •PHOPOSCD CKACE exemc enoua •ste odKiBimi oeai. sneeij SECTION C-C scAin Has ~ I'-iff lew- (•-»• APPROVED ffUSm: MOmiBBI 4 Xli ausst APHt ZXI! ausBk ociaeei ji. mi aiie or paFAOimi Me is, mi CONSULT f>rH T S D6SI0NED BIT: AiL DATF: DK. 2fllO PROJECT UfiB-! ft-Q- JOB WO ; 1013D2 ENGINEER OF WORK OGORQE OlWr Rcei 32014 G;\lO13OZV0O2Hm4«g F* 2S. 2013 t:l(pm 002tmv lOOZHaiE; lOQZUAP; lOOaiPRO; C ©2011 O'Day Consull SHEET 5 OF 6 SHEETS S.D.P. Ol-IO(A) CT. 11-03 P.U.D. 12-03 DATUM ELEV ff£CnQN D-D SCAlBHefB' r-xt •mns aw pmircme SCML HOC' I'-XT APPROVED C 0 N S U L - T T S DESttNED BY: iUL DATE: DK. 2010 DRAWN BT: --JL& SCALE: 1' • 20* PROJECT MGR.LJML__ JOB NO.: 101302 ^"*'***' 780-951-7700 wi3^ ENOWEOt OF WORK a\IOt302\tOa2KnB.dwg Fit> 26. 2D13 t:10pm Xr^ lOOWr. lOOlHSlt: OJ74nK^ 0O24mep: lOOBfSnE; 1002UAP; lOOaWMc (n2411>ai TRUCK TURNING RADIUS EXHIBIT CALTRANS FK. 4HSF ®20t1 O'Day Consultants, Inc. SHEH 6 OF 6 SHEETS S.D.P. 01-10(A) CT. 11-03 P.U.D. 12-03 APPROVED oAwrmmlmiat Men MI CONSULTAl^TS CNQMEBt OF WORK M.np Finr:Pi>cr.Fi \.$mmnmmmmmmms^ PROJECT SUMMARY Al ARCHITECTURAL TITLE SHEET PLAN TYPE QUAN NO. OF BLDGS BUILDING A PLAN 1A 4 1 OCCURANCE A2 BUILDING A ELEVATION PLAN1B 6 PLAN2A 4 A3 BUILDING B ELEVATION PLAN2B 6 PLAN 3 6 A4 BUILDING C ELEVATION TOTAL: 26 AS BUILDING D ELEVATION BUILDING B PLAN 1A 4 2 OCURRANCES PLAN IB 6 A6 CLUBHOUSE ELEVATION PLAN2A 4 PLAN 2B 6 A7 BUILDING A FLOORPUN PLAN 3 3 TOTAL; 23 A8 BUILDING B FLOORPLAN, TYPICAL SECTION, TYPICAL ROOF PLAN BUILDING C PLAN1A 4 1 OCCURANCE A9 BUILDING C FLOORPLAN PLAN IB 6 PLAN 2A 4 AiO BUILDING D FLOORPLAN PUN2B 12 PLAN 3 0 A11 CLUBHOUSE FLOORPLAN TOTAL: 26 A12 TRASH ENCLOSURE AND CARPORT PLANS AND ELEVATION BUILDING D PLAN 1A 0 1 OCCURANCE PLAN 1B 9 A13 1 BEDROOM UNIT PLANS PLAN 2A 8 PLAN 2B 6 A14 2 &3BEDR0DM UNIT PLANS PLAN 3 6 TOTAL: 29 ALL BLDGS PLAN lA 16 12.5% PLAN IB 39 30.7% PLAN 2A 24 18.9% PLAN 2B 30 23.6% PLAN 3 16 14.1% TOTAL: 127 100-0% ENCINAS CREEK APARTMENT HOMES DWELLING UNITS: NET ACREAGE: DENSITY: PARKING REQUIRED: 1 BR UNITS: 2 BR UNITS: 3 BR UNITS: GUEST: TOTAL: PARKING PROVIDED: 6.21 AC 20.5 DU/AC 49 X 1.6 = 74 (49 COVERED) 60x2.0 = 120 (60 COVERED) 16x2.0= 36 (18 COVERED) 127x0.25 ' 32 262 (127 COVERED) SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300. CARLSBAD, CA 92011 ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714)639-9860 127 COVERED STALLS (92 GARAGE + 35 CARPORTS) 135 SURFACE STALLS 262 TOTAL STALLS A1 APRIL 18. 2012 (Et 70 \2 Archhscts Ortnge - PM.8E FWFPlACt fliX - aOAROAHOBATT 8IDNO FRONT ELEVATION - WOOOTRELUS -STUCCO - WOOD AMOU BRACE - SHUTTER - METAL ROOF - WOOOCOIUMN - UOHT FIXTURES RIGHT ELEVATION - COHCffiTE TtLE ROOT OARAOEDOOR - ENTRY GATE STONE VENEER UOHT FIXTURES REAR ELEVATION LEFT ELEVATION BUILDING A - ELEVATIONS A2 09.063 APRIL 18,2012 ENCINAS CREEK APARTMENT HOMES SCALE: 3/32" = r-O" SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714)639-9860 - CONCRETE TILE ROOF METM. BALCONY RAIL - -VWX» TRELLIS - WOOD ANQLE BRACE FRONT ELEVATION RIGHT ELEVATION - CONCRETE TILE ROOF WOOOTRELLH - REAR ELEVATION • SS I;''!''''* I limmm I Im ISS I SS I SS 1':.^:' • Mian •iiiiiiinii •llllilllllll !iiMiiiini \mmmmWk.mmwmmwmtmti.m: BUILDINGB- ELEVATIONS ENCINAS CREEK APARTMENT HOMES LEFT ELEVATION - UOHTFDCTVRES A3 09-063 APRIL IB, 2012 SCALE: 3/32"I'-O" Z SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714)639-9860 0^ - fALSEF REPLACE FLUE - DECORATIVeViNT - CONCRETE TILE ROOF - BOARD AND BATT SDWO - SHUTTER - METMROOP - WOOD COLUMN -WOOOTRELUS -STUCCO - WOOD ANGLE BRAd - MTAL BALCONY RAH. FRONT ELEVATION • CONCRETE tlE ROOF . bGCORATIVBVEHT WOODTRELUS - REAR ELEVATION BUILDING C- ELEVATIONS ENCINAS CREEK APARTMENT HOMES RIGHT ELEVATION LEFT ELEVATION SCALE: 3/32" r-O" 09-063 APRIL 18,2012 SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714)639-9860 - FALSE FIREPLACE FLUE - DECORATIVE VENT - CONCflETE TILE ROOF - METAL BALCONY RAM. - BOARD AND BAIT SVHNG - WOOD TRELLIS -STUCCO - WOOD ANGLE BRACE FRONT ELEVATION LEFT ELEVATION - EKTRrOATE - STONE VENEER - uoHrFDcnmes •••••I ISS l liiilinlii Immiiiii liSS •••• |HH I III 111111111111 |iHni mmtm !,•••• !:iiiiiiiiiii •MIIIIIIIII •laaia .co«««mE»oo. RIGHT ELEVATION . DECORATIVE VENT -ENTRY GATE - STONE VENEER - uonrnxniREB WOOD TRELLIS - OARAOEDOOR- REAR ELEVATION BUILDING D- ELEVATIONS A5 09.063 APRIL 18, 2012 ENCINAS CREEK APARTMENT HOMES SCALE: 3/32''1'.0' — SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD. SUITE 300, CARLSBAD, CA 92011 ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANOB. CAUFORNIA 92866 (714)039-9860 • DECORATIVE CUPOA • BOARD AND BATT SKNNO DECORATIVE \«NT STONE VCNEER CONCRETE TI.E ROOF DECORATIVE WOOD PANEL CL UBHOUSE - FRONT ELEVA TION 111 ( CLUBHOUSE - REAR ELEVATION ENCINAS CREEK APARTMENT HOMES u'lnii'iiVi h\h ^'i)^^, r,\! fr'i! i,l i, I ! Hi r-viT VWODGOUJMN • CLUBHOUSE-LEFT ELEVATION CLUBHOUSE ELEVATIONS A6 09.^3 APRIL 18,2012 SCALE: 3/16"= r-0" SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714)639-9860 Third Level Second Level 1^ —V A 1. A 7~ A -A" 7— lA- A A I —T A r t A I—1 A A rrri A 1.. ^ A A A r.....d Ground Level ENCINAS CREEK APARTMENT HOMES BUILDING TYPE A Plan 1A 4 Plan 1B e Plan2A 4 Plan 2B e Plan 3 8 Total 26 PLEX (1 Shown on Site) A7 09-083 APRIL 18,2012 0' 16' 32' SCALE: 1/16"^ 48' I'-O" SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 ARCHITECTS ORANGE 144 NORTH ORMGE sr., ORANGE, CALIFORNIA 92866 (714)839-9860 ^mMMlOltiV r(^F"^ M'j^lnii i>«i Third Level Ground Level ENCINAS CREEK APARTMENT HOMES BUILDING B - SECTION (1/8" = 1-0") [13] fi'll ffal Tl .__w| jw WI Iji iil )^— ri'ii mil ii"Mi BUILDING B - ROOF PLAN BUILDING TYPE B Plan 1A 4 Plan 1B 6 Plan 2A 4 Plan 28 6 Plan 3 3 Total 23 PLEX (2 Shown on Site) A8 09-063 APRIL 18, 2012 0' 16' 32' 48' SCALE: 1/16"= I'-O" SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD. CA 92011 ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714)639-9860 e VUltaMkcliOwve Third Level Second Level mm mm mm iJt |0 p q—TT i|Aj^ y\j^ t|Aj^ 1^ -a—^_ Jj^—n, il Ground Level ENCINAS CREEK APARTMENT HOMES BUILDING TYPE C Plan 1A 4 PlanIB e Plan 2A 4 Plan2B 12 Plan 3 0 Total 26 PLEX (1 Shown on Site) A9 09-003 APRIL 18,2012 0' 16' 32' 48' SCALE: 1/16"- I'-O" SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714)639-9860 «»«AeMedfOni«« Third Level Second Level ENCINAS CREEK APARTMENT HOMES BUILDING TYPE D Plan 1A 0 Plan 1B 9 Plan 2A 8 Plan 2B 6 Plan 3 6 Total 29 PLEX (1 Shown on Site) Ground Level 0' 16' 32' SCALE: 1/16" = A10 09^083 APRIL 18, 2012 SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CAUFORNIA 92866 (714)639-9860 70'-0" 42'-0" 28-0" •T CCd/EREO RATIO o o icrru _ p o y WW _ MEN ^ LN WOMEN BUS. CENTER CLUBHOUSE CLUB/LEASING BUILDING ENCINAS CREEK APARTMENT HOMES 2,969 s.f. A11 SCALE: 3/16"= I'-O" Z 09-063 APRIL 18, 2012 um SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CAUFORNIA 92866 (714)639-9860 FRONT ELEVATION 4 ft- 4 REAR ELEVATION SIDE ELEVATION TRASH ENCLOSURE ENCINAS CREEK APARTMENT HOMES FRONT ELEVATION ROOHNG ANO/OR SOUW PANELS 2 X BLKS B1V/N JOISTS ~f SIDE ELEVATION i PM/V W£IV CARPORT A12 09-003 «, 20/2 0' 4' 8' 16 SCALE: 1/8"= r-O" SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE300, CARLSBAD, CA 92011 ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714)639-9860 34'-4' •V-\ UNIT 1 A: 1BR/1BA NET LEASABLE AREA 760 SQ. FT. PATIO/BALC: 56 SQ, FT. UNIT PLANS (1 BEDROOMS) ENCINAS CREEK APARTMENT HOMES ® WIBMie. \ \ 0 —V UNIT IB: 1BR/1BA NET LEASABLE AREA: 834 SQ. FT. PATIO/BALC: 50 SQ. FT. A13 09.063 APRIL 18,2012 —> 0' 4' 8' 12' SCALE: 1/4"= r-O" ~ mi SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714)639-9860 OSOaAitHlteaOmtt 5r-6' UNIT2A: 2BR/2BA NET LEASABLE AREA: 1100 SQ.FT. BALCONY: 120 SQ.FT. ENCINAS CREEK APARTMENT HOMES SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD. SUITE 300, CARLSBAD, CA 92011 UNIT 28: 2BR/2BA NET LEASABLE AREA 1,174 SQ.FT. PATIO/BALC: 75 SQ.FT. UNIT PLANS (2/3 BEDROOMS) A14 09-003 APRIL 18, 2012 0' 4' 8' 12' ~ ^ SCALE: 1/4" = r-0" — ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORMGE, CALIFORNIA 92866 (714)639-9860 OiOUAcMtKllOlwvt 3' HK3H LANDSCAPE BERM- REFINED 1 OF 2 BARBECUE TRELLISES WITH SITE FURNISHINGS EX OPEN SPACE TO REMAIN. NATIVE VEGETATION PROPERTY UNE EXISTING TRAIL TRANSITIONAL SLOPE TO NATIVE VEGETATION PROPOSED O.G. TRAILHEAD CONNECTION AT EXISTING TRAIL. TO INCLUDE STEPS AND SIGNAGE ADA PATH OF TRAVEL PER CIVIL DWG. TRAIL ACCESS POINT ACTIVE PLAY AREA W/ mum PLANNING SIIEDESIGN UNDSCAPE ABCmTECIURE itil mi OHIMK III [«IISI«I.