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HomeMy WebLinkAboutSP 207H; Carlsbad Ranch Specific Plan; Specific Plan 207H; 2009-12-01 (2) Carlsbad Ranch Specific Plan 176 IV. COMMUNITY FACILITIES A. INTRODUCTION The Carlsbad Ranch Specific Plan land area lies entirely within Local Facilities Management Zone 13. The public facility requirements for this property are fully addressed in the Zone 13 Local Facilities Management Plan (LFMP). The approved Zone 13 LFMP was prepared pursuant to the City's Growth Management Program. The Zone 13 LFMP: (1) provides a detailed description of how the zone will develop, (2) demonstrates how and when each required facility and improvement will be constructed to accommodate phased development within the zone, and (3) provides a complete description of how each facility and improvement will be financed when mitigation is necessary. The Carlsbad Ranch Specific Plan implements, but does not supersede the Zone 13 Local Facilities Management Plan. The specific plan has been designed to be consistent with the purpose and intent of the Zone Plan. The following are the development policies as they pertain to the community facilities identified in the Zone 13 Local Facilities Management Plan. The following also identifies specific mitigation requirements of the Zone 13 LFMP. Development within the Carlsbad Ranch Specific Plan shall be responsible for providing its fair share of required facilities within Zone 13 as well as impacted facilities outside of Zone 13. B. CITY ADMINISTRATIVE FACILITIES Zone 13, including the Carlsbad Ranch Specific Plan Area, will be developed with entirely non-residential uses. Therefore, no impacts will be generated by development in Zone 13 to the City's adopted performance standard, which requires that 1,500 square feet of City Administrative Facilities per 1,000 population must be scheduled for construction within a five-year period. Although the specific plan's non-residential uses include a vocational campus and associated dormitories, the City's Growth Management Ordinance does not count dormitory rooms as dwelling units nor are they considered to be permanent residences. For this reason, the vocational campus will not be subject to the City Administrative Facility Performance Standard. The landowner is compensating for any impacts generated by the dormitory uses through the payment of public facility fees and participation in the Citywide Mello-Roos Community Facilities District, which contribute toward the construction of City Administrative Facilities. As concluded in the Zone 13 LFMP, no mitigation is required for Zone 13 to meet the adopted performance standard. Carlsbad Ranch Specific Plan 177 C. LIBRARY FACILITIES Zone 13, including the Carlsbad Ranch Specific Plan Area, will be developed with entirely non-residential uses. Therefore, no impacts will be generated by development in Zone 13 to the City’s adopted performance standard, which requires that 800 square feet of Library Facilities per 1,000 population must be scheduled for construction within a five-year period. As mentioned under the City Administrative Facilities section, the City’s Growth Management Ordinance does not count dormitory rooms as dwelling units nor are they considered to be permanent residences. For this reason the vocational campus will not be subject to the Library Facility Performance Standard. The landowner is compensating for any impacts generated by the dormitory uses through the payment of public facility fees and participation in the Citywide Mello Roos Community Facilities District, which contribute toward the construction of Library Facilities. As concluded in the Zone 13 LFMP, no mitigation is required for Zone 13 to meet the adopted performance standard. D. PARK FACILITIES Since the Carlsbad Ranch Specific Plan and the entire Zone 13 LFMP will be developed for non-residential uses, the established performance standard of 3 acres of Community Park or Special Use Area per 1,000 population within the Park District does not apply to Zone 13 or the Carlsbad Ranch Specific Plan. However, the City has concluded that non-residents who work in the City also have an impact on the City’s recreational facilities. This specific plan proposes the development of a golf course open to the public and accessory uses as well as various trails and pedestrian walkways. These facilities will contribute to the recreational needs of the employees working within the specific plan area. Recreation facilities will be implemented by the specific plan. A brief description of the recreation uses and facilities are as follows: 1. GOLF COURSE A 9-hole golf course will be developed in Planning Area 8. Although privately owned, this golf course will be open to the public. Carlsbad Ranch Specific Plan 178 2. TRAIL SYSTEM/PEDESTRIAN WALKWAY The proposed trail and pedestrian system have been incorporated into the design of the Plan to encourage pedestrian movement within the specific plan. These trails allow occupants to move freely within the Carlsbad Ranch and to access both the open space and recreational amenities provided. They are also designed to tie in to the future citywide trail system. Signage for the specific plan's proposed trail system will be consistent and meet the signage requirements for the Future Citywide Trail System. Figure 15 on page 47 identifies the location of trails, which will be provided. An extensive pedestrian walkway will be located along the developable ridge's western wall. The pedestrian walkway will be separated from Armada Drive by a planting area. The wall will serve a dual purpose by functioning as a barrier between the agricultural and developed portion of the specific plan as well as providing a walkway with scenic views of the flower fields and the ocean. 3. PARK MITIGATION RECOMMENDATIONS The Zone 13 LFMP recommendation for park mitigation is to establish a park fee of $0.40 per square foot on the zone's non-residential development. This fee would be collected at the time of building permit issuance and would be used to construct recreational facilities to offset the demand created by employees within Zone 13. E. OPEN SPACE The Growth Management performance standard requires that 15% of the total land area in the zone exclusive of environmentally constrained non-developable land be set aside for permanent open space and must be available concurrent with development. There are 531.33 net acres per the LFMP constraints analysis in Zone 13; therefore, at build out, Zone 13 will require 79.70 acres of performance standard open space. This demand is satisfied by the provision of 119.03 acres (Zone 13 LFMP: OS-1, OS-3 and OS- 5) of performance standard open space. The performance standard open space does not include the areas to be utilized for the golf course (Zone 13 LFMP: OS-2 and OS-4). In addition, approximately 19 acres of OS-1 are proposed as a part of the 9-hole golf course at Point Resort and this acreage is not included in the performance standard open space supply. Carlsbad Ranch Specific Plan 180 F. FIRE Within the Growth Management Program, a fire performance standard for non- residential uses is not identified. However, a fire performance standard was adopted for the non-residential uses in Zone 5. The Carlsbad Ranch Specific Plan does not exceed any of the three thresholds applied to Zone 5 as discussed below: 1. Daily work force in excess of 12,000 people. At build out, it is estimated that the daily work force in the Carlsbad Ranch plus the SDG&E property will be much less than the threshold identified for Zone 5. 2. Specific plan is beyond the five-minute response time for fire protection. All of the Carlsbad Ranch Specific Plan falls within the five-minute response time of Fire Station #4. 3. The Fire Department is unable to provide 1,000 gallon per minute of fire flow in 10 minutes or less. The Carlsbad Fire Department would need three engine companies on the scene in less than ten minutes to provide 1,000 gallons per minute of fire flow. Fire Stations 2, 3, 4 and 5 can currently reach the Carlsbad Ranch Specific Plan within ten minutes; adequately addressing the third threshold. Zone 13, and the Carlsbad Ranch currently and at build out, meet all three non-residential fire-service thresholds. For this reason the specific plan and all development in Zone 13 is not required to provide additional fire facilities. However, the specific plan will be required to meet the landscaping restrictions identified in the City of Carlsbad's Landscape Manual as well as provide required sprinkler systems in all proposed development. G. SCHOOLS Under the Growth Management Program, a performance standard for non- residential uses is not identified. However, a school performance standard was adopted for the non-residential uses in Zone 5 which assumed that non-residential zones would be required to pay a school fee based on the square footage of development. The fee is based on legislation which determined that employees can educate their children in the same school district in which their place of employment is located. The fee is intended to offset the cost of the construction of school facilities required to accommodate children of parents working within the school district. Carlsbad Ranch Specific Plan 181 The Carlsbad Ranch Specific Plan is within the Carlsbad Unified School District. Applicable non-residential school fees will be paid to the Carlsbad Unified School District at the time of Building Permit issuance. Carlsbad Ranch Specific Plan 182 V. UTILITIES AND INFRASTRUCTURE A. INTRODUCTION Of the utilities required to serve the project the most critical are water and storm drainage. Facilities for reclaiming water are now being implemented along with the facilities for transmission, distribution and storage. Storm drainage runoff must employ Best Management Practices to control flooding, detention, desiltation and urban pollution removal prior to being discharged into natural watersheds, wetlands and coastal lagoons. Sewage from the project will be received by the Encina Water Pollution Control Facility through existing sewer mains and trunk lines and the extension of an existing 10" line in Cannon Road. San Diego Gas and Electric Company will provide both gas and electric services to the site. Water service is provided by the Carlsbad Municipal Water District. The project is within the service boundaries of Pacific Bell for telephone, and Daniel's Cablevision for cable television services. Solid waste removal will be provided by Coast Waste Management, a local private company. B. DOMESTIC WATER The City of Carlsbad is divided into three water districts: the Carlsbad Municipal Water District, the Vallecitos Water District and the Olivenhain Municipal Water District. The Carlsbad Ranch is entirely within the Carlsbad Municipal Water District. As discussed in the Growth Management Ordinance, the Carlsbad Municipal Water District has established two performance standards to ensure adequate water services. The performance standards serve to: 1) ensure line capacity to meet demand and 2) require that a minimum 10-day average storage capacity be provided. These performance standards must be met prior to any development occurring within the zone. The line capacity will be provided with development. Minimum average storage capacity shall be determined by the local agencies; of these the requirement for fire flow is the most demanding. The project lies entirely within Local Facilities Management Zone 13. Currently, the citywide storage capacity is 12.9 days. The projected storage capacity at build out is 254.5 million gallons with an average daily demand estimated to be 24.54 million gallons. This will provide for a projected storage at build out of 10.4 days. The specific plan area will be served by two water pressure zones. Parcels 1, 2 and 3 will be provided water service from the lower 255 Pressure Zone. The remaining Parcels numbered 4 through 23 will be provided service from the higher 375 Pressure Zone. The existing water facilities for the 255 Pressure Zone include: Carlsbad Ranch Specific Plan 183 • A 1.5 MG steel tank reservoir located adjacent to the east boundary of the specific plan. • Two pressure reducing stations, one at the 1.5 MG steel tank, and the other at the intersection of Palomar Airport Road and Armada Drive. • A 16-inch and 12-inch pipeline from the 1.5 MG steel tank aligned southwesterly to Palomar Airport Road. • A 10-inch pipeline in Palomar Airport Road from Armada Drive to Paseo Del Norte. • A 12-inch pipeline in Paseo Del Norte and Car Country Drive. The existing water facilities for the 375 Pressure Zone include: • One 8.5 MG steel tank reservoir (now under construction to replace 1.25 MG). • A 16-inch pipeline in Palomar Airport Road. • A 16-inch pipeline form the existing 1.5 MG reservoir to Palomar Airport Road. • Removal of the existing 12-inch and 16-inch transmissions lines. The existing water facilities are shown on Figure 57 on page 183. To provide adequate water service, the following facilities are required in the 375 Pressure Zone only: • A 16-inch pipeline in The Crossings Drive extending from Camino de Los Ondas north to the vicinity of the existing 1.5 MG reservoir. This will enable the fire flow to be provided to the area from the 8.5 MG reservoir now under construction. • A 12-inch pipeline extending in on easement across Parcel 11 from The Crossings Drive to Cannon Road. • A 16-inch pipeline in Armada Drive from Palomar Airport Road to Cannon Road. • A 10-inch pipeline in LEGO Drive. • A minimum 8-inch pipeline in "D" Street. Carlsbad Ranch Specific Plan 184 • A minimum 12-inch pipeline east of Car Country Drive to the easterly boundary of Zone 13 in Cannon Road. • A pressure reducing station east of Car Country Drive. The location and sizes of the above facilities have been approximated. Figure 57 on page 183 provides a conceptual recommendation of where these facilities shall be located. The exact sizes and locations will be determined as areas within the specific plan develop. The water distribution system interior to the project site will be designed at the time of the development of final engineering plans. This specific plan lies entirely within the boundaries of Zone 13 which currently conforms with the adopted performance standards. Since the water district requires development to install domestic water and fire flow needs as conditions of approval to future development, conformance with the adopted standards will be maintained to ultimate development of the project. Carlsbad Ranch Specific Plan 187 C. RECLAIMED WATER On March 21, 1989 the City of Carlsbad adopted an interim Reclaimed Water Use Policy for new land development projects. The policy specified that all new development shall use reclaimed water when reasonably available and that the installation of dual irrigation systems may be required subject to the terms of the Water Reclamation Master Plan. The Carlsbad Municipal Water District operates and maintains two reclaimed water pipelines in the specific plan area. There is an existing 8-inch pipeline in Palomar Airport Road. Another 8-inch pipeline is in The Crossings Drive extending from Palomar Airport Road north to the vicinity of an existing 1.5 MG steel tank. The water pressure in these pipelines is the same as the 375 Pressure Zone for domestic water. However, it is noted that the pipeline in The Crossings Drive may need to be relocated based on proposed site grading plans. To utilize the reclaimed water supply will require the following: • A 12-inch pipeline in The Crossings Drive and an easement from Palomar Airport Road to Cannon Road. (There is an existing temporary 8-inch water line in The Crossings Drive from Palomar Airport Road to the reservoir.) • A 20-inch pipeline in Cannon Road from Car Country Drive to the proposed 12-inch pipeline described above. • An 8-inch pipeline in Armada Drive from Palomar Airport Road to Cannon Road (Carlsbad Ranch Unit No. 1 has been designed and approved as a part of CT 92-07 on December 23, 1993.) • An 8-inch pipeline in LEGO Drive. • An 8-inch pipeline in Paseo Del Norte from Palomar Airport Road to Car Country Drive. There also exists a 16" line located within and south of Palomar Airport Road belonging to the Vallecitos Water District. The City of Carlsbad has the rights to use reclaimed water from that line. That line has the capacity of two million gallons per day. As long as there is a surplus of reclaimed water available, development within this project could use this pipeline as a source of reclaimed water. Carlsbad Ranch Specific Plan 188 The Encina Water Pollution Control Facility currently does not have the capability to generate reclaimed water and no transmission or distribution lines have been constructed from the facility. Studies are now being performed regarding the construction of such facilities. The generating capacity requirements or the location of such a facility have not yet been determined. As mentioned earlier, new development must agree to use reclaimed water when feasible and available. The existing pipeline in Palomar Airport Road makes access to reclaimed water feasible and readily available as long as surplus reclaimed water capacity exists. Although reclaimed water will be used in the landscape irrigation of the commercial and office complexes, its greatest use will be for the proposed golf course and agricultural fields. Therefore, a dual irrigation system shall be installed for this project. D. STORM DRAINAGE In the past, the major concern when designing storm drainage systems was flooding. Today, with the growth of urban areas and concerns over the protection of wetlands and habitat areas, the need for the removal of urban pollutants from urban drainage has increased. Storm drainage facilities required to prevent flooding will be constructed concurrent with development. Currently, there are no major facilities within the project area. All major facilities outside the project boundaries have been constructed except one which will be constructed when development occurs in that area. This facility is a 51" storm drain and the double 60" storm drain and channel grading collectively referred to as line BAA. The primary components of the storm drainage system are the subsurface pipes, overland drainage swales and detention basins. As for storm water management, the basins serve three purposes: flood prevention, detention, and desiltation and removal of urban pollutants. Detention requirements have been imposed to regulate the volumes of water being discharged into the downstream wetland areas of the watershed. The desiltation and removal of urban pollutants will also be factors of the storm drainage systems. Water quality control guidelines have recently been adopted by the State Water Quality Control Board and Environmental Protection Agency. These guidelines will be implemented in the proposed system. The applicant shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES) permit. The applicant shall provide Best Management Practices to control discharges of pollutants to the maximum extent practicable to waters of the United States. Plans for such improvements shall be approved by the City Engineer prior to, or concurrent with, approval of the final map, issuance of grading or building permit, whichever occurs first, in the affected area. Construction of the above facilities will occur concurrent with development. Carlsbad Ranch Specific Plan 189 E. SEWER AND WASTEWATER FACILITIES The site is divided into two sewer basins. The existing and proposed facilities are illustrated on Figure 58 on page 187. To the north is a 10" sewer line within existing Cannon Road. This line is adequate in size and remaining capacity to serve the northerly sewer basin of the specific plan. This line travels westerly and is eventually intercepted by the Vista-Carlsbad Interceptor which transports wastewater to the treatment plant. The line in existing Cannon Road shall be extended easterly to Armada Drive within Cannon Road. There are plans for the future development of the South Agua Hedionda Interceptor which will serve development to the east. This line will replace the existing and proposed sewer main in Cannon Road, however, it is not required for development within the specific plan. The Carlsbad Municipal Water District is presently preparing a preliminary design on the interceptor and may schedule construction within Cannon Road. In addition, the South Agua Hedionda sewer force main is located across the SDG&E property and serves development outside Zone 13. The portion of the South Agua Hedionda sewer line adjacent to Zone 13 is known as SAHI 3 and 4. These lines flow to the west into the Vista Carlsbad Interceptor sections VC 13, 14 and 15, beginning at Cannon Road and terminating at the Encina Water Pollution Control Facility. To the south, the Buena/Vallecitos Interceptor runs in a westerly direction on the south side of Palomar Airport Road. This existing line is in use and is sufficient in size and available capacity to serve the southerly and central development phases of the specific plan. The project will be required to extend the 8" sewer from Armada Drive across Palomar Airport Road to the existing sewer at Price Club. The Buena/Vallecitos line also transports wastewater through to the treatment plant without being intersected by other lines. The line has sufficient capacity to sewer the entire sewer basin at ultimate build out. Therefore, no additional improvements are needed for this line. No major facilities are required off-site within either sewer drainage basin for development within this project. An internal sewer system will be required to be designed consisting of 8" sewer mains as shown on Figure 58 on page 187. These lines will connect to the existing sewer main and interceptor located adjacent to the project boundaries. As a condition of approval for future development the design of this system will be required to be in conformance with the adopted standards and to be maintained through ultimate development of the project. No lift stations are anticipated to be constructed to serve the Carlsbad Ranch's internal sewer system. Wherever practical, the sewer system shall be constructed within the public right-of-way. Carlsbad Ranch Specific Plan 191 F. SOLID WASTE Solid Waste collection and disposal services are provided by the City of Carlsbad. The City contracts these services with Coast Waste Management, a private company. G. ELECTRICITY Electricity will be provided to the site by San Diego Gas and Electric Company. There currently exist circuit points along Palomar Airport Road and Paseo del Norte which are adequate to service the site. H. NATURAL GAS Natural gas will also be provided by San Diego Gas and Electric Company. There exist 3" high-pressure gas lines within Palomar Airport Road, Cannon Road, Car Country Road and Paseo del Norte. The line within Palomar Airport Road will need to be extended easterly and then northerly into the site at the time of development. Also, the project lies within the service area of an existing 20-inch high-pressure gas line. I. TELEPHONE Pacific Bell provides telephone service to this area. No service problems are anticipated with the development of this service area. The planning and design of "dry" utilities (electricity, natural gas and telephone) are typically not started until the initial stages of