[I IIIII IHIIIIMIil Illl1flll@llllllltlll.lll CO LU o Ul I QC O z o o O ^ < « z Q. O a> Q 8 ffl CO fcllt AS NOTED hli: Mm kmlr: KC Maiii: men 4/12 mm Ul Jlll# VEGETATED BMP - SPECIES PER LEGEND I' , SUPPORT TREE PER LEGEND L» STREET TREE PER LEGEND (IN BACKGROUND) SLOPE EROSION CONTROL PLANT SPECIES.SIZE, QT/. PER LEGEND SIDEWALK. PER CIVIL OWGS. TYPICAL COLLEGE BLVD. R.O.W. PLANTING. SPECIES PER LEGEND NOTE: NON-SLOPE. AREAS PER LANDSCAPE MANUAL; 5 GALLON SHRUBS - 50% 1 GALLON SHRUBS-50% PLUS GROUNDCOVER •C"STREET ..V RET. WALL (S SAFETY RAILSI ARE PER CIVIL ENGINEER S DWGS. ALL RETAINING WALLS SHAU BE DECORATIVE BLOCK, AND CAPS WITH 1" REVEAL ON EA. SIDE. FINAL COLOR TO BE COORDINATED WITH ARCHITECTURAL PALETTE AT CONSTRUCTION DRAWING PHASE. WALLS SHALL BE SCREENED PER MANUAL (SPECIAL CONDITIONS APPLY IN FPP ZONES) ALL LANDSCAPE SHALL CONFORM TO MANUAL VERTICAL ACCENT PLANTS SUCH AS DAYLILY EVERGREEN VERTICAL ACCENT TREE SUCH AS THISTANIA (LOPHOSTEMON) SMALL ACCENT TREE SUCH AS AGONIS JERVIS BAY AFTER DARK VERTICAL ACCENTS, LOW SHRUBS C STREET LANDSCAPE CONCEPT SECTION S-1 FOUNDATION SHRUBS AND G.C. PER LEGEND. WITH PLANTS SELECTED FOR SOLAR EXPOSURE LAYERING IS TO PROVIDE INTEREST FROM WALKS. WINDOWS AND PATIOS. SHRUBS: 50% 5 GAL, 50% 1 GAL, PLUS G.C. LARGE DECIDUOUS TREE, LARGE LEAVES, BARK INTEREST - LANDSCAPED. 3' BERM WITH SEMI-CIRCULAR CONC. END WALL - MED. EVERGREEN, BARK INTEREST, TREE PER LEGEND - MEANDERING SIDEWALK VEGETATED BMP ^^ER LEGEND P"":; ^ SELECTED FOR SOLAR EXPisURg \ „ * « I - NOTE: EYEUNES ARE DIFFERENT DUE PER LEGEND. SELECTED FOR SOLAR - EXPOSURE.SHRUBS: 50% S GAL, 50% 1 GAL. PLUS G.C. NOTE: A MIX OF EVERGREEN AND DECIDUOUS TREES SCREENING FOR PRIVACY LANDSCAPE CONCEPT SECTION S-3 SCAlf f •« SLOPE TREE PER LEGENDWATURE CANOPIES SPACED 13. PER LEGEND - LOW FUEL Wii--l» PARKING LOT TREE PER LEGEND WHERE OUTSIDE ZONE A-2, VEGETATtD SWALE PLANTS VARY W^ ZONES 3- 5 GALLON PLANTS 5- 1 GALLON PLANTS GROUNDCOVER PER LEGEND PER CIVIL DWG. MANUFACTURED SLOPE PLANTING PALETTE PER LEGEND SEE FIRE PROTECTION PLAN TYPICAL SECTION K NOTES NOTE: VEGETATED SWALE AND SLOPE EROSION CONTROL IN THIS AREA IS TRANSITIONAL PLANTS « SPACING WILL RESPECT FIRE PROTECTION CONCERNS L-2y acALE r.w DESIGN CONCEPTS: DESIGN INCLUDES INFORMAL DECOMPOSED GRANITE PATHS AND SIDEWALKS TO CREATE A HIERARCHY OF ACCESSIBLE PEDESTRIAN PATHWAYS. LANDSCAPE DESIGN PROPOSES TO BLUR EDGES BETWEEN HARDSCAPE AND LANDSCAPED STREAMBEDS AND BASINS. BERMS, BASINS AND BOULDERS SET NEXT TO ACTIVE PLAY TURF AREAS TO INTEGRATE THE BMP's INTO THE LANDSCAPE IMPROVEMENTS. COBBLE, BOULDERS AND AGGREGATES ARE PROPOSED AS HARDSCAPE ACCENTS, FOR DRY STREAM BEDS AND LOW IMPACT DEVELOPMENT FEATURES. THEMED TRELLISES FOR SELECT BARBECUE AREAS, AND BENCH AREAS ARE PROPOSED AS PART OFTHEAMENITIES. I PLAY AREAS ARE INTERSPERSED THROUGHOUT THE SITE FOR ACTIVE AND PASSIVE ACTIVITIES. \ THE PROPOSED LANDSCAPE INTEGRATION OF BMP's LENDS ITSELF TO TOPOGRAPHICAL VARIETY VIA COMBINATKJN OF BERMS. BASINS AND DRY STREAM BEDS."^ ENHANCED PEDESTRIAN PAVING TO MATCH ARCHITECTURAL MATERIALS PALETTE AT ENTRIES THAT ACCENTS FACADES AND ENHANCES ENTRIES. TRAILHEAD AND CONNECTIONS TO EXISTING TRAIL SYSTEM. ALL TRAIL LOCATIONS AND EVENTUAL CONSTRUCTION DRAWINGS SHALL CONFORM TO CARLSBAD STANDARDS. ALL CLEARANCES FOR TREES SHALL BE PER THE CARLSBAD REQUIREMENTS. LANDSCAPING WHICH CONSISTS OF TREES. SHRUBS AND GROUND COVERS SHALL BE LAYERED OR COMBINED IN SUCH A WAY THAT THE LANDSCAPE Wia SCREEN ELEMENTS OF UNSIGHLINESS AND SOFTEN OR SCREEN NEW IMPROVEMENTS AND UTILITIES. LANDSCAPING WILL BE LAYERED AND PLACED IN SUCH A MANNER AS TO PROVIDE PRIVACY TO RESIDENTIAL UNITS AND PATKIS. VIEWS FROM THE UNITS WILL BE ACCOMMODATED AS MUCH AS POSSIBLE WITH REGARDS TO TREE LOCATIONS. LANDSCAPE WILL BE USED TO SOFTEN ALL WALLS WHERE POSSIBLE AND TO ACCENTUATE ARCHITECTURAL FEATURES AND BUILDING ENTRIES. LANDSCAPE SCREENING SHALL BE PROVIDED WHERE APPLICABLE, TO A HEIGHT OF 3' MINIMUM, TO SCREEN PARKING LOT FROM ADJACENT PROPERTIES. STREET TREES AND SUPPORT TREES SHAU BE THEMED PER THE LANDSCAPE MANUAL FUTURE LANDSCAPE CONSTRUCTION DRAWINGS SHAU REFLECT A COMPATABLE STREETSCAPE PLANTING TO ADJACENT PROJECT REQUIRED "C" STREET MEDIAN SHAU MEET THE STANDARDS SET FORTH IN THE LANDSCAPE MANUAL IMPROVEMENTS. ALL TKEES, SHRUBS AND GROUNDCOVERS HAVE BEEN SELECTED BASED ON WATER CONSERVATION, SOME TOLERANCE TO RECLAIMED WATER SALTS, AND SPECIES NOT KNOWN TO HAVE CURRENT DISEASE AND PEST CONCERNS SUCH AS FIREBLIGHT AND PSYLLIDS AND THE ARCHITECTURAL RANCH STYLE PLANTS WITH KNOWN HIGH FUEL CONCERNS ARE EXCLUDED FROM THE PLANT PALETTE ON SLOPES OF CONCERN. TREE PALETTE INCLUDES A MIXTURE OF BROADLEAF AND EVERGREEN TREES AS WELL AS SOME DECIDUOUS TREES FOR SEASONAL INTEREST, TEXTURE AND MICROCLIMATE MODIFKATION. THE TREE PALETTE INCLUDES A MIXTURE OF BROADLEAF AND EVERGREEN TREES AS WELL AS SOME DECIDUOUS TREES FOR SEASONAL INTEREST, TEXTURE AND MICROCLIMATE MODIFICATION. TREES ARE ALSO STAGGERED ON THE SLOPE SO THAT THEY PROVIDE SOFTENING OF THE ARCHITECTURE FROM THE STREET, BUT DONT OBSTRUCT VIEWS FROM THE UNITS TO VIEWS OF VALLEY AND HILLS. TREES SPECIES INCLUDE A VARIETY OF FORMS AND SCALE, TO PROVIDE A MIXTURE OF PEDESTRIAN SCALE PATIO TREES AS WELL AS VERTICAL ACCENT TREES TO COMPLEMENT THE BUILDINGS. TREES ARE DECIDUOUS AND EVERGREEN FOR VARIETY OF FOLIAGE AND TEXTURE AND SEASONAL INTEREST AND TO A ALLOW SOLARIZATION IN WINTER. (NOTE: FIRE PROTECTION STANDARDS APPLY TO SOME SLOPE) . ALL LANDSCAPE AND SLOPE PLANTING PROVIDES A LAYERING OF SHRUBS AND GROUNDCOVERS THAT MAY BE EXPERIENCED FROM WALKWAYS AS WELL AS WINDOWS AND PATIOS. PARTIAL SUN CONDITIONS MAY EXIST DUE TO SLOPE AND BUILDING ORIENTATION. ALL SHRUBS AND GROUNDCOVERS ARE SELECTED FOR EACH MICROCLIMATES ON THE SITE AND ARE HYDROZONED ACCORDINGLY. ( NOTE: FIRE PROTECTION STANDARDS APPLY TO SOME SLOPES.) PLAY AREAS INCLUDE ONE CENTRAL LOCATKIN WITH 6 OR 7 ACTIVITIES. MINIMUM AND SATELLITE PLAY AREAS WTTH SINGLE OR MULTIPLE ACTIVITIES. ALL PLAY AREAS WILL HAVE RESILIENT SURFACING. FOR ENCINAS CREEK PLANTING PLAN, SEE SHEET L-1 FOR PLANTING NOTES, AND PLANT LEGEND SEE SHEET L.3 FOR RECLAIMED WATER NOTES, AND OFF SITE LANDSCAPE CONCEPT AND NOTES SEE SHT. L-4 FOR WATER CONSERVATION PLAN & NOTES SEE SHEET WC-1 E-3ACONCEPTUAL PROJECT SIGNAGE CONCEPTUAL 8IQNAQE MONUMENT LEGEND ® PRE<:AST CONCRETE CAP WITH FINIAL @ PRE-CAST WALL CAP ® PRE^;AST CONCRETE MOULDING I STUCCO TO MATCH ARCHITECTURAL STUCCO PALETTE @ LETTERING SIZE AND FONT ARE CONCEPTUAL. FINAL MATERIAL SELECTION, FONT 4 SIZE PER CONSTRUCTION DRAWINGS. I NOTE: ALL PROJECT SIGNAGE AND MONUMENTS SHALL HAVE A SEPARATE REVIEW AND PERMIT UNDER THE CITY'S SIGNAGE REVIEW PROCESS. ^s-5\ LANDSCAPE CONCEPT SECTION S-S acAie r.KT FOR FIRE PROTECTION PLAN SEE SHEET FPP ALL LANDSCAPE SHALL CONFORM TO CITY OF CARLSBAD LANDSCAPE MANUAL AND ALL WATER EFFICIENT LANDSCAPE ORDINANCES, OTY AND STATE. ALL PROJECT PRIVATE AND R.O.W. LANDSCAPE SHALL BE MAINTAINED BY OWNER. DCSICNCD E DRAKH n*. KC PROJECT MCR.-._i JAMES L TAIOfi REVISION OESCRIPTION sHEETii CITY OF CARLSBAD lp"KTS| / I PLANNING DEPAflTMENT |1 ° ENCINAS CREEK APARTMENT HOMES PIANNINE SITEDESIGN LANDSCAPE ARCHIIECIUIIE HI I nunn wii»[ III tUmSMI.IIIIMI |lil|III.|l!« iiiiiiiiieiiiiiiiiiii.iii CO . LU O = -s < ^ « z S Q- 9 P o St LU a« OQ Ul 9£ o O 3 OC ils ^ CO O <D z CO III kilc AS NOTED hh: 6/21/11 km IT KC Man: l«/21/ll 4/I0/I2 ie/2S/12 ^ CO atf i Jlll# L-2. mOFUWDSCWEMlEA SOTAMCM.NAME COMMON NMIE MHStEE HT.XSPR. LOWFUa NATIVE IRANSinON aUwmTYMMMUM: APPROX. 122 UUtGESHRUas 4MSGHU1N <0%IGM.iaN FOR REOUREMENTS SEENOIESeaOW AGAVE SPECIES AGAVE IGAL rxT LOWFUa NATIVE IRANSinON aUwmTYMMMUM: APPROX. 122 UUtGESHRUas 4MSGHU1N <0%IGM.iaN FOR REOUREMENTS SEENOIESeaOW CEANOTHUS CONCHA CONCHA CEANOTHUS IGAI rxr LOWFUa NATIVE IRANSinON aUwmTYMMMUM: APPROX. 122 UUtGESHRUas 4MSGHU1N <0%IGM.iaN FOR REOUREMENTS SEENOIESeaOW CEANOTHUS'JOYCE COULTER: JOYCE COULTER CEANOTHUS IGAL S'XI? LOWFUa NATIVE IRANSinON aUwmTYMMMUM: APPROX. 122 UUtGESHRUas 4MSGHU1N <0%IGM.iaN FOR REOUREMENTS SEENOIESeaOW CISTUSXPURI>UIEUS ORCHDROCIOIOSE SGAL turn LOWFUa NATIVE IRANSinON aUwmTYMMMUM: APPROX. 122 UUtGESHRUas 4MSGHU1N <0%IGM.iaN FOR REOUREMENTS SEENOIESeaOW latconmUM lAEvwenuM CNHMHUANSAOE SGAL sxs LOWFUa NATIVE IRANSinON aUwmTYMMMUM: APPROX. 122 UUtGESHRUas 4MSGHU1N <0%IGM.iaN FOR REOUREMENTS SEENOIESeaOW LEUCOPHVILUM UINGMANUE 'RO BRAVO OR lYNN'S lEOACr IGM. sfXsr LOWFUa NATIVE IRANSinON aUwmTYMMMUM: APPROX. 122 UUtGESHRUas 4MSGHU1N <0%IGM.iaN FOR REOUREMENTS SEENOIESeaOW VITEXmrOUA'PURPUREA' ARAIWIUUK: IGAL Txr LOWFUa NATIVE IRANSinON aUwmTYMMMUM: APPROX. 