the final design of the project site improvement and grading plans. Utility lines will be located underground and construction will be concurrent with development since these utilities are usually "joint trenched" within the public right-of-way. The costs of providing these improvements are typically passed onto the consumer via initial hookup fees and monthly charges. J. CIRCULATION The primary factors influencing and guiding development in the Carlsbad Ranch Specific Plan are the project's circulation impacts. The proposed development for the Carlsbad Ranch Specific Plan has been primarily constrained by a maximum generation of 69,376 Average Daily Trips (ADT's) for the Zone 13 area based on projected traffic intensity in the circulation system affected by the Carlsbad Ranch Specific Plan. This figure represents the maximum ADT's which can be accommodated by the build out design of the surrounding circulation facilities in particular, the I-5 interchanges with current peak hour assumptions related to the proposed land uses. The volume and distribution of traffic generated from the Carlsbad Ranch has been carefully analyzed to maintain conformance with the Zone 13 LFMP. Specific land uses, development locations and square footages Carlsbad Ranch Specific Plan 192 for the specific plan were determined as a result of the site's traffic considerations. The City of Carlsbad's Growth Management Program sets a Circulation Performance Standard which prohibits any impacted road segment or intersection within or outside of the zone to exceed Service Level C during off-peak hours or Service Level D during peak hours. To maintain an acceptable Level of Service on all roadways impacted by the Carlsbad Ranch Specific Plan, specific mitigation measures and circulation improvements have been identified. The circulation improvements identified are categorized into projected improvements needed now, during development of Zone 13 and at build out. These time frames represent milestones as opposed to actual completion dates. The milestones are based on assumed traffic intensity from projected growth assumptions and therefore are intended to be used for planning purposes only. As a means of ensuring facility adequacy, the City of Carlsbad has established the Growth Management Monitoring Program to monitor the City's growth and identify those facilities, which fail to meet the City's Facility Performance Standards. If the City determines that the timing of the necessary improvements needs to be accelerated, then the required improvements must be adjusted to ensure conformance with the adopted Performance standard. However, if the proposed project is delayed or other traffic generating uses within the affected area are not developed, then the required construction or financial guarantee required to meet the Performance Standard may be delayed as long as the facilities are provided concurrent with need and a financing program guaranteeing their construction is in place. A traffic report has been prepared concurrent with this specific plan to identify mitigation measures and circulation improvements needed as a result of development within the Carlsbad Ranch Specific Plan. To ensure consistency between mitigation measures in the specific plan and other concurrent applications, this report is also the basis for the circulation improvements identified for the entire Zone 13 area in the Zone 13 Local Facilities Management Plan Amendment. In addition, the report is also the basis for the traffic section of the Carlsbad Ranch Specific Plan EIR. Carlsbad Ranch Specific Plan 193 The construction of the following circulation improvements shall be financially guaranteed, as set forth in the finance chapter of the Zone 13 LFMP: 1. IMPROVEMENTS NEEDED NOW a. Cannon Road/I-5 Northbound and Southbound Ramps Install traffic signals. Also, at the Southbound Ramps widen the ramp and add a southbound left-turn lane. Restripe the westbound through lane for an additional left-turn lane. Estimated Cost - $232,000 Timing: The I-5 Ramps at Cannon Road are not within the City of Carlsbad's jurisdiction, however, Carlsbad's adopted Capital Improvement Program has scheduled TIF and PFF funds for the City's share of the improvements to the ramps. The timing for these improvements is controlled by CalTrans, the responsible jurisdiction for completing the work. This dedication of funds guaranteed the specific improvement needed to bring this intersection into conformance with the City's adopted performance standard. For these reasons, no further action is required prior to development within Zone 13. 2. INTERIM YEAR IMPROVEMENTS a. Cannon Road from I-5 to Car Country Drive - Add an additional westbound through lane for a total of three westbound lanes. Estimated Cost - $150,000 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-1, TR- 2, TR-3, O/PI-1, O/PI-2 of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. Carlsbad Ranch Specific Plan 194 b. Cannon Road from Car Country Drive to the eastern Zone Boundary - Construction of Cannon Road to full major arterial standards except for the sidewalk on the north side adjacent to undeveloped areas. Estimated Cost - $8,467,000 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-1, TR- 2, TR-3, O/PI-1, or O/PI-2 of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. Reimbursement from SDG&E will be required for proportional share of improvements. c. Armada Drive/Lego Drive from Cannon Road to Palomar Airport Road - Construction of Armada Drive/Lego Drive to two lanes in each direction. Estimated Cost - $2,573,000 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-2, TR- 3, O/PI-1, O/PI-2, TR/C or R of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. d. Paseo del Norte/Cannon Road - Install traffic signal. Also, provide an exclusive left-turn lane and a shared through/right-turn lane in the southbound direction. In the northbound direction, add a left-turn lane and restripe the exclusive right-turn lane for a shared through/right- turn lane. Also, add an eastbound left-turn lane and westbound shared through/right-turn lane. Estimated Cost - $169,000 Carlsbad Ranch Specific Plan 195 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-1, TR- 2, O/PI-1, O/PI-2 or R of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. e. Car Country Drive/Cannon Road - Install traffic signal. Provide an exclusive left-turn lane and two through lanes in the westbound direction. In the northbound direction, add an exclusive right-turn lane. Estimated Cost - $110,000 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-1, TR- 2, O/PI-1, O/PI-2 or R of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. f. Paseo del Norte/Palomar Airport Road - Provide a westbound exclusive right-turn lane. Estimated Cost - $185,000 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-3, O/PI-2, TR/C or R of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. Carlsbad Ranch Specific Plan 196 g. Lego Drive/Cannon Road - Install traffic signal. Provide two left-turn lanes and an exclusive right-turn lane in the northbound direction; two through lanes and an exclusive right-turn lane in the eastbound direction; and two left-turn lanes and two through lanes in the westbound direction. Estimated Cost - $5,000 (signal cost included in LEGO Drive/Armada Drive cost estimate) Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-1, TR- 2, TR-3, O/PI-1 or O/PI-2 of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. h. Armada Drive/Palomar Airport Road - Install traffic signal modifications as necessary. Restripe the northbound approach for two left-turn lanes and a shared through/right-turn lane. In the southbound direction, provide two left-turn lanes, one shared through/right-turn lane, and an exclusive right-turn lane. Also, add an eastbound left- turn lane and a westbound exclusive right-turn lane. Estimated Cost: $205,000 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea O/PI-2, TR-3 or TR/C of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. i. The Crossings Drive/Palomar Airport Road - Construction of intersection to include two through lanes, one shared right/through lane and one left turn lane in the eastbound and westbound directions. Provide one shared southbound left/right/through lane. Provide a shared right-turn/through land and one left-turn lane in the northbound direction. Carlsbad Ranch Specific Plan 197 Estimated Cost - $155,000 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea O/PI-2, TR-3 or TR/C of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. j. One of the following two groups of improvements dependent upon whether Cannon Road is constructed between Zone 13 and El Camino Real: Conditions if Cannon Road is not Extended: i. Palomar Airport Road/I-5 Northbound Ramps - Restripe the westbound Palomar Airport Road approach for the following: two through lanes, one shared through/right-turn lane, and one exclusive right-turn lane. Estimated Cost: $1,725 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea O/PI-2, TR-3, TR/C or R of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. ii. College Boulevard/Palomar Airport Road - Provide two left-turn lanes, one through lane, and one shared through/right-turn lane in the northbound direction. Restripe the southbound College Boulevard approach for the following: one left-turn lane, one shared through/right-turn lane, and one exclusive right-turn lane. Estimated Cost: $1,150 Carlsbad Ranch Specific Plan 198 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-1, TR-2, TR-3, O/PI-1, O/PI-2, TR/C or R of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. Conditions if Cannon Road is Extended: i. Cannon Road/I-5 Northbound Ramps - Widen the northbound on ramps and restripe the westbound Cannon Road approach to provide one through lane, one shared through/right-turn lane, and one exclusive right-turn lane. Estimated Cost - $1,150 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-1, TR-2, O/PI-1, O/PI-2 or R of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. ii. Palomar Airport Road/I-5 Northbound Ramps - Restripe the westbound Palomar Airport Road approach to provide two through lanes, one shared through/right-turn lane, and one exclusive right turn lane. Estimated Cost - $1,725 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-3, O/PI-2, TR/C or R of Zone 13, if the City Engineer determines that this improvement is necessary to Carlsbad Ranch Specific Plan 199 maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. iii. College Boulevard/Palomar Airport Road - Provide two left-turn lanes, one through lane, and one shared through/right lane in the northbound direction. Restripe the southbound approach for a left-turn lane, a through lane, and a shared through/right- turn lane. Estimated Cost - $1,150 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-3, O/PI-2, TR/C or R of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. iv. Cannon Road from eastern Zone boundary to El Camino Real - Construction of Cannon Road to two lanes in each direction. Estimated Cost - $3,247,000 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-1, TR-2, TR-3, O/PI-1 or O/PI-2 of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. v. El Camino Real/Cannon Road - Provide three through lanes, one exclusive right-turn, and two exclusive left-turn lanes in the southbound direction. Provide two through lanes, one shared through/right-turn lane, and two exclusive left-turn lanes in the Carlsbad Ranch Specific Plan 200 northbound direction. In the eastbound direction, provide one through lane, one shared through/right-turn lane and two exclusive left-turn lanes. In the westbound direction, provide one through lane, one shared through/right-turn lane, and two exclusive left-turn lanes. Install a traffic signal. Estimated Cost - $340,000 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-1, TR-2, TR-3, O/PI-1 or O/PI-2 of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. 3. IMPROVEMENTS NEEDED BY BUILD OUT a. Cannon Road/I-5 Northbound Ramps - Restripe the westbound Cannon Road approach to provide one through lane, one shared through/right-turn lane, and one exclusive right-turn lane. In addition, widen the on ramp and provide an additional eastbound Cannon Road left-turn lane. Also, widen the off ramp and add a northbound exclusive right-turn lane. Estimated Cost - $4,600 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-1, TR- 2, O/PI-1, O/PI-2 or R of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. b. Paseo del Norte/Cannon Road - Construction of an additional eastbound left-turn lane for a total of two exclusive left-turn lanes, one through lane, and one through/right-turn lane. In addition, at a point Carlsbad Ranch Specific Plan 201 east of the intersection, an additional westbound Cannon Road through lane would be required. At the intersection, this would result in the following lane configuration in the westbound direction: one exclusive left-turn lane, two through lanes, and a shared through/right- turn lane. Estimated Cost - $27,000 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-1, TR- 2, O/PI-1, O/PI-2 or R of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. c. Paseo del Norte/Palomar Airport Road - Restripe the northbound and southbound Paseo del Norte approaches to provide two exclusive left- turn lanes, one shared through/right-turn lane, and one exclusive right-turn lane. Provide an eastbound exclusive right-turn lane. Estimated Cost - $2,300 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-3, O/PI-2, TR/C or R of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. d. El Camino Real/Cannon Road - Restripe the southbound El Camino Real approach to provide for two left-turn lanes, two through lanes, one shared through/right turn lane, and one exclusive right-turn lane. In addition, provide an exclusive right-turn lane on the eastbound Cannon Road approach. [Note: Improvements listed in Condition 2.i.v. (Cannon Road extended) may be built prior to the above improvements. If they are not built, then they must be constructed with the above improvements.] Carlsbad Ranch Specific Plan 202 Estimated Cost - $6,325 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-1, TR- 2, O/PI-1, O/PI-2 or R of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. e. Cannon Road from eastern Zone boundary to El Camino Real - Construction of Cannon Road to full major arterial standards from the eastern Zone boundary to El Camino Real. Estimated Cost - $3,247,000 Timing: Prior to recordation of a final map, issuance of a grading or building permit, whichever occurs first for any project within subarea TR-1, TR- 2, O/PI-1 or O/PI-2 of Zone 13, if the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard, the developer of that subarea shall financially guarantee its construction as set forth in the Finance section of the Zone 13 LFMP. In addition to the facilities identified in the Zone 13 LFMP, the Carlsbad Ranch Specific Plan, and the EIR, Figure 15 on page 47 illustrates the envisioned internal Circulation Program of the Carlsbad Ranch property. Development of the identified internal roadways will occur prior to or concurrent with the appropriate phase of development they will serve. Carlsbad Ranch Specific Plan 203 VI. SPECIFIC PLAN IMPLEMENTATION MEASURES A. ORDINANCES TO BE ADOPTED As this specific plan is both a policy and regulatory document, it is to be adopted by ordinance to legally serve as the zoning for the Carlsbad Ranch. Unless otherwise stated in the Carlsbad Ranch Specific Plan, the requirements of the underlying zone and the City of Carlsbad's Municipal Code shall apply. The Carlsbad Ranch Specific Plan is supplemental to the existing certified Mello II Implementing Ordinances. Unless otherwise stated in the Carlsbad Ranch Specific Plan, all of the municipal code provisions and implementing ordinances of the existing Mello II Implementation Plan are applicable to the Carlsbad Ranch. B. SUBSEQUENT APPROVALS NECESSARY TO IMPLEMENT THE SPECIFIC PLAN The Carlsbad Ranch Specific Plan is accompanied by a General Plan Amendment, Local Coastal Program Amendment, Local Facilities Management Plan Amendment, Land Conservation Contract Cancellation, Zone Change, Tentative Map, Non-Residential Planned Unit Development, Hillside Development Permit and an Environmental Impact Report. Prior to development of any property within the Carlsbad Ranch Specific Plan, a Coastal Development Permit must be obtained. The Coastal Development Permit must be provided to the City of Carlsbad prior to the issuance of a grading or building permit. Subsequent permits and approvals shall be required prior to development within the individual planning areas as follows: 1. Planning Area 1 Any development of the property shall be subject to the approval of a Site Development Plan pursuant to Section 21.06 (Qualified Overlay Zone) of the Carlsbad Municipal Code. Contained within the Carlsbad Ranch Specific Plan, the Environmental Impact Report, Local Facilities Management Plan for Zone 13 and a Site Development Plan application submitted to the City of Carlsbad Planning Department is sufficient information to make the following findings with respect to a vocational school for the Gemological Institute of America: a. The requested use, a vocational school, is desirable for the development within the City of Carlsbad and is essentially in harmony with the elements and objectives of the General Plan. In addition, the development of a vocational school is not detrimental to the health, safety and welfare of the citizens and visitors of Carlsbad, to the Carlsbad Ranch Specific Plan 204 existing uses within this portion of the City of Carlsbad or to uses specifically permitted in the zone that the proposed use will be located. b. Planning Area 1 of the Carlsbad Ranch Specific Plan is of adequate size and shape to accommodate the use of this site for a vocational school. c. All yards, setbacks, walls, fences, landscaping and any other features necessary for the intended use of a portion of Planning Area 1 as a vocational school will be provided and maintained in accordance with the Carlsbad Ranch Specific Plan and the Municipal Code for the City of Carlsbad. d. The street system serving the site is adequate to handle all traffic generated from this use. These findings are supported by the facts, findings, conditions and mitigation measures of this specific plan, the Environmental Impact Report (EIR 94-01), the Local Facilities Management Plan for Zone 13 and an approved Site Development Plan (SDP 94 -06). These documents are incorporated herein by reference. Any other uses proposed for this site that are not specifically addressed herein shall be subject to all applicable processing requirements of the underlying zone and Title 21 (Zoning) of the Carlsbad Municipal Code. 2. Planning Area 2 Any development of the property shall be subject to the approval of a Site Development Plan pursuant to Section 21.06 (Qualified Overlay Zone) of the Carlsbad Municipal Code. A Site Development Plan application may be submitted for the entire planning area, for any combination of contiguous lots or for any individual lot as may be requested by the property owner or his authorized agent, subject to the approval of the Planning Director. Any other uses proposed for this site that is not specifically addressed herein shall be subject to all applicable processing requirements of the underlying zone and Title 21 (Zoning) of the Carlsbad Municipal Code. Carlsbad Ranch Specific Plan 205 3. Planning Area 3 Any development of the property including hotels and/or commercial living units (timeshares) shall be subject to the approval of a Site Development Plan pursuant to Section 21.06 (Qualified Overlay Zone) of the Carlsbad Municipal Code. In addition, a hotel or commercial living unit (timeshare) project shall be subject to the requirements of Section 21.42.010(10) of the Carlsbad Municipal Code. In addition to the above requirements, the City Council shall make the final decision to approve or disapprove the Site Development Plan. Any other uses proposed for this site that is not specifically addressed herein shall be subject to all applicable processing requirements of the underlying zone and Title 21 (Zoning) of the Carlsbad Municipal Code. 4. Planning Area 4 (LEGOLAND Carlsbad) Planning Area 4 contains the entire LEGOLAND theme park. As shown on Exhibit 35, the park is divided into the inner park and the outer park. The inner park contains all of the existing attractions, food services and administrative services and areas for future expansion. The outer park is the area reserved for LEGOLAND theme park visitor parking, LEGOLAND hotel and hotel guest parking and a large portion of the perimeter landscape buffer. This specific plan authorizes and approves a LEGOLAND family park as a permitted use subject the approval of a Site Development Plan. A Site Development Plan (SDP 96-14) and Coastal Development Permit (CDP 96-16) were approved for the entire park by City Council Resolution 97-670 on May 20,1997. This specific plan authorizes and approves a LEGOLAND family park as a permitted use of the Planning Area for zoning purposes and, therefore, a conditional use permit shall not be required pursuant to Section 21.42.010(5)(F) of the Carlsbad Municipal Code. Any development of the property shall be subject to the processes as described below. Outer Park Any development within the Outer Park shall be subject to the approval of a Site Development Plan pursuant to Section 21.06 (Qualified Overlay Zone) of the Carlsbad Municipal Code. Inner Park All future park projects within the Inner Park that comply with the development standards and design guidelines set forth in this Specific Plan shall be processed as a Minor Site Development Plan and Minor Coastal Development Permit subject to Planning Director approval. The Planning Director shall Carlsbad Ranch Specific Plan 206 ascertain all facts pertinent to the proposed development and shall approve, conditionally approve, disapprove or give notice of referral to the Planning Commission, together with the findings and reasons for such action. An application for a Minor Site Development Plan/Minor Coastal Development Permit shall be made in accordance with the procedures set forth below: (1) An application for a Minor Site Development Plan/Minor Coastal Development Permit may be made by the record owner or owners of the property affected or the authorized agent of the owner or owners. The application shall be filed with the Planning Director upon forms provided by him. The application shall be accompanied by adequate plans which allow for detailed review, a legal description of the property and all other materials and information specified by the Planning Director. (2) At the time of filing the application, the applicant shall pay a processing fee in an amount specified by City Council resolution. (3) If the applicant contemplates the construction of a LEGOLAND project in phases, the application shall so state and shall include a proposed phasing schedule. (4) For minor coastal development permits, notwithstanding Section 21.201.080, all applications regardless of the cost of development shall be approved or disapproved by the Planning Director. Findings of the Planning Director. In approving a Minor Site Development Plan/Minor Coastal Development Permit, the Planning Director