122 UUtGESHRUas 4MSGHU1N <0%IGM.iaN FOR REOUREMENTS SEENOIESeaOW wraTRWawMcnMNGUOHr OWF.WESTRMGIA SGAL IX* OUMnnYMNMUM: WIPR0X.2M SHRUBS 3IMS6N10N n%1aiU.CN TnCOVERAGEAT MATURE SHIEMI REOUREMSnS ASNOIEDBaOW SLOPE low SPREAONB SHRUtt i. CNEORMORE: MM SIZE SPREAD OUMnnYMNMUM: WIPR0X.2M SHRUBS 3IMS6N10N n%1aiU.CN TnCOVERAGEAT MATURE SHIEMI REOUREMSnS ASNOIEDBaOW CEMOnua a H. TANKEE PT. YANKS POMT CEANOTHUS IGAL TXS' OUMnnYMNMUM: WIPR0X.2M SHRUBS 3IMS6N10N n%1aiU.CN TnCOVERAGEAT MATURE SHIEMI REOUREMSnS ASNOIEDBaOW CSTUi'SUNSET suNsnRocxRose SGAl TXI OUMnnYMNMUM: WIPR0X.2M SHRUBS 3IMS6N10N n%1aiU.CN TnCOVERAGEAT MATURE SHIEMI REOUREMSnS ASNOIEDBaOW nosMi (ZMncnewi HIB. CALFORMAFUCHSHHVB. tOAl VX* OUMnnYMNMUM: WIPR0X.2M SHRUBS 3IMS6N10N n%1aiU.CN TnCOVERAGEAT MATURE SHIEMI REOUREMSnS ASNOIEDBaOW IVAMAYESWNA S«NDlla6lllAMHeiOBt IGM. TXS' OUMnnYMNMUM: WIPR0X.2M SHRUBS 3IMS6N10N n%1aiU.CN TnCOVERAGEAT MATURE SHIEMI REOUREMSnS ASNOIEDBaOW emVEZMS. TKCRACKBT HUWO BUSH SNAPDRAGON 10M. Txr limCOVERAQE MONEVEAR MM. SIZE SPACMG limCOVERAQE MONEVEAR UUtUNSWeeANHNr |i«iiMD.timnttRujt< torn ^r6t limCOVERAQE MONEVEAR HVOraRUMPARVFOUUM | PROSTRATE MVOPORUM FLATS CONCEPTUAL SLOPE EROSION CONTRa wm upm ZONE lt.7« mmi OIZIMIS REFINED OFIANDSC lUK F. WE AREA BOTMKALNME | COMMONNWE ORNAMENTAL sum APFRaX.U6 tARGEVERTKM. ACCENTS tlQ. SHRUBS S0%SeALLON SWIBNUON REOUREMENTS AS NOTED BaOW LAIISEVERT1CM.WCENTSF0R FOCAIPT.AREAS MM. SIZE SPACING ORNAMENTAL sum APFRaX.U6 tARGEVERTKM. ACCENTS tlQ. SHRUBS S0%SeALLON SWIBNUON REOUREMENTS AS NOTED BaOW UGAVEAVAREGATA' VAREK CENTURY PIANT IGAL rox. ORNAMENTAL sum APFRaX.U6 tARGEVERTKM. ACCENTS tlQ. SHRUBS S0%SeALLON SWIBNUON REOUREMENTS AS NOTED BaOW A6AVEATTENUATA FOXTAL AGAVE IGAL rac ORNAMENTAL sum APFRaX.U6 tARGEVERTKM. ACCENTS tlQ. SHRUBS S0%SeALLON SWIBNUON REOUREMENTS AS NOTED BaOW PHORMUMTENAXHyS. NEW ZEALAND FLAX SGAL ro.a ORNAMENTAL sum APFRaX.U6 tARGEVERTKM. ACCENTS tlQ. SHRUBS S0%SeALLON SWIBNUON REOUREMENTS AS NOTED BaOW SIRELnZHREGMAE SnO OF PARADISE SGAl cac. ORNAMENTAL sum APFRaX.U6 tARGEVERTKM. ACCENTS tlQ. SHRUBS S0%SeALLON SWIBNUON REOUREMENTS AS NOTED BaOW LWSE SHRUBS. ONE OR MORE OF THE FOILOWMG: IMSBE 7ACMG ORNAMENTAL sum APFRaX.U6 tARGEVERTKM. ACCENTS tlQ. SHRUBS S0%SeALLON SWIBNUON REOUREMENTS AS NOTED BaOW CEANOTHUS CONCHA CONCHA CAUF.ULAC IGAL S'OA ORNAMENTAL sum APFRaX.U6 tARGEVERTKM. ACCENTS tlQ. SHRUBS S0%SeALLON SWIBNUON REOUREMENTS AS NOTED BaOW lEUCOmVLlUMSP. TEXASRANGa SGAL rojc ORNAMENTAL sum APFRaX.U6 tARGEVERTKM. ACCENTS tlQ. SHRUBS S0%SeALLON SWIBNUON REOUREMENTS AS NOTED BaOW RWmoiBWINDICAHVB. MDIAN HAWTHORN SGAL fac. ORNAMENTAL sum APFRaX.U6 tARGEVERTKM. ACCENTS tlQ. SHRUBS S0%SeALLON SWIBNUON REOUREMENTS AS NOTED BaOW CMUSmiON'nORABURSr ORUnUJONN' SGAL srojL ORNAMENTAL sum APFRaX.U6 tARGEVERTKM. ACCENTS tlQ. SHRUBS S0%SeALLON SWIBNUON REOUREMENTS AS NOTED BaOW PHORMUMIBHX NEW ZEALAND FLAX IGAL vox. ORNAMENTAL sum APFRaX.U6 tARGEVERTKM. ACCENTS tlQ. SHRUBS S0%SeALLON SWIBNUON REOUREMENTS AS NOTED BaOW WESTRMGIAFRUnCOSA HYWtiMitlWAlA IGAL S'OJC. ORNAMENTAL sum APFRaX.U6 tARGEVERTKM. ACCENTS tlQ. SHRUBS S0%SeALLON SWIBNUON REOUREMENTS AS NOTED BaOW ElAEAGNUS E.'Oa.TEDGE' (VAREQ HYBRID SGAl rac. ORNAMENTAL sum APFRaX.U6 tARGEVERTKM. ACCENTS tlQ. SHRUBS S0%SeALLON SWIBNUON REOUREMENTS AS NOTED BaOW BOUGAMVUEAHVB. SHRUB FORM BOUGMNVUEA SGAL s'aa OUANTnYMmRAIM: /ICPROILim SHRUBS SMSGMXON aniGULON mt COVERAGE AT MATURE SPREAD MNOraDKLOW SLOPE LOW » SPREADING SHRUBS. ONE OR MORE OF THE FOUOWMG: MHSBE SPACING OUANTnYMmRAIM: /ICPROILim SHRUBS SMSGMXON aniGULON mt COVERAGE AT MATURE SPREAD MNOraDKLOW CARtSSATUTTUr HYa NATAL FUJM SGM. rojc OUANTnYMmRAIM: /ICPROILim SHRUBS SMSGMXON aniGULON mt COVERAGE AT MATURE SPREAD MNOraDKLOW CevniHUS & K YAWS POMT YANKEE POWT CEANOTHUS SGAl ta.c OUANTnYMmRAIM: /ICPROILim SHRUBS SMSGMXON aniGULON mt COVERAGE AT MATURE SPREAD MNOraDKLOW CSIUS'SUNSET HTBRDROCmOSE SGN. iro.c OUANTnYMmRAIM: /ICPROILim SHRUBS SMSGMXON aniGULON mt COVERAGE AT MATURE SPREAD MNOraDKLOW UUMUNHUt^cfAUui PURPLE LAMPRANTHUS IGAL ibt. OUANTnYMmRAIM: /ICPROILim SHRUBS SMSGMXON aniGULON mt COVERAGE AT MATURE SPREAD MNOraDKLOW LANTANAHONTEVDENStS PURPlETRAUNGtAMTANA SGAL tOXi OUANTnYMmRAIM: /ICPROILim SHRUBS SMSGMXON aniGULON mt COVERAGE AT MATURE SPREAD MNOraDKLOW mCSTRMGWMMDr PROSTRATE WES1RM6IA *ox. mm COVERAGE M ONE VEAR APPROIKOOOSF REOUROeiTS AS NOTB) BELOW SLOPE GROUNDCOVER MM. SBE SPMWG mm COVERAGE M ONE VEAR APPROIKOOOSF REOUROeiTS AS NOTB) BELOW dbtMA^iliiMASr •EARSERRY OOHONEASrS) 1SAL erac. mm COVERAGE M ONE VEAR APPROIKOOOSF REOUROeiTS AS NOTB) BELOW lAMPRANTHUS SPECTAMUS PURPLE LMIPRAMTHUS FUTS iroc. mm COVERAGE M ONE VEAR APPROIKOOOSF REOUROeiTS AS NOTB) BELOW camummuMisDane REDSPKE FUTS 12" ox. mm COVERAGE M ONE VEAR APPROIKOOOSF REOUROeiTS AS NOTB) BELOW Mn)PORUMP«RVIFCllUM PROSTRATE MYOPORUM FUTS wox. mm COVERAGE M ONE VEAR APPROIKOOOSF REOUROeiTS AS NOTB) BELOW •ROSMMNUSap. itBie (PROSTIMTE ROSEMARY) FUTS irox. mm COVERAGE M ONE VEAR APPROIKOOOSF REOUROeiTS AS NOTB) BELOW SaCOOIMNDRMJSCAE BLUECHALXSTICKS FUTS VOS. EROSBN CONTROL PIANTMG STANDARDS: 1. COVERCROPtRaNFORCEOSTRAWMATnNGSHAlLBEMSTAllEDWHBIPUNTWGOCCURSBEIWEEN AUGUST IS, AND APR116. TYPE AND MANUFACTURER SHAU IE APPROVED BY THE OTY AND STAKED TO THE SLOPE AS SPECnED BY THE MANUFMnUO. THE COVER CROP SWLLSEASEEO HOC OF QUICK QERMMATmO, FAST OOVERMO GRASSES, CLOVERS AND OR WUFUMERSWHCHSHAUBESUBMmED FOR CITY APPROVAL PRKJRTDAPPUCATKm. COVER CROPS SHALL BE APPUED AT A RATE AND MANNER SUFFKCNT TO PROVDE tm COVERAGE VMTHM6 90 DAYS. 2. GROUNDCOVER: Nm OF THE SLOPE WU. BE PUNTED WITH A SOS. SMDHG GROUNDCOVER SPACED TO PROVDE COVERAGE WITHM CNE VEAR, MMftUM SEE IS FUTIEO MATERIM. i. lOWSNRUBS: LOWSPREADWGWOOOYSHRUBSSHAUOOVERAMWBMIOFTWOFTHESICPEFACE (AT MATURESCB . MNMUM81ZE2.7riMB»ORASNOTEa A TREESANDORURGESHRUBSSHAUSEPUNTEOFROMAMNBWMOFIGALLONCONTAWSIS (ORAS NOIEQ .ATAMMtWMRATEOFONE (t) PERTWOHUNDRB) (2001 SQUAREFEe. SLOPES LESS THANTMVERnCAL HEIGHT AND ARE ADJACENTTO PUBUC WALKS OR STREETS; REQUREATAMMMUMSTANDARDMABOVEACCORDMGTOTHECITYOFCARLSBAa NOTE THAT THERE B NO WAUOmr OR STREET AT THE BASE OF THE SLOPE: SLOPES BETWEEN IN VERTICAL HEIGHT: STAWMR0S«1,«2ANDR/«>PIY. ^?!??!'-9Sif^^^yi'5!l^ REOUWE STANDARD «[ COVER CROn WHBI TMEY HAvtoNgofcMo(it»fhewimi>*iG<iONi)moNS! A SHCei GRADED PADS NOT SCHBXLED FOR M^mEMENTSWTHMS MONTHS OF COMPIETION OF ROUGH GRADING B. APOTBiTIAlEROBKMPROBiaiASOETERMMOEDBYTHECnY. a nCNTIFIEDBYTHEaTrASHIGHlYVIStBlEAREASTOTHEPUBUCORHAVESPECIAlCONDITKlNSTHAT WARRANT NMEOIATE TREATMBtT. COVER CROP REQUIREMENTS AS NOTED ABOVE CONCEPTUAL TREES AU TREES SHAU. BE NTAUEO PER THE CARLSBAD LANDSCAPE MANUAL STANDARDS. SYMBOL BOTAMCALNAME COMMON NAME MHSCE SPACMG OTY. SIA ACCENT 0 AGOMSJOMSBAYAFrai DARK NCN STBOX AS SHOWN IB AGQHSaEXUOSA •EPPERMWTWmOW IS SAL jyoc. 19 HBAIEUCA OUmOUBIBIVW MULTWIRUNK CAJEPUT TREE JTBOX wox 11 0 ARBUTUS XIWRM' STRAWBBtRYMADRONE ZTBOX siraa 2« ERYQBOTRYAOEFIEXA BRONZE LOQUAT STANDARD zraox ASSHCWN 5 OUBtCUSAGRrCUA COASTUVEOAK ISGAl «rac. 11 PISTACWX'REDPUSHr HYBRDPI5TACHE 24-BOX WO.C. M 0 LMHMttMdNUtrMui ITRISTANW BRtSBANEBOK tSGM. sir ox. 5 0 HYMENOSPORUMFUVUH SWEETSHADE ISGAl wac. < PUTANUSRACEHOSA WESTERN SYCAMORE 2raox yso.c 12 JACARANDAMBMSFOUA JACARANOA 24* BOX ss'aa 11 SHRUG TAUNARROW ^ HIIOWflHUU'SLtBt&^St ORPRUNUSLLYDMI HVLni I05I>UI!UM TENUmUUt MTLAUNA CHERRY ISGAL wac. 11 0 imXeORONTUlPIFERA TUUPTREE ISGAL 2S'aa J THEMETREE COUEGEBLVa ^ CMNAtnMUMCAMPHORA' CAMPHOR 24'BOX ss'o.a 1 SUPPORTTREE (7) COUEGEBIVD. ^ PYRUSXAWAKAMH' EVERGREEN PEAR ISGAL iirac. 2S PLUS GROUND COVER MMSKJMOTY. 121 PUNTS IGALLON BALANCE FROM FUTS ANDUN8B MM. OFWSNRUBS PUIS GROUND COVER CONCEPTUAL ORNAMENTAL LANDSCAPE FOUNDATION ( SCREENING SHRUBS. ONEORMOREOFTHEFOUOWMG: BOrAMCM.NAME MOUNDMG SHRUBS COPHOSMAREPBBHYSRIO PITT08PORUM1BMFOUUM HVWW NCN RHAPHI01S>BHYSH» WESTRMOIA'MORMNOUGHr VARIEQ.CaPROSIM MDIAN HAWTHORN 0WARFWE3TOM6IA VERTICAIACC8IT SHRUBS. ONEORMDREOFTHEFOUJOWMGI SGAl srox. COROYIMEAUSTRAUSHYB. DUMHIACABMEAHYB. HBEROCAIUSHYBRSB HESPSIAUIEWAffiUGHrsr OANEIU'BLAZF NASaiATBMSSBM YUCCA F.'COIORGUARO' HYBRID DRACABM EVEHGRKNDAYULY HYBBB RED YUCCA MEXKVIN FEATHERGRASS VAREG. (TRUNXLESS YUCCA IGAL ygc. GROUNDCOVERS PBOMIIU. SUCCULENTS. ONE OR MORE OF THE FOLLOWMG: BOTAMCALNAME BUSMEFRUTESCENSHYa CALANDRMIA (OSTAWTHg DIANBiA'BABY BUBS' mmuMNUAicrAe ERKSERON KARVMSKYANUS SBgOOMANDRAUSCAE TEUCRRMSP. LANDSCAPE AREA APPROX, nwus/. ZONEZRmED IJ% Of UNDSCAPE AREA SANTA BARBARA DAISY BEACH STRAWBBSCT CRANESBIUGERANMM PMKSPKXGERANUM IVY/SCENTED GERANHIM BLUE CHALK STICKS GBIMANDER TRACHaOSPERMUHJASMINODES STARJASMNE TURF. ACTIVE 20NE2 R8«BIDROUGHT RESISTANT WTTVEHYBRI) iMSJ.Awax. I ucvEHneauffALoawa j MN.SIZE SPACING JI1» it.uvwL r OFUWDSCAPq SOg OR APPROVB) EQUAL RIGHT OF WAY LANDSCAPE SHRUBSANOGROUNDCOVBtS. NOPIAMTSOVERSOFHKHMS ASPARAGUS D.'MYERr BETES IBS CHMCe BIEMCPHEAHKJUEBaLSr HESPEMXE'BRAKEUGHIS' MALEPHORAUnEAOR CROCEA' URnPEM.ISA8EUA MYER ASPARAGUS FERN HYBRDFORTMGHTULY RED YUCCA HYBRD amoFPARAnsE (H».HA.IWrNN(W) ISABBLA lOZBREEQ HVB. • SOrMNBUIFROUSIRUCTURESANDNOrCN SLOPE AREAS BiBlBltATaY ADJACENT TO OPS SPACE LANDSCAPE AACMTCCr OF IIO«c JME5 L TnUR IOB SHRUBS MM.SI2E:16AUaN BAUMCEFROM UNERS.4-ANDS0D SHAU CONFORM SWALE AND BASINS POR STORMWATER— MANAGEMENT BMP'S AND "RAIN GARDENS' SHRUBSS PBtENNMLSONECRMOREOFIHEPOlLOMNG: •msF Z0NE2 r 6.7% Ofl BOTAMCALNAME COMMON NAME MM. SBE SPACMG ACANTHUS MOUIS BEARS BREECH IGAL roc. CAREXOMASA (dUMJCOU* BERKELEY SEDGE IMERS inic. CAREXPANBA'PACnCWAVe fiAUHMHheWOMiEfiK LHERS wx. CYPBUS PAPYRUS PAPYRUS IGAL Tac OIANELUHTBRDS DIANEUA IGAL IOC DETESSP. FORrMGHTULY IGAI 7ac leSROCAUlSHYB. EVStSREBIDAYULV IGAL roc. JUNCUSACUTUS SPMYRUSH IGAL 70,0. JUNCU8EFFUSUSHYB. SOFT RUSH IGAL roc. JUNCUEPATBISHYB, CAUFDRMA GRAY RUSH IGAL roc. LEYMUSTRITICflMiS CRKPMOWURYE IGAL 2'ox. URnPE SL'SLVERY SUNFROOP VAReS,ULYTURFHYS. IGAL ioi. lOMANDRAHYBRBS LOMANDRA IGAL TO.C MHCANTHUSHYB. 