shall make the following findings: (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 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 traffic circulation; (2) That the site for the intended use is adequate in size and shape to accommodate the use; (3) That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained; Carlsbad Ranch Specific Plan 207 (4) That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use (5) The development has no adverse effect individually or cumulatively on coastal resources or public access to the shoreline or along the coast. Notification. The planning director shall notify the applicant in writing of any decision made on a Minor Site Development Plan/Minor Coastal Development Permit. Effective Date of Order and Appeal of Planning Director Decision. The effective date of the Planning Director’s decision and method for appeal of such decision shall be governed by Section 21.54.140 of the municipal code. Development Agreement Additionally, a Development Agreement may be entered into between the City of Carlsbad and LEGO. This Development Agreement shall not conflict with the requirements of this specific plan. Amendments to the Site Development Plan The following types of minor amendments may be approved administratively by the Planning Director: a. Changes to the design and location of landscaping within the interior of the park. b. Revisions to the design and landscaping of the parking area that will not substantially impact vehicular or pedestrian access. c. The relocation of attractions within the interior of the park that will not substantially alter the appearance of the park from any adjacent public road. d. Revisions to the architecture of buildings as long as the revisions are in conformance with the Design Guidelines of Section IV.E.3 ( LEGOLAND Carlsbad Design Guidelines) of this specific plan. e. Any other similar type of revisions determined to be minor in nature by the Planning Director. Carlsbad Ranch Specific Plan 208 5. Planning Area 5 Any development of the property including hotels and/or commercial living units (timeshares) shall be subject to the approval of a Site Development Plan pursuant to Section 21.06 (Qualified Overlay Zone) of the Carlsbad Municipal Code. In addition, a hotel or commercial living unit (timeshare) shall be subject to the requirements of Section 21.42.010(10) of the Carlsbad Municipal Code. In addition to the above requirements, the City Council shall make the final decision to approve or disapprove the Site Development Plan. Any other uses proposed for this site that are not specifically addressed herein shall be subject to all applicable processing requirements of the underlying zone and Title 21 (Zoning) of the Carlsbad Municipal Code. 6. Planning Area 6 Any development of the property shall be subject to the approval of a Site Development Plan pursuant to Section 21.06 (Qualified Overlay Zone) of the Carlsbad Municipal Code. Any other uses proposed for this site that are not specifically addressed herein shall be subject to all applicable processing requirements of the underlying zone and Title 21 (Zoning) of the Carlsbad Municipal Code. In addition to the above requirements, the City Council shall make the final decision to approve or disapprove the Site Development Plan for Planning Area 6. 7. Planning Area 8 A Site Development Plan in lieu of a Conditional Use Permit may be allowed for the development of a golf course in this Planning Area. C. CAPITAL IMPROVEMENT PROGRAM The matrix presented in Figure 59 on page 205, identifies the estimated costs of the public works projects contained as special conditions in the Zone 13 Local Facilities Management Plan and described in the Public Facility and Infrastructure chapter of this plan, the measures by which each public works project will be financed, and the persons or agencies responsible for financing and carrying out each proposed improvement. These improvements are categorized into projected improvements needed for specific years. These years represent milestones as opposed to actual completion dates. The milestones are based on projected growth assumptions and therefore are intended to be used for planning purposes only. D. PHASING PROGRAM Carlsbad Ranch Specific Plan 209 Although this specific plan is regulatory in nature, it does not regulate the rate of development within Carlsbad Ranch. Other than general market conditions and contractual limitations set forth in the Land Conservation Contract, development within Carlsbad Ranch will be controlled by the availability of adequate public facilities. Figures 60, 61, 62 and 63 on pages 211 through 214 depict the potential sub-phases of development on the Carlsbad Ranch that might occur if the property owners choose not to grade the site and provide the infrastructure in a single phase. The phasing diagrams do not suggest the sequence or suggested timing of new development, but rather identify the grading and circulation improvements that would occur with the development of portions of the project. See the text beginning on page 219 for a detailed description of the phasing of grading and development. A phasing program was developed for public facility planning purposes. The phasing program, which is consistent with the Zone 13 LFMP analysis, is presented in Figure 64 on page 215. Other than the scheduling of needed public facilities, the specific plan is not influenced by this phasing program. Development within Carlsbad Ranch may differ from the schedule presented in Figure 64 given the availability of adequate public facilities and services. ~- - PROJECT COST -- ~p TIMING FINANCING ClRCULATlON FAClLlTlES (Phasing of Circulation Facilities has been updated pursuant to phasing identified in the EIRI IMPROVEMENTS NEEDED NOW: Cannon Roadll-5 Northbound and Southbound $232,000 As Indicated City - PFFfrlF Ram~s- Install traffic signals. At southbound ramps, widen the ramps and add a southbound left-turn lane. Restripe the westbound through lane for an additional left- turn lane. INTERIM YEAR IMPROVEMENTS: 3- Provide additional westbound lane Cannon Road from Car Countrv Drive to eastern zone boundarv - Construction of 2 lanes, each direction Arrnada/Leao Drive from Cannon Road to Palomar - Construction of 2 lanes, each direction Paseo del NorteICannon Road - Install traffic signal. Provide an exclusive left-turn land and a shared through right-turn lane in the southbound direction. In the northbound direction, add a left-turn lane and restripe the exclusive right-turn lane for a shared throughlright-turn lane. Also, add an eastbound left-turn lane and a westbound shared throughlright turn lane. Car Countrv Drivelcannon Road - Install traffic signal. Provide an exclusive left-turn lane and two through lanes in the westbound direction. In the northbound direction, add an exclusive right-turn lane. Paseo Del NortelPalomar Air~ort Road - Provide westbound exclusive right turn lane $1 50,000 As lndicated TIFICFD No. 3 $8,467,000 I I CFD No. 11 Transnet 1 CFD No. 3 / Fee Program $2,573,000 I I CFD No. 3 $1 69,000 I I PFF / Developer Funding $1 1 0,000 WI Developer Funding $1 85,000 I I CFD No. 3 PROJECT COST TIMING FINANCING Leao Drivelcannon Road - Install traffic signal $5,000 I w CFD No. 3 and provide two left-turn lanes and an exclusive right-turn lane in the northbound direction; two through lanes and an exclusive right-turn lane in the eastbound direction; and two left-turn lanes and two through lanes in the westbound direction. (Signal cost included in LEGOlArmada Drive cost estimate) 1 - Install $205,000 w w CFD No. 3 traffic signal modifications as necessary. Restripe the northbound approach for two left-turn lanes and a shared throughlright-turn lane. In the southbound direction, provide two left-turn lanes, one shared throughlright- turn lane, and an exclusive right-turn lane. Also, add an eastbound left-turn lane and a westbound exclusive right-turn lane. Hidden Vallev RoadIPalomar Air~ort Road - $155,000 ww CFD NO. 3 Construction of intersection to include two through lanes, one shared rightlthrough lane and one left turn lane in the eastbound and westbound directions. Provide one shared southbound leftlrightlthrough lane. Provide a shared right-turnlthrough land and one left- turn lane in the northbound direction. WIO Cannon Road Extension Palomar air~ort Roadll-5 Northbound Ramos - $1,725 As Indicated Developer Re-striping Colleae Boulevard1 Palomar Air~ort Road - $1,150 I I I w Re-striping and construct south leg. With Cannon Road Extension Cannon Roadfl-5 Northbound Ramps - Re- $1,150 As Indicated TIF I Developer striping and widening of northbound on ramp. Palomar Air~ort Roadll-5 Northbound Ram= - $1,725 w w Developer Re-striping Colleae Blvd/Palomar Air~ort Road - Restriping $1,150 I w Developer PROJECT COST TIMING FINANCING - - - - - - - - With Cannon Road Extension Cannon Road from eastern zone boundarv to $3,247,000 I w CFD NO. 1 / El Camino Real - Two lanes, each direction Fee Program1 Transnet El Camino Real/Cannon Road - Construct $340,000 As Indicated TIFIPFFI intersection, signal installation Developer - -- - - -- IMPROVEMENTS NEEDED AT BUILD OUT: Cannon - Re- $4,600 As Indicated TIFIPFFI striping and widening Developer Paseo del NorteICannon Road - Lane Construction, east and west Paseo del NorteIPalomar Air~ort Road - Re-striping El Camino Real/Cannon Road - Re-striping $27,000 II I Developer Cannon Road - Construction from eastern $3,247,000 I II CFD No. 1 / zone boundary to El Camino Real Fee Program / Developer Total Circulation Costs without Cannon Road $1 5,540,500 Extended Total Circulation Costs with Cannon Road $15,495,250 Extended PROJECT COST TIMING - - FINANCING WATER FACILITIES Service Area A: 16" Water Main 12" Water Main $1 1 2,500 Concurrent w/ Developer Development 10" Water Main $48,000 I I I I 8" Water Main $56,700 " * " n 8" Reclaimed Water Main $1 01,250 " w I I Pressure Regulating Station $75,000 11 I I I Service Area B: 16" Water Main $325,000 Concurrent w/ Developer Development 8" Reclaimed Water Main $1 90,350 " I I I Total Water Cost $1,081,600 PROJECT COST TIMING FINANCING SEWER FACILITIES 10" PVC $234,600 Concurrent w/ Developer Development Total Sewer Cost $234,600 Carlsbad Ranch Specific Plan 221 E. GRADING/EROSION CONTROL 1. INTRODUCTION The purpose of this section is to establish appropriate guidelines for the grading of the Carlsbad Ranch Specific Plan Area. Since the intent of the specific plan process is to review the area in question in a comprehensive manner, this plan proposes a comprehensive review of the grading for the entire specific plan area. 2. GUIDELINES The following guidelines are hereby established to assure appropriate grading designs for the Carlsbad Ranch Specific Plan Area. These guidelines incorporate programs and policies from the Mello II segment of Carlsbad's Local Coastal Program as well as City policies and programs dealing with grading and erosion control. a. Grading Plans shall conform to the requirements of Chapter 21.95 Hillside Development and Chapter 11.06 Excavation and Grading of the Carlsbad Municipal Code. Preliminary and final grading plans will be prepared in accordance with the Municipal Code for review by the City Engineer. b. Manufactured slopes shall be contoured to simulate natural terrain, except where such contouring will conflict with the recommendations of the soils engineer and be supported with the appropriate technical data. c. All grading and land alteration activities shall be subject to the provisions of the Master Drainage Plan. d. All permanent manufactured slopes, shall be constructed at a gradient of 2 to 1 (horizontal to vertical) or less. Any exceptions to the gradient must be approved by the City Engineer and Planning Director. e. Grading within each planning area shall provide for the safety and maintenance of other planning areas already developed or under construction. Carlsbad Ranch Specific Plan 222 f. All graded areas shall have erosion control measures installed within 30 days after rough grading is completed. If permanent vegetation cannot be installed within the 30-day period, temporary erosion control measures shall be installed, if required for maintenance of the public health, safety and welfare. However, permanent planting is preferred. g. All temporary slopes not scheduled for development within 60 days shall be hydroseeded from April 16 through August 14 and juted from August 15 through April 15. All graded pad areas not scheduled for construction within 6 months must be hydroseeded. Ninety percent (90%) germination within 30 days is required by means of rainfall or with an irrigation system if rainfall is insufficient. h. Grading shall be phased so that all onsite irrigation water and erosion control basins are installed concurrent with or prior to any grading activities. i. Runoff and erosion shall be reduced by the construction of temporary and/or permanent desiltation basins within each area of development. Provision for maintenance and final removal of temporary desiltation basins must be made prior to final map approval. The plans for these basins must be approved by the City of Carlsbad Engineering Department. Provisions for maintenance of permanent basins must be made prior to final map approval. j. The application for grading permits must provide assurance to the Planning Director that manufactured slope banks will be properly landscaped. k. All slopes shall be planted per the requirements of Carlsbad's Landscape Manual and Chapter 11.06 of the Carlsbad Municipal Code. Drought tolerant xeriscape shall be used whenever possible to reduce the need for irrigation. l. Grading should direct runoff toward planned drainages and, if possible, away from cut and fill areas. m. Development should preserve, as feasible, natural drainage swales and landforms. n. Grading activity shall be prohibited during the rainy season: from October 1st to April 1st of each year, unless approved by the City of Carlsbad and the Coastal Commission. Carlsbad Ranch Specific Plan 223 o. All graded areas shall be landscaped prior to October 1st of each year with either temporary or permanent landscaping materials, to reduce erosion potential. Such landscaping shall be maintained and replanted if not well established by December 1st following the initial planting. p. Slopes of 25% grade and over that possess endangered species and/or Coastal sage scrub and Chaparral plant communities shall be preserved in their natural state, unless the application of this policy would preclude any reasonable use of the property. q. Slopes and areas remaining undisturbed as a result of the hillside review process, shall be placed in a permanent open space easement as a condition of development approval. r. Appropriate measures shall be taken on and/or offsite to prevent siltation of lagoons and other environmentally sensitive areas. s. Slope disturbance shall not result in substantial damage or alteration to major wildlife habitat or native vegetation areas. t. No development shall be permitted except pursuant to submittal of a runoff control plan prepared by a licensed engineer qualified in hydrology and hydraulics; such approved plans shall assure that there would be no increase in peak runoff rate from the developed site over the greatest discharge expected from the existing undeveloped site as a result of a 10-year frequency storm. Runoff control shall be accomplished by a variety of measures, including, but not limited to, onsite catchment basins, detention basins, siltation traps, and energy dissipators, and shall not be concentrated in one area. u. When topography changes are required and natural vegetation is removed, the area and duration of exposure shall be kept at a minimum. v. Soil erosion control practices shall be used against "onsite" soil erosion. These include keeping soil covered with temporary or permanent vegetation or with mulch materials, special grading procedures, diversion structures to divert surface runoff from exposed soils, and grade stabilization structures to control surface water. w. The applicant may submit a revised Grading Plan for the inner and outer park area of Lot 18. The revision is subject to approval of the City Engineer and Planning Director under the guidelines of the Substantial Conformance Policy. Carlsbad Ranch Specific Plan 224 3. CONFORMANCE WITH CITY OF CARLSBAD ORDINANCES All grading proposed by any grading design intended to implement this plan shall also conform to the following City of Carlsbad ordinances, policies and/or guidelines unless otherwise permitted within this specific plan: a. Excavation and Grading Ordinance (Chapter 11.06 Carlsbad Municipal Code) b. Hillside Development Regulations (Chapter 21.95, Carlsbad Municipal Code) c. Zone 13 Local Facilities Management Plan d. City of Carlsbad Landscape Manual e. City of Carlsbad Master Drainage Plan f. City of Carlsbad Planning Department Policies g. City of Carlsbad Engineering Department Policies h. Mello II segment of the Carlsbad Local Coastal Program. 4. PHASING OF GRADING The comprehensive grading plan provides for an overall balanced grading operation, as well as a balanced grading operation in each of the 4 phases that is in compliance with the City of Carlsbad's Hillside Development Ordinance. The phased grading concept was developed considering the following criteria: • The grading shown on approved plans for the previous tentative map for Carlsbad Ranch (CT 92-07), Units 1, 2 and 3) would be completed prior to CT 94-09 grading. • Each phase of the new tentative map must balance. • Once LEGO Drive and Armada Drive are constructed, grading operations would not cross the roadway. Carlsbad Ranch Specific Plan 225 • Any rough grading material placed in agricultural areas must allow for continued agricultural use until final grading operations begin. This requires fill slopes no steeper than 6:1. A total of 1,045,140 cubic yards will be moved during the CT 92-07 grading. A total of 2,083,900 cubic yards of material will be moved during the CT 94-09 three phases of grading. Figure 60 shows the previous balanced grading for CT 92-07. Figures 61, 62 and 63 show grading for Phases 1, 2 and 3 respectively for CT 94-09. 5. LANDSCAPE MITIGATION All graded areas shall be landscaped per the requirements of the City of Carlsbad's Landscape Manual, Chapter 11.06 of the Carlsbad Municipal Code and the Final EIR for this specific plan. When possible, slopes shall be planted with drought tolerant native species using temporary irrigation systems. Once the vegetation has been established these temporary irrigation systems shall be removed if above ground or abandoned if buried. Carlsbad Ranch Specific Plan 226 VII. SPECIFIC PLAN ENVIRONMENTAL REVIEW A. ENVIRONMENTAL IMPACT REPORT (94-01) As required by the California Environmental Quality Act, a Program Environmental Impact Report (EIR) was prepared as a separate document concurrently with the Carlsbad Ranch Specific Plan Amendment. B. OPPORTUNITIES AND CONSTRAINTS The Program Environmental Impact Report prepared by Cotton/Beland/Associates, Inc. analyzed the Specific Plan Amendment in regard to impacts associated with Agricultural Resources, Air Quality, Archeological and Paleontological Resources, Biological Resources, Traffic/Circulation, Hazardous Waste/Pesticide Residue, Land Use Compatibility, Noise, Public Services & Utilities, Solid Waste, Visual Aesthetics/Grading and Water Quality. The EIR's mitigation measures for each of the above impacts are as follows: 1. AGRICULTURAL RESOURCES No mitigation measures are proposed, as impacts will be reduced to a level less than significant through the payment of fees consistent with the coastal program, the preservation of 53 acres on-site, and through implementation of policies contained in the specific plan. 2. AIR QUALITY Individual development projects within the specific plan area shall be required to implement the following mitigation measures, as determined feasible on a project- by-project basis by the City. These measures include: • Provide preferential parking spaces for carpools and vanpools and provide 7'2" minimum vertical clearance in parking facilities for van access unless surface parking is provided for vans. • Implement on-site circulation plan in parking lots to reduce vehicle queuing (stacking-up). • Provide shade trees to reduce building heating/cooling needs. • Use energy efficient and automated controls for air conditioning. • Use energy-efficient low-sodium parking lot lights. Carlsbad Ranch Specific Plan 227 • Provide adequate ventilation systems for enclosed parking facilities. • Use light colored roof materials to reflect heat. • Synchronize traffic lights on streets impacted by development. • Schedule truck deliveries and pickups for off-peak hours. • Require on-site truck loading zones. • Require employers to provide commuter information areas. • Implement compressed workweek schedules where weekly work hours are compressed into fewer than five days: - 9/80 - 4/40 - 3/36 • Develop a trip reduction plan to achieve 1.5 AVR for businesses with less than 100 employees or multi-tenant worksites. • Construct on-site or off-site bus turnouts, passenger benches, or shelters as deemed necessary by the North County Transit District. • Construct off-site pedestrian facility improvements such as overpasses and wider sidewalks. • Provide shuttles to major rail transit centers, multi-modal stations, and other local destinations for all uses within the specific plan. • Contribute to regional transit systems (e.g., right-of-way, capital improvements, etc.). • Site Development Plan applications should contain the following: - Bicycle parking facilities, such as bicycle lockers. - Showers for bicycling employees' use. Carlsbad Ranch Specific Plan 228 3. ARCHAEOLOGICAL AND PALEONTOLOGICAL RESOURCES a. Prior to issuance of a grading permit for the area north of Cannon Road, a data recovery program shall be completed for CA-SDI-6132 for the portion impacted north of Cannon Road. The data recovery program shall be completed in compliance with the City of Carlsbad's "Cultural Resource Guidelines". b. A portion of site CA-SDI-8797 within the Carlsbad Ranch was identified as significant/important under City of Carlsbad and CEQA criteria and was recommended to be mitigated of impacts through avoidance (Gallegos and Kyle 1992). This site shall be placed within an open space easement and capped. Capping shall include placement of 1-2" of sand followed by 12 to 24 inches of sterile fill soil. Vegetation allowed within the fill soil should include grasses and other shallow rooted plants that will not penetrate the underlying prehistoric site. This area could also be used for a parking area, upon completion of capping. Placement of utility lines or other underground lines shall be placed outside this sensitive area. c. Mitigation of impacts for that portion of CA-SDI-8797 within the additional survey area shall be achieved through avoidance or the completion of a City of Carlsbad approved data recovery program. If a data recovery program is conducted for this site, the program shall be completed in compliance with the City of Carlsbad's "Cultural Resource Guidelines". d. Prior to the issuance of a grading permit, the applicant shall provide written evidence that a certified archaeologist has been retained, shall be present at the pregrading conference, shall establish procedures for archaeological