8«.VER GRASS IGM. TOC MUHIENBERGIARIOENS DEERGRASS Hii. MUSIA (tWI TSUUIUlk IEXICANFaTHB< GRASS Jit IWLAMIA.HCIA VAnE6.ligHNIIIU95 7ac. WIMNAZBANHDES ycnvBi IBM. F8X. SL0PE5AVER2 0REQUW. I NO MOW FESCUE BLEND CONCEPTUAL VINES FOR OVERHEADS AS NOTED BOTAMCALNAME OlSnCTISBUCCMATORW TRACHELOSPmUMJASMMOIIES STARJASMNE BLOODREDTRUMPETVME 5GAU0N BBaTRELUSES SGAUON BENCHTRBilSES PLANT PALETTE NOTES rmLETTESSIv^to TO AUOW FOR A VARETY OF GONOnnNS THAT TAKE NTO ACCOUNT SOUR EXPOSURE TREATMENT REQUMB); EROSION CONTROL CAPABUTEE AND M NECESSARY SOME REMEDWTKyi 2. SPEOesUSTHAS CAUFORMAIHmES AND OTHER DROUGHT RESmANT PLANTS 1IWT HAVE SOME KNOWN TOlBUNCE TO RECLAIMED VmTBl 1 MANY CFTHEPUNISARESUnEOTaDRYSHNDE OR PARTmSWOE.ASWEUASFUUSUNWOARECAPABLEOFBIDUSNGSaME DROUGHT COMXnOtO BECAUSE THEY ARE FROM OUR CUMATE. OR ONE THAT IS SMEAR. SOME OF THE SPECIES CAN 00 FROM WET TO DRY SECAUSE THEY ORIGMATE FROM SEASCNM. STREAM SETTINGS. A SPEOESONTHEUSTLENDTHEMSaVESTOTNEDRYSTREAMBEDTHEMEANOASSUCHMAYPSa^MITRANinKmaRCROSBOVBIUNDSCAPE DUIESW4CHAU0WSTHEMTOBEUSB>MTHE0RNANENrALUNDSCAPEASWEUASTHEVESETATE0Blf>S. < THESE ARE LUL'RAMSAROENS') . 5. SPECIESHAWBEENSELECTEDFaRTHEIiaRNAMB«TALANDVERTKM.ACC8(TaUAUnES80TmTTHESTaRHWATERBMPSWUSEAMiaSLYBLEN0 MTOTHEUNDSCAPE. (MANY SPECES CROSS OVER MTOCRNAMENTAIPMETTES) . 6. VEGETATEDBMPPAUTTESPECESmVEBEENSaECTEDTHATMAYTOlBtATERECUBeOWMTBt HOWEVBl WHOMEVER POBSME PLANTS WU. BE SBECTa>THATARELOWWATERTOM0DERATEWATEn4ISEAN0THATCANSURVIVEWITHTHELEASrAM0Um'aFSUPPl£MB<TALWATERPOSSaE. SUCH PLANTS MUST ALSO BEAMETOHANDlEPERnDKMUMMinON, AS A RESULT OF REQUMMG LESS SUPPlEMBaALIMGATnN, THE PLANTS VIUSE BUBJECTT0THEBENEmALNATURN.LEACHMGTHAT0CCURSMTHERAMY8EAS0N. THSWU.AUjaWTM8ITOA0APrTDANDBEl£S8AFFECTEDBYTHE 7. DUETOTHESPECHlDESKWOFTHEBMPl,THEUPUNDPORTK)NSAREUNUNB>,PORMHLTRATXMANDAlaOTOACCOMMaOATESIf«JBSA^ WHRHHAVEROOTSYSTEMSTHATMDMMFLTRATnNANDMSORPTTONANDTRANSPMATKlNaFTHEWATERMTHEVEGErATEDBMP*. AUTHEBMt SHAUBEDeSIGNB>TOBEASORNAMB(TAlASPa«SaUMTHEItPHYSICM.APPEAIWNCEMORDERTaaUNDMWnHAUTHETHEMEPUNTMGS. GBIERM. NOTES: L LANDSCAPE REPRESENTS 3U»OFTHETOTAl8ITt AU SQUARE FOOTAGES ARE APPROXBMTE.REUTIVE TO SITE PUN MFORMATUNOBTMNEO FROM OWIERS CONSULTANTS. 2. AULANDSIMPESHAUCONFORM TOTHEUNDSCAPEMANUALFDR THECITYOFCARLSBADANDSTANDARDSOFTHECnYaFCARlSBAD. 3. AU PRCPOSED LANDSCAPE AREAS SHALL BE PRNATRY MAMTAMED. 4. PROPOSEDUNDSCAPEBDESIGNBlTDCaMBBCBlBOMUlWRnerDEVELOPMENTFEATURESANOPROVKESEAMLESSMTEGRATKmOFSTORI^ BMPL 5. PlANTPAUTTEACCaBMOOATESRECUkEOmTERWATEROUAUTYCONSTRMNTSANDISTHEMBlTOPROVIDEANATIVEFEawnHACASUALn THATMCUJDESAMIXOFCAUPORNIANATIVES.DRYSTREAM8E0SAND0ROUGHrTOLERANraRNAMENrM.SPECESWNEREPOSSIBLE PUNTSSHAUBE HYDROSONEO ACCORDMG TO THEM RCDUIREMBITS AND MKaWCUMATE t. AUAi«ASAD«CBirTONATIVEHABITAT8HMLKTRM«ITI0NAl,lMTHNOUSTEOCAlKMVASIVESPECES. MGHRB. PLANTS AS NOTED M THE MANUAL SHAU NOT BE PLANTED M THESE AREAS. 7.ATLEAST3%GFPARMN6AREASHAUBELANDGC««>. 61,392 SF OF PARNNG AREA REQUIRES 2902 SF OF UNDSCAPE. 4721SFPROVDEO BY PARMNO BUNDS ANOCORNERPIANIERS,ALONE,WTHOincOUNTItGADDmONALUNOBCAPEAREASADJACENTTOPARKMG. CONDmONBMETANDEXCEEDEa FOR B«3NAS CREEK PLANTING PUN. SEE SHEET L-1 FOR ENLARGEMENTS, SECTKMS AND AOOnnNAL NOTES SEE SHEET 1.2 FORRECIMMB)EXHMTANDNOTE8. SEE9HEErL-4 FOROFF SITE UNDSCAPE CONCEPT PLANS PLANT LEGEND SS SHEET U FOR WATER CONSERVATMN PLAN S NOTES SEE SHEET WC-1 FOR FME PROTECTION PUN SEE SHEET FPP REVISION DESCRIPTION sHttTli CITY OP CARLSBAD |F?TS| J II PIANNMC DEPARTMENT. II ENCINAS CREEK APARTMENT HOMES m m\m\ mm wm PIAIIIK SIHIESitl lAIISCAPl AlCmTECIIIE IIHIMHIMMCIN HIDItl.Cl IIIH IIIII III'IIM uiinNKiKiinnn.in CO . UJ O ^ la § if o 3 S 1^ scALe r-4(r EROSION COWTBOl PLANTINS STANDARDS: 1. COVER CROP(REINFORCED STRAW MATHNG SHALL BE INSTALLED WHEN PIANTING OCCURS BiTWEEN AUGUST 15, AND APRl 15. TYPE AND MANUFACTURER SHAU BE APPROVED BY THE CirY AND STAKED TO IHE SLOPE AS SPECIFIED BV THE MANUFACTURER. THE COVER CROP SHALL BE A SEED MIX OF QUICK GERMINATING. FAST COVERING GRASSES, CLOVERS ANO/OR WILDFLOWERS WUCH SHALL BE SUBMmED FOR CITY APPROVAL PRIOR TO APPLICATION. COVER CROPS SHAU BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE BOX COVERAGE VNTHING 30 DAYS. 2 GROUNDCOVER; 100% OF THE SLOPE WU BE PLANTED VflTH A SOIL BINDING GROUNDCOVER SPACED TO PROVlOE COVERAGE WriHlN ONE YEAR. MIMUUM SEE IS FUTTEO MATERIAL. 3. LOWSNRUBS: LOWSPREAOING WOODY SHRUBS SHALL COVER A MINIMUM OF rOX OFTHE SLOPE FACE (ATMATURESEB • MINIMUM SIZE irS^UNERS OR AS NOTED. 4. TREES AND OR LARGE SHRUBS SHALL BE PUNTEO FROM A MINIMUM OF 1GAU0N CONTAINERS (ORASNOTEDI .AT A MINIMUM RATE OF ONE (II PER TWO HUNDREO (2001 SOUAREFEET. SLOPES LESS THAN 3' IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBUC WALKS OR STREETS: REQUIRE AT A MINIMUM STANDARD Al ABOVE ACCORDING TO THE CITY OF CARLSBAD. NOTE THAT THERE IS NO WAUWAY OR STREET AT THE BASE OF THE SLOPE: SLOPES BETWEEN IS IN VERTICAI. HEIGHT: STANDARDS m, 12 AND »3 APPLY, FOR SLOPE AREAS GREATER THAN 8' IN VERTICAL HEIGHT: STANDARDS 11. »2, B AND IM APPLY. EROSK)N CONTROL AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD HI (COVER CROq YIHEN THEY HAVE ONE OR MORE OF THE FOU.0WMG CONDITIONS: A SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING B. A POTENTIAL EROSION PROBLEM AS DETERMINDEC BY THE CITY. C. IDENTFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBUC OR HAVE SPECIAL CONDmONS THAT WARRANT IMMEDIATE TREATKENT. CARLSBAD LANDSCAPE MANUN, STAWAROSl ADA PATH OF TRAVEL PER CIVIL DWGS AU PROPOSED PROJECT PLANTED AREAS TD USE KJ RECLANED WATER TYPICAL SYMBOL 122 (PROPOSED TRSS AND LANDSCAPE SRAPHCAUY SCREBIED BACK UNDBIHEATH HATCHERY TO SHOW LANDSCAPE AREAS) lOOHIGAUON 70* COVERAGE AT MATURE SPREAD REOUIREMENTS AS NOTED BELOW APPROX. 15,66JS.F. OFF SITE R.O.W. MIN. OF 20 SHRUBS PLUS GROUND COVER OFF SITE TREE BOTANICAL NAME COMMON NAME BOTANICAL NAME COMMON NAME CONCEPTUAL SLOPE EROSION CONTROL FOR OFF SITE LANDSCAPE .Mm.5g SPAONG MANUFACTURED SLOPE APPROX. 15.668 S.F. ZONE 2 REFINED 60.7511 OF OFF SITE LANDSCAPE URGE VERTK:AL ACCENTS FOR FOCAL PT. AREAS AGAVEA VARIEGATA' AGAVE ATIENUATA PHORMIUMTENAXBYB. STRalTZIAREGNAE VARIES, CENTURY PLANT NEW ZEALAND FLAX BIRD OF PARADISE LARGE SHRUBS. ONE OR MORE OF THE FOLLOWING: m. SIZE iPACINa CEANOTHUS CONCHA UEUCOPHYLLUMSP. RHAPHKJLEPISINOICA HYB. CAUISTIMON TLORABURST PHORMIUMTENAX WESTRINGIAFRUTICOSA ELAEAGNUS E.'GILT EDGE' BOUGAINVllLEAHYB. CONCHA CAUF.ULAC INDIAN HAVYTHORN ORirnLEJOHN' NEW ZEAUNO FLAX HYBRD WESTRINGIA (VARIEGl HYBRID SHRUS FORM SOUGAINVIILEA CARISSATUTTlEr CEANOTHUS G. H. YANKEE PdW lAMPRANHUS SPECTABILIS LANTANA MONTEVEEWSIS V»ESTRINeW'MUNOI' SLOPE GROUNDCOVER COTONEASTER H. tOYITAST UMPRANTHUS SPECTABILIS CEPHAUOPHYILUM BED SPIKF MYOPORUM PARVIFOLIUM •ROSMARINUS 0. P. IRENE' SENECIOMANDRALISCAE HVB. NATAL PLUM YANKEE POINT CEANOTHUS HYBRID ROCKROSE PURPLE LAMPRANTHUS PURPLE TRAILING LANTANA PROSTRATE VreSIRINGIA BEARBEHRY COTONEASTER PURPU LAMPRANTHUS PROSTRATE MYOPORUM (PROSTRATE ROSEMARY) BLUE CHAU( STICKS RIGHT OF WAY LANDSCAPE FOR OFF SITE LANDSCAPE SHRUBS AND GROUNDCOVERS. NO PLANTS OVER XT HIGH IN SIGHT LINE TRIANGLE AREAS ASPARAGUS O.WVERI' DIETES'UrsCHOICE' EREMOPHILA H 'BLUE BELLS' HESPERALOE 'BRAKELK5HTS' STRELITZIAREGINAE WESTRINGIA'MORNING UGHT MALEPHORA LUTEA OR 'CROCEA' LIRIOPEM.ISABELU MYER ASPARAGUS FERN HYBRID FORTNIGHT UY REO YUCCA HYBRID BIRD OF PARADISE (DWF. HYB WESTRINGIA) ISABELLA (OZBREED) HYB. BOTAMCALNAUE EaOWWUIA OUOMCA UBSBIACAUnnilCA LUPMia •COUXI PLANTMO ERECTA UUVMA POPPY COMMON QGUnOJie DOr^SD PUHTAIN •ulteYaioMgs t nWUM COWQST nr tncmncM la a I • <s> mtfnnMi SITE AND cm. PLAN INP0RMAT10N H BASED UPON BASE SHEET OFT BITE EROSION CONTROL SHALL BE MAIHTAINCO BY OWNER UNTH. ESTABUSHMEHT IB COMPUETB AND ACCOTCD BY CITY. INFORMATION PROVIDED BY 01 DAY CONBULTANTS. PVEAtE REFER TO TENA11VE MAP AND QRADINa PtAN OWOa FOR ALL ENQMEBaN^ OnADINa SLOPE RETAIMNO WAU INFOHMATIOH, WATER UTIUnEBL -:j|577',g| EASEMEHTS AND MFORMATIOH. 8DP OVTO(A) CT-Oa FOR OFF SITE QRAOMQ REFtR TO CT-00-1& OF PROIECT SRE miUTKW SKAU EE WIH nsaAMB) HATER DO NOT Omr SON LOCATKMB TO EE PER CONBTHUCTKIN DWDS BGimilD MAM IW AW lEBPeCTlYE eiffiiet TD OFF eni IRRKUTKM SWU BE PER CONSTRUCTMN nuynoa AU0N8nEPnVATEAIIDRaW.LAKiaCAntHAUatMAINrAHEDBY0W(Ell (XT am mOATKM HAWIBIANCE PER PRCkECT OWI« UHm BUU) OUT OF AD^^ FOR ENCINAS CREEK PLANTING PLAN, SEE SHEET 1.1 FOR CONCEPT PLAN ENURGEMENTS AND SEC1K)NS, NOTES SEE L-2 FOR PUNTING NOTES, AND PROJECT PLANT LEGEND SEE SHEET L^. I (SEE OFF SITE PLANT LEGEND ON SHEET L-« ' FOR RECUIMED EXHIBIT AND NOTES. SEE THIS SHEET. FOR WATER CONSERVATION PLAN » NOTES SEE SHEET WC-t FOR FIRE PROTECTION PLAN SEE SHEET FPP IRnOATBI BXniON CONTROL RECLAIMED WATER USE EXHIBIT FOR SITE & OFF SITE LANDSCAPE SCALE: r - ear . SCAl£ AS WDCIIFD REVISION DESCRIPTION ENCINAS CREEK APARTMENT HOMES PLANNING SITEDESIGN LANDSCAPE ARCHITECiyilE nil Kill IIIKI.SILIH lAllllAI.CI mil |lil|IIMI2l llllllllll).IDS iiiiiiiiieuiiiiiiiii.iii .