resource surveillance, and shall establish, in cooperation with the project proponent, procedures for temporarily halting or redirecting work to permit the sampling, identification, and evaluation of artifacts as appropriate. If additional or unexpected archaeological features are discovered, the archaeologist shall report such findings to the applicant and to the City. If the archaeological resources are found to be significant, the archaeological observer shall determine appropriate actions, in cooperation with the applicant for exploration and/or salvage. These actions, as well as final mitigation and disposition of the resources, shall be subject to the review of the City. e. Prior to issuance of a mass-grading permit the developer shall present a letter to the City of Carlsbad indicating that a qualified paleontologist has been retained to carry out an appropriate mitigation program. (A qualified paleontologist is defined as an individual with a MS or Ph.D. in paleontology or geology who is familiar with paleontological procedures and techniques.) Carlsbad Ranch Specific Plan 229 A qualified paleontologist shall be present at the pre-construction meeting to consult with the grading and excavation contractors. A paleontological monitor shall be on-site at all times during the original cutting of previously undisturbed sediments of the Santiago Formation to inspect cuts for contained fossils. Periodic inspections of cuts involving the Lindavista Formation is also recommended. In the event that fossils are discovered in the Lindavista Formation it may be necessary to increase the per/day in field monitoring time. Conversely, if fossils are not being found then the monitoring should be reduced. (A paleontological monitor is defined as an individual who has experience in the collection and salvage of fossil materials. The paleontological monitor shall work under the direction of a qualified paleontologist.) When fossils are discovered, the paleontologist (or paleontological monitor) shall recover them. In most cases this fossil salvage can be completed in a short period of time. However, some fossil specimens (such as a complete large mammal skeleton) may require an extended salvage period. In these instances the paleontologist (or paleontological monitor) shall be allowed to temporarily direct, divert, or halt grading to allow recovery of fossil remains in a timely manner. Because of the potential for the recovering of small fossil remains, such as isolated mammal teeth, it may be necessary in certain instances, to set up a screen-washing operation on the site. Fossil remains collected during the monitoring and salvage portion of the mitigation program shall be cleaned, repaired, sorted, and cataloged. Prepared fossils, along with copies of all pertinent field notes, photos, and maps, shall be deposited (as a donation) in a scientific institution with permanent paleontological collections such as the San Diego Natural History Museum. Donation of the fossils shall be accompanied by financial support for initial specimen storage. A final summary report shall be completed that outlines the results of the mitigation program. This report shall include discussions of the methods used, stratigraphic sections(s) exposed, fossils collected, and significance of recovered fossils. f. A certified paleontologist shall monitor all grading activity associated with the improvements to the I-5/Cannon Road interchange. If buried cultural materials are unearthed during construction, work shall be halted in the vicinity of the find until a qualified paleontologist can assess its significance. If the testing demonstrates that a resource is significant, then a data recovery program will be necessary. Compliance with this measure shall be verified by Caltrans. Carlsbad Ranch Specific Plan 230 4. BIOLOGICAL RESOURCES a. Direct Impacts • Diegan coastal sage scrub impacts should be mitigated by creation or restoration at ratios of 2:1 and 1:1, respectively, and within Preserve Planning Area 3 or the purchase or preservation at a 1:1 ratio within the HMP area of Carlsbad. • To avoid direct impacts to the area proposed as natural open space and to the proposed open space deed restriction, the boundaries of these areas should be surveyed and fenced. The erection of fencing and its proper location should be verified by a biologist or planning department representative. After project completion, permanent fencing may need to be established to prevent human intrusion into the areas. b. Indirect Impacts • It is anticipated that the gnatcatcher pair located immediately off-site to the east of the project will be taken during construction of the municipal golf course being proposed by the City of Carlsbad. As a result, no mitigation for construction noise impacts that may occur to this pair are proposed. If through final design of the City proposed golf course it is determined that this gnatcatcher pair is not taken, the following mitigation measure for noise impacts shall be implemented: During the gnatcatcher breeding season (February 15 through August 15), noise levels during grading shall not exceed 65 decibels, averaged over a one-hour period on an A-weighted decibel (dBA), measured at the edge of Diegan coastal sage scrub habitat that is occupied by the coastal California gnatcatcher. Grading could be initiated in areas adjacent to occupied gnatcatcher habitat prior to August 15 if the pair has successfully fledged young and the fledglings are at least three weeks out of the nest. Grading will be allowed adjacent to habitat occupied by unpaired individual birds. • Lighting should be selectively placed, shielded, and directed away from the areas listed above, in particular to avoid potential impacts to the coastal California gnatcatcher(s) east of the future LEGOLAND Carlsbad and any that may occur in the proposed open space. Carlsbad Ranch Specific Plan 231 • During project construction and operation, measures should be implemented to control erosion, sedimentation, and pollution (fertilizers and pesticides from the proposed golf courses) that could impact the proposed natural open space or that could impact Agua Hedionda Lagoon. These measures could include berms, interceptor ditches, sandbags, filtered inlets, debris basins, and silt traps. • Landscaping adjacent to the open space shall include non- invasive plant species. 5. TRAFFIC/CIRCULATION a. The following mitigation measures shall be implemented by the applicant to reduce significant impacts on two intersections under the Year 2000 conditions and seven intersections under Buildout conditions to a level of less than significant. The required street improvements and their phasing, based on ultimate buildout conditions, are as follows: 1997 I-5 Northbound Ramps & Palomar Airport Road (CMP Location) - Restripe the westbound Palomar Airport Road approach for the following: two through lanes, one shared through/right-turn lane, and one exclusive right turn lane. 2000 I-5 Northbound Ramps & Cannon Road (CMP Location) - Restripe the westbound Cannon Road approach for the following: one through lane, one shared through/right-turn lane, and one exclusive right-turn lane. 2006 El Camino Real & Cannon Road (CMP Location) - Restripe the southbound El Camino Real approach for the following: one left-turn lane, two through lanes, one shared through/right-turn lane, and one exclusive right-turn lane. 2007 Avenida Encinas & Palomar Airport Road (CMP Location) - Restripe the northbound Avenida Encinas approach to provide the configuration: one exclusive left-turn lane, one through lane, and one right-turn lane (already done). Carlsbad Ranch Specific Plan 232 2008 El Camino Real & Palomar Airport Road (CMP Location) - Restripe the northbound El Camino Real approach for the following: one left-turn lane, two through lanes, one shared through/right-turn lane, and one exclusive right- turn lane. 2008 I-5 Northbound Ramps & Cannon Road (CMP Location) - Restripe the westbound Cannon Road approach for the following: one through lane, one shared through/right-turn lane, and one exclusive right-turn lane. In addition, provide an additional eastbound Cannon Road left-turn lane. The resulting lane configuration on the eastbound approach would be two exclusive left-turn lanes and two through lanes. Buildout Paseo del Norte & Cannon Road (CMP Location) - The southbound approach (SDG&E driveway) should be constructed and striped as follows: one exclusive left-turn lane, one shared through/right-turn lane, and one exclusive right- turn lane. In addition, the eastbound Cannon Road approach would require an additional left- turn lane. The resulting lane configuration in the eastbound direction would be two exclusive left-turn lanes, one through lane, and one through/right turn lane. Also, at a point east of the intersection, an additional westbound Cannon Road through lane would be required. At the intersection, this would result in the following lane configuration in the westbound direction: one exclusive left-turn lane, two through lanes, and a shared through/right-turn lane. Buildout Paseo del Norte & Palomar Airport Road - Restripe the northbound and southbound Paseo del Norte approaches to provide the following: two exclusive left-turn lanes, one shared through/right-turn lane, and one exclusive right- turn lane. Carlsbad Ranch Specific Plan 233 If Cannon Road is not extended to El Camino Real by the Year 2000 the developer shall implement the following improvements: 1997 I-5 Northbound Ramps & Palomar Airport Road (CMP Location) - Restripe the westbound Palomar Airport Road approach for the following: two through lanes, one shared through/right-turn lane, and one exclusive right turn lane. 1997 College Boulevard & Palomar Airport Road (CMP Location) -Restripe the southbound College Boulevard approach for the following: one left-turn lane, one shared through/right-turn lane, and one exclusive right-turn lane. b. In addition, the Congestion Management Plan (CMP) prepared for the project requires the development and implementation of a deficiency plan for freeway segments. The deficiency plan shall include the following: Assist in Funding Other Improvements - This option would involve providing funds which would be utilized in the construction of other improvements. Several funding mechanisms already exist in the City of Carlsbad and are listed in the Zone 13 Local Facilities Management Plan Finance Plan for impacted facilities. These include: - Traffic Impact Fees - Transnet Funds - Public Facilities Fees - Community Facility District Moneys - Private Developer Construction The Carlsbad Ranch development project is already conditioned on financial participation in four of the above five funding mechanisms. Implement Transportation Demand Management (TDM) Measures -For applicable land uses within the development, implementation of a TDM program would be a way of reducing the peak hour trips and thus lessening the impacts on the affected facilities. These TDM measures could include but are not limited to: incentives for employees to carpool/vanpool; telecommuting and flextime; and providing a shuttle from the commuter rail station at Poinsettia Lane. Carlsbad Ranch Specific Plan 234 6. HAZARDOUS WASTE/PESTICIDE RESIDUE a. During grading, observations shall be made by a qualified hazardous materials specialist for areas of possible contamination such as the presence of underground facilities, buried debris, stained soils, waste drums, and tanks or odorous soils. Should such materials be encountered, further investigation and analysis shall be required to identify the significance of the potentially contaminated area. Soil remediation measures to address any potentially contaminated areas shall be implemented based on the recommendations of the hazardous materials specialist. b. Randomly selected surface samples shall be collected after each phase of grading and chemically tested for pesticides to verify that toxaphene and DDT plus its derivatives are below the established TTLC and STLC action levels. c. During site development, soils contaminated with petroleum hydrocarbons shall be mitigated. Mitigation techniques shall include: Place the affected soil beneath a proposed road/parking area as a base material; Recycle the affected soil; or Bio remediate the affected soil on site. d. The applicant shall prepare a report documenting results of any future testing shall be prepared. This report shall indicate the measures taken to mitigate contamination, as appropriate. The report shall be submitted to the City of Carlsbad Engineering Department. All recommendations contained in the report shall be complied with by the applicant. Compliance with these measures shall be approved by the City of Carlsbad in conjunction with the review and approval by the San Diego County Department of Health Services and the Regional Water Quality Control Board as applicable. 