^^SCAPf>. CO LU o i •< QC O CO •< z o LU O o "E < % z Q. P O ink: 1". 4e>' bit: fe/ji/n Iniili: KC hniiii: ia/18/ii 4/11/12 ll/IJ/12 I i ~ ^1 L-4 CONCEPTUAL WATER CONSERVATION PLAN CONCEPTUAL WATER CONSERVATION SITE PLAN acAie r>eor CONCEPTUAL OIT SnE LANDSCAPE HYDROZOMES WATER CONSERVATION INFORMATION TABLE SYMBOL ZONE DESCBIFTION AREA tea. nj IRRIti I'ETHOD X OF Cn= SITE LANDSCAPE TOTAL CFF SITE liHiaCiPS Cff SITE ZOIC 2. RfflNED - RIGHT <T UlAT L/SND6CAPE -5U (FEaAltlED lUATER/ 3.133 PRECISION SPRAT OR DRIP so. FEET Ofp SITE ZONE 3. SLOPE EROSION CONTI!OL LANDSCAPE - SLA (RECUIMED U14TER) BOTOFS/ROTART Bl % so. FEET CONCEPTUAL EWaNAS CHEEK PROJECT HYDH0Z0WE8 STTBOL ZONE DESCRIPTICN ZONE REFINED QRASS, LOU HATER USE LOm FERTILITY. REQ, ACTIVE USE SPECIAL LANDSCAPE AREA (SLA) ZONEZiREFIfCD SL(3PE EROSICN CONTROL LANDSCAPE (SLOPE GREATER TU4N k:\> SPECIAL LANDSCAPE tf£A (SLA; ZCWE !: REF»*D STOFMUATER BMP'S/ VEQ. aiMLES/BASINS SPECIAL LANDSCAFt AREA (SUAJ 4483 SF OF ROll). • 3.4X OX^S 9P OF SmBi « 33t I2,l8>ai SP OF LOUI PLANTHQ • i3» SPECIAL LANI??CAPE AREA (SLA/ ZONE 3: NATURAUZINa TTSANSITIONAL SLOPE EROSION CONTROL LANDSCAPE (SLOPE GREATER THAN tM SPECIAL LAH36CAPE AREA (SLA; ZONE 4: NATIVE EXISTING VEGETATION / OPEN SPACE NO IRRIGATICN CCKCEFTUAL INERT PERVIOUS LANDSCAPE, DRY STTiEAMBED DECCmjSED GRANITE TISAILS =LATSUffACE BftlANCED PAVING ENWES ICRT PERVIOUS LANDSCAPE. AR£A(5aFTJ 2I^S ROTORS PRECISION SPRAT ROTARY N077IF.A BTI9 PFSCISION SPRAT R<3TARY NOZZLES 2S.6S4 PRECISION SPRAT ROT ART NOZZLES DRIP/MICROSPBAY 24.418 ROTORS ROTARY NOZZLES PRECISION SPRAY 14,122 SF TOTAL » CF LANDSC/LPE QAL. PER TEAR m CF LANDSCAPE • WERT SUWACE CONCEPTUAL SUMMARY IBINdeSCFamBEWALIMIERFERHYDROZONE X HTDROZCtC 5F. X 81.23 • (j/lUCNS FER TE/IR MTDR0ZCT6 ZC»C 2 TUW: ZOIC 3: HTDROZeUE AREA 803 SF. ii-ea S3,3I2 SF. 4fe « 24.418 SF. B» 84533 SF. IRRIGATED SLA 45,949 SP. 35 % 3*S5I3.1 Eim PROJECT SLA 6!fc^l!>.4 TOTAL GAL PER TEAR e IRRIGATION ax ra,4ai SF. IRRIGATED SiA TOTAL SU HTDSOZONE POR PROJECT I03,SS4 SF. IRRIGATED SLA WATER CONSERVATION NOTES 3. MAIHTENANCE. ALL PLANTED AREAS ULL EE PRIVATELY MAINTANED. 4. THESE PLANTS HAVE BEEN SELECTED FOR TICIR AESTHETIC VALIE AS HELL AS FOR THEIR ABILITY TO THRIVE ON EXISTNG SOLAR. IIUND. AND lUATER CONDITICNS OP THE SITE THESE PLANTS ARE HELL ADAPTED TO THE CARLSBAD CLIMATE AND DO NOT DEMAND A HIGH AMOIMT OP UJATER SUPPLEMENTAL ll»ATER IS ESTIMATED TO BE LESS THAN TIC 52*^,4a GAL. PER YEAR SHOUN N THE TABLE ONCE PLANTS AfS ESTABLISICD. EVEN THE PLANTS PROPOSED FOR USE IN THE STORMUMTER BMP'i HAVE BEEN SELECTED POR THEIR L01U-3UFf=LB'CNTAL-lllATER USE. (NATURAL OPEN SPACE A|«AS ARE SHOUN AS ZONE 4 AND INCLUDED IN THE TOTAL LANDSCAPE AREA, HOUJEVER. NO IRRkSATlON IS PROPOSED POR THAT AREA;. 6. nc SOIL SHALL BE AMENDED TO IMPROVE THE PLANT ORCHrTH ENVIRONMENT. GROINDCOVERS SHALL RU IN BETllEEN THE SHRUBS TO SHIELD THE SOIL FTSOM THE SIN AND REDU(* EvAPOTRANSPlRATION. AU. THE FLCUER AND SHRUB BEDS SHALL BE MULCHED TO HELP CONSERVE lUATER Ll^lER TIC SOIL TEMPERATURE AND REDUCE UCED GROUnH SWaJBS SHALL BE AaOlED TO QROIU TO THEIR NATURAL Foiais. THIS mu. iiioia< TOGETHER UJITH THE GiaahocovERs AND MULCHES TO INDUCE THE EVAPOTRANSPIRATK* RATES CF THE SOL T CITY APPROVED BACKFtOtU PREVENTION DEVICE SHALL BE CERTBED. THE POINT OP CO^»ecTION, ALL lURINQ. AU PIPE AND , SLEEVING, VALVES, EtallPMENT, OPERATING pressure AfO VELOCITY CONSTTSAWTS SHALL C01»0W1 TO THE CURreNT CITY OP CARLSBAD LANDSCAPE MANUAL AND reSFECTIVE AGENCY GUIDELINES AND CODES. IRRIGATION NOTES. 3. Aa SYSTEMS SHALL BE FROM A SEPARATE IRRIGATION METER AND CCNTROLLED BT AN ET-BA5ED (SMART ) CONTROLLER lUTH A RAIN SHUTCfP DEVICE A^Cl fLOU) SEN5NG IN ORDER TO IMPROVE IRRIGATION ETPICIENCT AND lUATER CONSERVATION - C~ ... 6. THE AUTOMATIC CONTROLLER SHALL BE CAPABLE OF OVEBIDINQ THE SYSTEMS BASED ON IWORMATION FRCM SENSORS SUCH A3 MOISTURE SENSOR, FLOUI SENSOR RAIN SENSOR, ET SENSOR IIMCH \ SHAa BE PLACED AT STTSATEGIC LOCATIONS, AS SPECIFIED BT FERFOfTtANCE 6FECIPICATIOH6 OP ^ MANUFACTURER \^ 6. PRECISION SPRATS, ROTATOR OR ROTOR 1RBIGATI(3N SYSTEMS ABE PROPOSED FOR THE PROJECT \ IRRIGATION DRIP, BUBBLER OR MCROSPRAT SYSTEMS MAY BE USED, AS reoUireD. ' ^ 1. SS RECLAIMED lUATER EXHIBIT, SHEET L-4 FOR LANDSCAPE AREAS U5INS RECUIMED UlATER (la«». CP V LANDSCAPE AREA IS SPECIAL LANDSCAPE AREA (SLA). 8. ALL IRRIQATIOI EtKllFfCNT SHALL BE DESIGNED F(3R USE IMTH recUIMED WATER S. Aa CCNSTnJCTION DRAIUMGS FOR IRRIGAT10I AND LANDSCAPE SHALL BE DESIGNED AND VOOt^emO PER THE LANDSCAPE lUATER CONSERVATION ORDINANCES CARLSBAD 04-089 lUATER BFICIENT LANDSCAPE ORDINANCE WATER EFFICIENT LANDSCAPE ORDINANCE CALCULATIONS CARLSBAO (ORDINANCE 06-089 DTOITIONS SECTICM: I85.60£130JI PROVIDES A DEFINITION OF MAxrUI AaOIUABLE lUATER USE (MAIUA; 1865033021 PROVIDES A DfflNITICN OF REtXArCD WATER 1865033029 PROVIDES A DEFINITION CP 'SPECIAL LANDSCAPE AREA' THAT MCLUDES AREAS IRRIGATED UTH RECLAIMED UIATER 8ECTICN 18503602a («GAra>WQ LANDSCAPE CONCEPT PLAN REOJIREMBITS SECTION I850200D IS THE SECTION ON ISaAIMED lUATER THAT ENTITLES AN ETAf OF 13 TO BE USED, (AS A SPECIAL LANDSCAPE AREA), BASED ON THE ORDWANCE, THE CONCEPTUAL MAXIMIM APPLIED UIATER ALLOUIANCE (MAIU4) IS 'BASED ON THE SOUAre FOOTAGE OP T* AREA, THE ETAP AND nc RBERB«a ETt> MTH CALCULATION AS FOLLOUS, ETo X CONVERSION FACTOR |(5F, OF LA X .1). fSF SLA X 3;]. MAUIA (413 X 0*2 ) Cl03,934 X .1) 4 (103.934 X 3J • MAUIA CONCEPTUAL TOTAL FROgCT MAIUA . 23J4 ( 103.934; . 332BA36.1 GALAEAR ETUU SHAa NOT EXCEED THE mm AS ESTABLISHH) BY CONSTRUCTION DRAUHNSS. CONCEmiL ETIUU . ( ETo X CONVERSION FACTOf^fFF X HA . SLAI ac L IE J = SHE; . (413 X 0*2 ; (0 »103,934 TOTAL SP SLAI . ETUL (B<CINAS OR! PROJECT < ( 1 (2914) (ie3.934) . ETOU CONCEPTUAL ETim .3028*361 GAL/PER TEAR (DOES NOT EXCEED T* CONCEFTUAL MAUIA FOR ENCINAS CR£B< PROJECT) • nc ETOU SHALL BE ESTABLISHED DURING TIC COHSTTalCTION DRAIUINQS STAGE PER TIC WATER ETFICIENT LANDSCAPE ORDINANCES. THE STANDARD CALCUUTIONS FER THE LANDSCAPE MANUAL ARE PIKIVIDED AS UEa AS THE MANDATED MAIUA AND ETUU UIATER EWCIENT LANDSCAPE ORDINANCE CALCULATIONS. CONCEPTUAL TOTAL PROJECT MAUIA . 3328*36.1 GALAEAR CONCEPTUAL TOTAL FBOJECT ETUU .3328*38.1 6AL/PERTEAR CONTAINED W THE C i WATER EFFICIEJIT LANDSCAPE 1 THE UNOSCAPE' \ PROVIDE EFFICIENT USE OF WATER. . 3E PREPARED IMPLEME-fn^lC THOSE PECLMTIONS TO JAUES L, TAILOR FOR ENCINAS CREEK PLANTING PLAN, SEE SHEET L.l FOR CONCEPT PLAN ENLARGEMENTS, SECTIONS S NOTES SEE SHT. L-2 FOR PLANTING NOTES, AND PROJECT PLANT LEGEND SEE SHEET L-3. FOR RECLAIMED EXHIBTT AND NOTES, SEE SHEET L-4 FOR OFF SITE LANDSCAPE CONCEPT PLAN & LEGEND SEE SHEET L-4 FOR FIRE PROTECTION PLAN SEE SHEET FPP REVISION DESCRIPnON SHEETM CITY OF CARLSBAD IPKTS| 5 H PLWNING DEPWOMENT _J ENCINAS CREEK APARTMENT HOMES PLANNING SI1E0ESIGN LANDSCAPE ARCHIIECIUIIE nil mnwuiiindii [iiiiiti.ii liiii liiiliiMi:i uiiiiiiieiiiiiiiiiN.cii CO . UJ O c < $ z a. o o it Q 5 m DO CO <D CO Sale 1" . 40' hti: 6/2I/II ftmlr: KC Iriaiii: 1IA6/II 4/11/12 11/12/12 Jill # II3633J CONCEPTUAL FIRE PROTECTION PLAN FOR ENCINAS CREEK PROPOSED TRANSITIONAL LANDSCAPE ( CONSULTANTa PLEASE GENERAL NOTES RCOULATORV COMPUANCE THE CONCePTUAL FIRE pnOTECTON PLAN SHAU. CONFORM TO THE POUCIES I REQUIREMEHTa > REQUIREMENTS OF THE THE CARLSSAO nHE POUOES AHD FRE PHOTECDON MAIKIINAMCE TASKS AND FREQUBICY OF MAINTENANCE SHAU. BE AT THE DIRECTION OF THE CARLSBAD F»ffi COOE OFFICIAL FIRE PROTECTION PUN GENERAL NOTES FROM LANDSCAPE MANUAL SECTION 5 REQULATISRY COMPUANCe THE CONCEPIUAL PRE PROTECTKIN PLAN SHAU. CONFORM TO THE POUCIES AHD HEQUIREMEmS OF THE THE CAHLBSAD FIRE POUCIES AND FIRE PHOTECROH HEaU>»IENT& E CODE OFFICIAL OR MB DEBIGNEEWnH PROPER DOCUMSITAT10H MAINTENANCE REBPONaBUTIES AND FREOUENCY: SHALL ac PER THE PROPEHTY OWNER THE PROPERTY SHALL BC INSPECTED BY A CARLBBAD FIRE COOE OFFICIALAB REQUinED B OF MAMIEHAHCE SHAa BE AT THE DIRECTION CP THE CARLBSAD RRE COOE OPPICIAl. SECTION B: HRE PROTECTION REQUIREMENTS OF LANDSCAPE MANUAL A APPUCATWH THE APPUCANT SHALL DEVELOP A FIRE PHOTECTKJN PLAN WHBH MEETS THE FIRE PROTECTION REOUREMBITB OF THE LAHOSOAPE MANUAL - „ REQUBEMEOTS FOR WILDLAND URBAN INTERFACE ARCAa AS ADOPTED BY THE CITY OF CAHUBAO. ENVBONMEKTAL CONSTRAINTS Ofl OTHER RESTRICTIONS PLACED UPON THE DEVELOPMENT 1 ..^ _ . „ , PUWmO OF THE DEVELOPMENT SHAU. SATISFY BOTH THE ' THE DEPARTMEHT. MAINTENANCE TABKB AND FREQUBKY ] WMCH CONFORMS TO THE MOST CURRENT CONSIDERED JUSTIFICATION FX>R MODIFICATION OR OUSOROINATIOM OF RRE PROTECTION BTANDAROB. THE t * CONFORMANCE WITH ONE OF THE 1 CHAPTER TA OF THE CAUFORNIA BUIUllNa CODE, AS ADOPTED BY THE CITY OF CARLSBAa ft OENCRAL REQUIREMENTS 1 CAUFORNIA FIRE AND BULDMO CODEB THE PLAN SHAU CONFORM TO CHAPTER 4S OF THE CAUFORNIA FM COOE A ZOFFSITE FIRE HAZARD AREAS IT IS THE APPUCANra RESPONSIBILITY TO SECWE AOHEEMEUTS WITH OWNERS OF ADJACENT PROPEPTTY, r APPLICABLE TO MODIFY/MmQATE OFFSITE WILDLAND FIRE HAZARDS TO THE — • • ' ' "I AM) ADOPTED BTANDARDB 18 ACHIEVED AND MAINTAINED. SUBJECT PROPERTY, BO THAT CONFORMANCE WITH THE FIRE PROTECTION P ACCESS AOnSMENT SHALL BE RECORDS) FOR THE SUBJECT PROPERTY. DIBPERBED OVER TIC AREA TO A MAXIMUM DEPTH OF FOUR (4) INCHEa AND A MAINTENANCE IN THE EVENT OF A DISPUTE. Aa REQUIRED MAIHTBIANCE Wia BE IN ACCORDANCE WITH THE APPROVB) PlANi ADDfRONAL MAMTENANCE MAY BE REQUIRED AT THE DISCREnON OF THE FIRE CODE OFFICIAL e.FENCMQ FENCno REIURNA IF MATERIALS F LOCATED WITHIN 100 FEET OF UNDISTURBED NATIVE AREAFT T.PHOTOORAPHK: DOCUMENTATION THE FIRE COOE OFFKIAL MAY REQUIRE DOCUMENTARY PHOTOORAI REFBeiCE POR FUTURE COMPLIANCE INSPECTIONS BY THE CtTY. FIRE PROTECTION PLAN GENERAL NOTES FROM LANDSCAPE MANUAL SECTION 6 FOR MANUFACTURED SLOPE CONDITIONS: • PLAKI1N0 WrrHH ZONE A-T SHAU CONSIST Of OROUND COVER Ofl LOW QROWINQ SHRUBS 8PEC1E8 OEBS THAN THREE (al FBET IN HEIOHD KNOWN TO HAVE RRE RESTRIOnvE QUAUTCS. • HO TREES OR BHRUBB (OVER THREE (9) FEET IN HBOHT AT MATURITY) SHAa BE ALLOWEOi • IRRnAHON SHAa BE REQUIRED AND MAWTAINEOl • Aa ATTACHMENTS TO THE STRUCTURE SHAa BC NOHCOMmWTIBlE • NO SOUD FUEL FIRE PITS OR OUTDOOR FIRE PLACES SHAa BE PB1MITTED ZONE A-2 • ZONE A-I SHAa BE MEASURED HORIZaHrAaY 30 FEET OUTWARD FROM THE OUaYING EDGE OF ZONE A-t • PIANTTNO WITHIN THIS ZONE SHAa CONSIST OF LOW WATER USE PLANT SPECIES KNOWN TO HAVE SLOW BURNINa, LOW FUEL CHARACTER»TKa • NO TREES BNAa BE ALLDWBl • IRRiaATION SHAa BE REQUIRED AND MAlNTAMEa > HQH RISK FIRE AREAS. • THE HORIZONTAL DBTANCE FROM THE STRUCTUREIS) TO HAZARDOUS NATIVE VEQETATION WAa NOT BE LESS THAN SO FEET. • PLANT1N0 WITHIN THIS ZONE SHAa CONSIST OF LOW WATER USE OR DflOUQHT TOLERANT PLANT SPECIES KNOWN TO HAVE SLOW BURNINa LOW FUEL CHARACIERISnca • THESE TREES MAV BE ALLOWED AT THE DISCREIIOH OF THE P1RE CODE OFFICIAL PROVIDED THAT. AT MATURITY, A MVPOOT SPAaNQ CAN BE MAINTAINED BETWEEN THE TREE CANOPIES. IRRH>ATK>N SHAa BE REQUIReD AT COHSTRUCTKIN DOCUMENT PHASE AND SHAa BE MAINTAINED BY OWNER FOR TRUCK TURNING RADIUS EXHIBIT, CALTRANS Rft 404AF REFER TO SIXP. OI-10(AIl C.T IWa SHEET < OF THE TENATWE MAP BY ODAY CONSULTANTS Fuel Modification Zones \ Native Zone A-1 1 Zone A-2 . Zone A-3 ! VegetoTlon iTigoted No solid fuel fire pits or fir«flocei Only nontombustible 20 f set Slow burniivj/low (u«l plcnti Tree roncples spaced 20 f ce.t opQTt Fuel modif icarion zones for manmode slopes abutting native vegetation . HANUFACTTJREO 9 FOR ENCINAS CREEK PUNTING PLAN, SEE SHEET L-1 FOR CONCEPT PLAN ENLARGEMENTS, SECTIONS AND NOTES SEE SHEET L-2 FOR PLANTING NOTES. AND PROJECT PLANT LEGEND SEE SHEET L-3. FOR RECUIMED EXHIBIT AND NOTES, SEE SHEET L-4 FOR OFF SITE UNDS(»PE CONCEPT PLAN » PLANT LEGEND SEE SHEET L-4 FOR WATER CONSERVATION PLAN t, NOTES SEE SHEET W01 . SCALE: AS WDCAliC REVISION DESCRIPTION SH|ET|| CITY OF CARLSBAD II^K^Sj " II PLANNINC DEPARTMENT ENCINAS CREEK APARTMENT HOMES PLANNING SIIEDESKII LANDSCAPE AUCHIIECIUilE Ilil Kill Sll!ll.m.»l tAlltlAI.O lilH IIMjllMI!! liMiiiiniiiis iiiiiiiiieuiiiiiiiii.iii ^^SCA^ UJ O ^ Q. P OC O ^ ^ CO gig o ® s?= CO S»lc 1" . 40' hit; fc/21/11 KC bmii; 10/18/11 4/lim 11/12/12 !^ c Jllb# II3E33J 5 - ^1 EXHIBIT 5 Planning Commission Minutes Aprils, 2013 Page8 Chairperson Siekmann closed the public hearing on Agenda Item 2 and asked Mr. Neu to introduce the next item. 3. CT 11-03/PUD 12-03/SDP 01-10(A) - ENCINAS CREEK APARTMENT HOMES - Request for a recommendation of adoption of a Negative Declaration and an amendment to an approved Site Development Plan and approval of an 8-lot subdivision and Planned Unit Development to increase the number of residential apartment units from 80 to 127 on a 6.2 net acre property within the boundaries of the Cantarini/Holly Springs project, east of the future extension of College Boulevard and south of Cannon Road in Local Facilities Management Zone 15. Mr. Neu introduced Agenda Item 3 and stated Senior Planner Christer Westman would make the staff presentation. Chairperson Siekmann opened the public hearing on Agenda Item 3. Mr. Westman gave a brief presentation and stated he would be available to answer any questions. Chairperson Siekmann asked if there were any questions of Staff. Commissioner Schumacher inquired about the Implementing Policy and Action Program C.2 which is a provision supporting the increased density to create affordable housing opportunities and asked Staff to provide information as to how the program works. Mr. Westman stated that generally there are policies in the General Plan where increases over and above the Growth Management Control Point can be exceeded for certain things such as affordable housing. The process is whereby an applicant can approach the city and through negotiations, achieve a higher density than what is identified in the General Plan in exchange for, in this case, inclusionary housing. It is a negotiated trade-off that benefits the city to be able to create and provide inclusionary housing so that it satisfies the policies of the City as well as throughout the region. Commissioner Schumacher asked if there is a formula that is used. Mr. Westman stated no. There is a City Housing Policy Team with representatives from the Planning Division, Finance Division and Attorney's Office to negotiate with the developer to determine what is appropriate for an exchange. Mr. Neu added that the density increase provision of the General Plan is a supplement or an "in place of the state density bonus requirements. While the City has the density bonus requirements where a developer could propose an increase through that program, this policy is a local Carlsbad alternative that Staff finds gives the City more discretion over whether to grant the increase and if so for what concessions and level of affordability. More often than not, this provision has been used as opposed to the state density bonus requirement. Commissioner Schumacher asked how the State density bonus would be calculated. Mr. Neu stated there is a formula that is used and he believes it relates the amount of increase to the amount of additional affordable units that are required. Commissioner Schumacher asked for clarification regarding inclusionary and affordable housing in this case. Mr. Neu stated he would need to refer to the code. Chairperson Siekmann asked why the determination was made to the use the city's policy versus the state's policy. Ms. Mobaldi stated the State requires certain affordability levels, and a certain percentage of dwellings at the affordable levels, in order to qualify for a density bonus. The city's policy is more flexibility. The City Council made the determination to use the city's policy instead of the state's policy. Chairperson Siekmann asked if there were any further questions of Staff. Seeing none, she asked if the applicant wished to make a presentation. Ken Cablay, representing Seaborne Development Company, 701 Palomar Airport Road, Suite 300, Carlsbad, gave a brief presentation and stated he would be available to answer any questions. Chairperson Siekmann asked if there were any questions of the applicant. Commissioner L'Heureux asked about the ultimate plan for the trail. Mr. Cablay stated they are in support of Preserve Calavera; however the Department Fish and Game has created problems regarding connectivity. Mr. Cablay stated they are willing to improve the trail along Encinas Creek. They will do all they can do to discourage the use of the trail until it is connected and is an operating trail system. Commissioner L'Heureux asked how long the trail is that they will install. Mr. Cablay stated it is I OZ? Planning Commission Minutes April 3,2013 Page 9 essentially a stub. Commissioner L'Heureux further asked if there is a possibility of not installing the trail now and waiting until there are other trails to connect this portion to. Mr. Cablay stated the possibility to defer the installation of trail is a great suggestion and is something they will work on with the City. Mr. Westman stated the trail is approximately 600 feet. Chairperson Siekmann asked about the building coverage on the lots. Mr. Westman directed the Commission's attention to the screen and indicated an area which is also included in the lot coverage. Ms. Mobaldi commented that in regard to density bonus law, the density bonus does not relate to the City's inclusionary requirement, and whatever needs to be done to provide inclusionary housing does not count towards a density bonus. There is a sliding scale that is used. For low income housing, a minimum of 10% up to 20% needs to be provided. If 20% is provided, a developer will be eligible for a 35% density increase. For very low income housing, 5% up to 11% needs to be provided to be eligible for a maximum density increase of 35%. For moderate income housing, up to 40% can be provided to be eligible for a maximum density increase of 35%. Chairperson Siekmann asked if there any further questions of the applicant. Seeing none, she asked if there were any members of the audience who wished to speak on the item. Bill Arnold, 3432 Don Ortega, Carlsbad, stated Rancho Carlsbad Home Owners support the project as it will help College Boulevard get constructed. Diane Nygaard, 5020 Nighthawk Way, Oceanside, representing Preserve Calavera, stated this is a good location for affordable housing. Most of their concerns have been addressed already; however, regarding the trail for this project, they hope to address the issue with the overall Trails Master Plan process. Chairperson Siekmann asked if there were any other members of the audience who wished to speak on the item. Seeing none, she closed public testimony on the item. Chairperson Siekmann asked if Staff wished to respond to any of the issues raised during public testimony. Mr. Westman stated he wanted to review the wording for Conditions No. 16 and 18. Commissioner Montgomery asked if the Commission could defer the construction of the trail. Mr. Neu asked Mr. Van Peski to respond to that issue. Mr. Van Peski stated that he did not believe the City's bonding procedure apply to trails but he felt that the City could possibly customize a secured agreement for that trail to have a time period within which it needs to be constructed. Mr. Van Peski suggested that if the Commission is in agreement with this that a condition be added to the resolution. Commissioner L'Heureux asked if a condition like that would have to have a time limit within to construct the trail. Mr. Van Peski stated that the Commission can require that an agreement is secured and that there are procedures in place for extension of securities. He stated that there is typically an initial term for construction after which point if it was not constructed a new fee would need to be paid for the City to process extensions. Commissioner Schumacher asked about the 80 units that is currently approved for is what the existing housing element counted on and if the project moves up to 127 units, does the city get to count the units in the future. Mr. Neu stated the City does get credit. In both the current and new housing elements, there is a category for approved but not yet built projects. What would happen is should this project be approved there is a condition that 63 of the units be rent restricted for low income and the remaining 64 would fall into the moderate category at least so that the entire project would get counted between the two categories. The project would be counted on the next housing element cycle. In regards to the wording of Condition No. 16, Mr. Westman stated that the condition requires consultation with North County Transit District (NCTD) so that they are satisfied with, their transportation needs prior to approval. Mr. Westman stated there is dialogue between the City and NCTD regarding transportation needs. Beyond that, agreements with individual property owners to help fund that transportation it becomes NCTD policy, not something the City has authority to condition or require. It is NCTD that has the authority to require different developers to enter into an agreement. ]3\ Planning Commission Minutes April 3,2013 Page 10 Condition No. 18, Mr. Westman stated, is a standard condition with project specific information in bold which is the timing requirement. Prior to issuing grading permits and improvement plans, this project has to satisfy mitigation for impacts created or caused to the habitats within the Cantarini-Holly Springs overall project. Prior to that happening, this project will have to satisfy its direct impacts, fair share impacts, etc. It is the applicant's responsibility to do that. DISCUSSION Commissioner Schumacher commented that he agrees with the findings in the Staff Report and the resolutions. He stated that it will be a visibly noticeable project, and the architecture will fit in well into the neighborhood. Commissioner Schumacher stated he can support the project. Commissioner Segall stated he can support the project. He likes the architectural style of the project and it is a great location for a project of this type. Commissioner L'Heureux commented that he likes the architecture for the project. He thanked Staff and the developer for bringing a positive project to the City. He stated he can support the project. Commissioner Scully stated she still has an issue with the height of the roofs but she does like the design of the project. She stated she can support the project. Commissioner Montgomery stated he can support the project. He commented that once this area is fully developed it will be a nice walkable community. Chairperson Siekmann stated she can support the project. Chairperson Siekmann asked the Commission if they agreed with adding a condition regarding the deferral of the trail construction. The Commission agreed. Mr. Neu stated that Condition No. 15 of Resolution No. 6956 pertains to the final map and the recording of a permanent easement for the trail. He suggested that that condition be modified to address the Commission's concern regarding deferring the construction. Mr. Van Peski asked that the recordation of a permanent easement for the trail be done through a separate document and to make it an irrevocable offer of dedication that the city can then reject until it is clear it is in the correct place. Ms. Mobaldi stated that the Planning Commission cannot direct the City to reject an irrevocable offer of dedication. She stated that Condition No. 15 could read "...concurrent with the recordation of Final Map 11-03 or prior to issuance of a building permit for SDP 01-10 whichever occurs first. The developer shall execute an irrevocable offer of dedication for a permanent easement for public use of the community trail..." She further added that the agreement can be secured to the satisfaction of the City Engineer. MOTION ACTION: Motion by Commissioner Montgomery and duly seconded, that the Planning Commission adopt Planning Commission Resolution No. 6955 recommending adoption of a Negative Declaration and adopt Planning Commission Resolution No. 6957 recommending approval of Site Development Plan Amendment SDP 01-10(A) and adopt Planning Commission Resolution No. 6956 APPROVING Tentative Map CT 11-03 and Planned Development Permit PUD 12-03 based on the findings and subject to the conditions contained therein including the modifications to Condition No. 15 as stated by Ms. Mobaldi and secured to the satisfaction of the City Engineer and including the errata sheet. VOTE: 6-0 AYES: Chairperson Siekmann, Commissioner L'Heureux, Commissioner Montgomery, Commissioner Schumacher, Commissioner Scully and Commissioner Segall NOES: None ABSENT: Commissioner Black ABSTAIN: None Planning Commission Minutes April 3,2013 Page 11 Chairperson Siekmann closed the public hearing on Agenda Item 3 and thanked Staff for their presentations. COMMISSION COMMENTS None. CITY PLANNER COMMENTS Mr. Neu commented that the City Council did approve the Quarry Creek project for 656 units. CITY ATTORNEY COMMENTS None. ADJOURNMENT By proper motion, the Regular Meeting of the Planning Commission of April 3, 2013, was adjourned at 9:56 p.m. DON NEU City Planner Bridget Desmarais Minutes Clerk U-T San Diego P.O. Box 120191, San Diego, CA 92112-0191 AFFIDAVIT OF PUBLICATION STATE OF CALIFORNIA} ss. County of San Diego} The Undersigned, declares under penalty of perjury under the laws of the State of California: That she is a resident of the County of San Diego. That she is and at all times herein mentioned was a citizen of the United States, over the age of twenty-one years, and that he is not a party to, nor interested in the above entitled matter; that he is Chief Clerk for the publisher of The San Diego Union-Tribune - North County a newspaper of general circulation , printed and published daily in the City of San Diego, County of San Diego, and which newspaper is published for the dissemination of local news and intelligence of a general character, and which newspaper at all the times herein mentioned had and still has a bona fide subscription list of paying subscribers, and which newspaper has been established, printed and published at regular intervals in the said City of San Diego, County of San Diego, for a period exceeding one year next preceding the date of publication of the notice hereinafter referred to, and which newspaper is not devoted to nor published for the interests, entertainment or in.struction of a particular class, profession, trade, calling, race, or denomination, or any number of same; that the notice of which the annexed is a printed copy, has been published in said newspaper in accordance with the instructions of the person(s) requesting publication, and not in any supplement thereof on the following dates, to wit: June 07'^ 2013 /Chief Clerk for the Publisher NOTICE OF PUBLIC HEARING s^NOTICE IS HEREBY GIVEN to you, because your in- rterest may be affected, that the City. Council of the City of Carlsbad will hold a public hearing at the Coun-cil Chambers, 1200 Carlsbad Village Drive, Carlsbad, California, at 6:00 p.m. on Tuesday, June 18, 2013, to consider adoption of a Negative Declaration and approval of an annend-ment to an approved Site Development Plan to increase the number of residential apartment units from 80 to 127 on a 6 2 net acre property within the boundaries of. the Cantarini/Ho y Springs proiect, east of the future extension of College Boule- vard and south of Cannon Road in Local Facilities Management Zone 15 and more particularly described as: Parcel D of Certificate of Compliance recorded March 27, 2007, as File No. 2007-0205875, official records, being those portions of Lots "E" and 'B" of Rancho Agua Hedionda, m the City of Carlsbad, County of San Diego, State of California, according to map thereof No. 823, filed in the office of the County Recorder of San Diego County on November 16, 1896Whereas, on April 3, 2013, the City of Carlsbad Planning Commission voted 6-0 (Black absent) to recommend adoption of a Negative Declaration and recommend approval of an amendment to an approved Site De-velopment Plan and approved an 8-lot subdivision and Planned Unit Development to increase the number of residential apart-ment units from 80 to 127 on a 6.2 net acre property within the boundaries of the Cantarini/Holly Springs Proiect, east of nj. ture extension of College Boulevard and south of Cannon Roaa in Local Facilities Management Zone 15. Those persons wishing to speak on this proposal are cordia ly in-vited to attend the public hearing. Copies of the agendo bill will be available on and after June 14, 2013. If you have any ques-tions please contact Christer Westman in the Planning Division at (760) 602-4614 or christer.westman@carisbaclca.go v. If you challenge the Site Development Plan Amendment in court, you may be limited to raising only those issues you or someone else raised at the public hearing described m this no- tice or in written correspondence delivered to the City ot Carlsbad Attn: City Clerk's Office, 1200 Carlsbad Village Drive, Carlsbad, CA 92008, at or prior to the public hearing. CASE NAM4: INCINAS CREEK APARTMENT HOME^^ CITY OF CARLSBAD CITY COUNCIL Pub: 6/07/13 Jane Allshouse On this 07'^ day of June, 2013 NOTICE OF PUBUC HEARING NOTICE IS HEREBY GIVEN to you, because your interest may be affected, that the City Council of the City of Carlsbad will hold a public hearing at the Council Chambers, 1200 Carlsbad Village Drive, Carlsbad, Califomia, at 6:00 p.m. on Tuesday, June 18, 2013, to consider adoption of a Negative Declaration and approval of an amendment to an approved Site Development Plan to increase the number of residential apartment units from 80 to 127 on a 6.2 net acre property within the boundaries of the Cantarini/Holly Springs project, east of the future extension of College Boulevard and south of Cannon Road in Local Facilities Management Zone 15 and more particulariy described as: Parcel D of Certificate of Compliance recorded March 27, 2007, as File No. 2007-0205875, official records, being those portions of Lots "E" and "B" of Rancho Agua Hedionda, In the City of Carisbad, County of San Diego, State of Califomia, according to map thereof No. 823, filed in the office of the County Recorder of San Diego County on November 16, 1896 Whereas, on April 3, 2013, the City of Carisbad Planning Commission voted 6-0 (Black absent) to recommend adoption of a Negative Declaration and recommend approval of an amendment to an approved Site Development Plan and approved an 8-lot subdivision and Planned Unit Development to increase the number of residential apartment units from 80 to 127 on a 6.2 net acre property within the boundaries of the Cantarini/Holly Springs project, east of the future extension of College Boulevard and south of Cannon Road in Local Facilities Management Zone 15. Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. Copies of the agenda bill will be available on and after June 14, 2013. If you have any questions, please contact Christer Westman in the Planning Division at (760) 602-4614 or christer.westman@carisbadca.gov. If you challenge the Site Development Plan Amendment In court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City of Carisbad, Attn: City Clerk's Office, 1200 Carisbad Village Drive, Carisbad, CA 92008, at or prior to the public hearing. CASE FILE: SDP 01-10(A) CASE NAME: ENCINAS CREEK APARTMENT HOMES PUBLISH: June 7, 2013 CITY OF CARLSBAD CITY COUNCIL SITEMAP N NOT TO SCALE Encinas Creek Apartment Homes CT 11-03 / PUD 12-03 / SDP 01-1 OA T 1 I I AM3AV-O9-008-I. UIO^'AjdAe'MMM ap suas • ®09iS ®AH3AV iUBqe6 3| zas\\[in CARLSBAD UNIFIED SCHOOL DISTRICT 6225 EL CAMINO REAL CARLSBAD CA 92011 SAN MARCOS SCHOOL DISTRICT STE 250 255 PICO AV SAN MARCOS CA 92069 ENCINITAS SCHOOL DISTRICT 101 RANCHO SANTA FE RD ENCINITAS CA 92024 SAN DIEGUITO SCHOOL DISTRICT 710 ENCINITAS BLVD ENCINITAS CA 92024 LEUCADIA WASTE WATER DISTRICT TIM JOCHEN 1960 LA COSTA AV CARLSBAD CA 92009 OLIVENHAIN WATER DISTRICT 1966 OLIVENHAIN RD ENCINITAS CA 92024 CITY OF ENCINITAS 505 S VULCAN AV ENCINITAS CA 92024 CITY OF SAN MARCOS 1 CIVIC CENTER DR SAN MARCOS CA 92069-2949 CITY OF OCEANSIDE 300 NORTH COAST HWY OCEANSIDE CA 92054 CITY OF VISTA 200 CIVIC CENTER DR VISTA CA 92084 VALLECITOS WATER DISTRICT 201 VALLECITOS DE ORO SAN MARCOS CA 92069 I.P.U.A. SCHOOL OF PUBLIC ADMIN AND URBAN STUDIES SAN DIEGO STATE UNIVERSITY SAN DIEGO CA 92182-4505 STATE OF CALIFORNIA DEPT OF FISH AND WILDLIFE 3883 RUFFIN RD SAN DIEGO CA 92123 REGIONAL WATER QUALITY STE 100 9174 SKY PARK CT SAN DIEGO CA 92123-4340 SDCOUNTY PLANNING STE 310 5510 OVERLAND AV SAN DIEGO CA 92123-1239 SAN DIEGO LAFCO STE 200 9335 HAZARD WAY SAN DIEGO CA 92123 AIR POLLUTION CONTROL DISTRICT 10124 OLD GROVE RD SAN DIEGO CA 92131 SANDAG STE 800 401 B ST SAN DIEGO CA 92101 U.S. FISH & WILDLIFE 6010 HIDDEN VALLEY RD CARLSBAD CA 92011 CA COASTAL COMMISSION ATTN KANANI BROWN STE 103 7575 METROPOLITAN DR SAN DIEGO CA 92108-4402 AIRPORT LAND USE COMMISSION SAN DIEGO CO. AIRPORT AUTHORITY PO BOX 82776 SAN DIEGO CA 92138-2776 CARLSBAD CHAMBER OF COMMERCE 5934 PRIESTLEY DR CARLSBAD CA 92008 CITY OF CARLSBAD PUBLIC WORKS/ENGINEERING DEPT- PROJECT ENGINEER CITY OF CARLSBAD PROJECT PLANNER MICHAEL MCSWEENEY - BIASD STE 110 9201 SPECTRUM CENTER BLVD SAN DIEGO CA 92123-1407 «091S ®AUskAif La6p3 dn-dod asodx^ ox auji 6uo|e puaf) iaded paaj T (g)09lS ajB|duiai QJAJBAV asn Easy Peel® Labels ! Use Avery® Template 5160® [ Carlsbad Unified School District Property Management 6225 El Camino Real Carlsbad, CA92009 C A Department of Fish and Wildlife Property Management 3883 Ruffm Road San Diego, CA 92123 WSL Dos Colinas R/E LLC 5796 Armada Drive # 300 Carlsbad, CA 92008 Bend along line to expose Pop-up Edge^" Rancho Carlsbad Owners Association 5200 El Camino Real Carlsbad, CA 92010-7118 Holly Springs Development LLC P.O. Box 2484 Carlsbad, CA 92018 Bent-West LLC 5796 Armada Drive # 300 Carlsbad, CA 92008 AVERY® 5160® Encinas Creek Apartments LLC P.O. Box 2484 Carlsbad, CA 92018 Preserve Calavera 5020 Nighthawk Way Oceanside, CA 92056 North County Advocates 7668 El Camino Real Suite 104-258 Carlsbad, CA 92009 Etiquettes faciles a peler lltilkoT IP nrihArtf AVFRY® RlfifJ® A Sens de Repliez a la hachure afin de j reveler le rebord POD-UD""'^ i www.avery.com 1-800-GO-AVERY Encinas Creek Apartment Homes SDP 01-10(A) Christer Westman, Senior Planner June 18, 2013 Location Map Surrounding Properties Project Information •Amendment to an existing approval –Addition of 47 apartment units (127 total) –63 Income Restricted (additional 23) –5 buildings •49 One bedroom (760-834 sq.ft.) •60 Two bedroom (1,100-1,174 sq.ft.) •18 Three bedroom (1,374 sq.ft.) –262 parking stalls (92 garage) –Recreation/Rental building Site Plan Apartment Elevations Clubhouse Elevations Standards Modifications •Ten foot wide garage stalls –Standard is twelve feet wide •Allows for 4 more garage spaces per building •Or, reduces building width by 40 feet •41’9” building height –Standard is 35 feet •Roof mounted equipment screening •Aesthetic benefit Recommendation That the City Council ADOPT City Council Resolution No. 2013-154 ADOPTING a Negative Declaration and APPROVING Site Development Plan Amendment SDP 01-10(A)