7. LAND USE COMPATIBILITY Any future site development permit associated with the specific plan or 21.16 acre SDG&E parcel (golf course) shall be reviewed for consistency with the specific plan and related discretionary actions including the general plan and local coastal plan amendment, zone change, local facilities management plan amendment, and hillside development permit. The Planning Department shall make a determination that the site development plan is consistent with these plans, prior to approval of the permit. Carlsbad Ranch Specific Plan 235 8. NOISE a. The interior noise level of the proposed community hotel building(s) (planning area 3), and resort hotel buildings (planning area 5) shall not exceed 45 dBA CNEL. As stated in the McClellan-Palomar Airport's Noise/Land Use Compatibility Implementation Directives, all transient lodging buildings, within the airport's 60-70 CNEL contours must be subjected to an acoustical study to determine that interior levels do not exceed CNEL 45. b. An avigation easement for noise shall be required to be recorded with the County Recorder as a condition of approval of the project. A copy of the recorded easement is to be filed with the affected airport operator. For all property transactions, appropriate legal notice shall be given to all purchasers, lessees and renters of property in "conditionally compatible" or "interior only, conditionally compatible" areas which clearly describes the potential for impacts from airplane noise associated with airport operations. Notice also will be provided as required on the state Real Estate Disclosure form. 9. PUBLIC SERVICES AND UTILITIES a. Fire Protection Services Existing City requirements will adequately reduce impacts. No additional mitigation measures are necessary. b. Police Protection Services In addition to complying with the existing City requirements, individual projects within the specific plan amendment area shall implement the following mitigation measure: Prior to Site Development Plan approval, developers shall submit security plans for review and approval by the Carlsbad Police Department. The plans shall be submitted prior to Site Development Plan approval, and shall include information about internal security programs, security systems and devices and any other information required by the Police Department. c. Sewer and Wastewater Treatment Facilities Existing City requirements will adequately reduce impacts. No additional mitigation measures are required. d. Schools No mitigation measures are proposed, as no significant impact has been identified. Carlsbad Ranch Specific Plan 236 e. Water Supply/Reclaimed Water • Reclaimed water shall be utilized for all agriculture, golf course, and landscaping on the project site to the extent feasible. The reclaimed water facilities shall be installed in accordance with the conceptual reclaimed water facility plan as proposed in the specific plan, and City of Carlsbad requirements. • Dual plumbing shall be required for office, commercial, and industrial uses, and the LEGOLAND Carlsbad project as deemed feasible by the Carlsbad Municipal Water District. 10. SOLID WASTE a. As a condition of any future site development plans for the project, the applicant shall submit a solid waste management plan for review and approval by the City of Carlsbad. This plan shall provide the following: • The approximate location, type and number of containers to be used to collect refuse and recyclables. • Refuse and recyclable collection methods to be used in each planning area. • A description and site plan for any planned on-site processing facilities or equipment (balers, compactors). • A description of the types of recycling services to be provided and contractual relationships with vendors to provide these services. • The estimated quantity of waste generated and estimated quantities of recyclable materials in each planning area. This plan shall also evaluate the feasibility of the following diversion programs/measures: • Source separated green waste collection for specific plan areas designated for agriculture, golf and developed areas with substantial landscaping (in particular the LEGOLAND Carlsbad planning area). • Cardboard recycling in office, retail, and warehousing areas. • Office and retail programs which provide for the separation of wet (disposable) and dry (recoverable) materials. Carlsbad Ranch Specific Plan 237 • Where feasible, providing compactors for non-recyclables to reduce the number of trips to disposal facilities. • Glass recycling in restaurants. • Providing on-site recycling containers accessible to the public to encourage the diversion of glass, and aluminum in LEGOLAND Carlsbad. • Where feasible, implement source reduction measures such as reducing excess packaging, paper and polystyrene cups. Carlsbad Ranch Specific Plan 238 11. VISUAL AESTHETICS/GRADING No mitigation measure is proposed for the specific plan portion of the project as no significant impact has been identified. For the I-5/Cannon Road Interchange project area the following mitigation measures shall be followed: a. Trees shall be replaced at a 5:1 ratio. These trees shall be planted at Cannon Road and Palomar Airport Road, with supplemental water systems. Shrubs shall be replaced at a 1:1 ratio at Cannon Road only. Replacement trees shall be 15 gallon and replacement shrubs shall be 5 gallon. Species selection shall be determined by the CalTrans project landscape architect. b. I-5/Cannon Road landscaping shall be installed concurrently with the interchange construction project in order to allow the planting to become established in time for the opening of LEGOLAND Carlsbad in 1999. c. A plantable wall system (e.g. crib wall) shall be utilized to reduce the visibility and aid in graffiti deterrence of the proposed retaining walls. If cast-in-place type walls are used, a form-liner texture (e.g. "ripped rope") shall be incorporated into the design. Furthermore, the walls shall be aligned to allow the planting of vines and shrubs at the base of the walls for graffiti deterrence and to help blend the walls into the surrounding landscape. An agreement shall be reached with the property owner immediately adjacent to this area to plant and maintain on the owner's property. 12. WATER QUALITY Erosion, sedimentation and urban runoff filtration systems proposed in the specific plan are adequate to reduce potential water quality impacts. No additional mitigation measures are required. C. SUBSEQUENT ENVIRONMENTAL REVIEW As detailed planning progresses, it is anticipated that Site Development Plans, Non- Residential Planned Unit Developments and/or Tentative Maps will be submitted for City review in accordance with the Specific Plan. A Program Environmental Impact Report was required for the Carlsbad Ranch Specific Plan to determine and evaluate the project's potential impacts. If subsequent activities are proposed outside of the scope of the Program Environmental Impact Report, then an Initial Study shall be used to determine whether an additional California Environmental Quality Act (CEQA) document must be prepared. Potential additional CEQA documents include Negative Declarations, Mitigated Negative Declarations, Project, Supplemental and Subsequent EIR's. Subsequent CEQA Carlsbad Ranch Specific Plan 239 documents may be tiered with the original EIR and may incorporate and reference aspects and elements of the original EIR. VIII. SPECIFIC PLAN ADMINISTRATION A. INTRODUCTION Approval of this Specific Plan signifies acceptance by the City of a general framework as well as specific development standards for the build out of Carlsbad Ranch. It is anticipated that certain amendments to the specific plan may be necessary during the development of the area. Any amendments to the specific plan shall occur in accordance with the Carlsbad General Plan and the amendment process described in this section. Amendments may be initiated by the City Council or the property owner. Amendments to the Carlsbad Ranch Specific Plan shall be subject to the review and approval by the City Council provided public input has been solicited through public hearings. The Planning Commission shall first hear and consider all applications for an amendment to the specific plan. The Planning Commission shall prepare a recommendation and findings on all applications for an amendment to the City Council. As required by the Government Code and the California Environmental Quality Act, all agencies significantly affected by the amendment to the plan shall also be notified of the proposed action prior to approving the amendment of the specific plan. Depending on the extent and impact of a proposed Specific Plan Amendment, a subsequent Environmental Impact Report or mitigated negative declaration which focuses on the new impacts may be warranted. Two categories of amendments to the Specific Plan can be processed: Minor and Major Specific Plan Amendments. Minor Specific Plan Amendments may be eligible for reduced processing fees. However, all other regulations that apply to processing a Specific Plan amendment shall remain in place and will apply to both Minor and Major Specific Plan Amendments. All amendments shall be submitted to the California Coastal Commission for its review and approval, prior to their enactment, in accordance with the Coastal Act of 1976 and the California Code of Regulations. B. STATE REQUIREMENTS As contained in Section 65450, et. seq. of the California Government Code, a specific plan shall be prepared, adopted, and amended in the same manner as a general plan, except that a specific plan may be adopted by resolution or by ordinance and may be amended as often as deemed necessary by the legislative body. No specific plan may be adopted or amended unless the proposed plan or amendment is consistent with the City's General Plan. Carlsbad Ranch Specific Plan 240 C. LOCAL REQUIREMENTS 1. MINOR SPECIFIC PLAN AMENDMENTS Projects that meet the criteria noted below shall be processed as Minor Specific Plan Amendments. The Planning Director shall make the determination as to whether a project meets the following criteria: a. Expansions or reductions of up to 10% in area, b. Realignment or modification of internal streets serving the project, lot lines, site access locations, easement locations and grading adjustments, c. Minor modifications that do not change the densities or uses of the subject property and, d. Modification of design criteria such as minor architectural style or detail changes, landscape treatments, fencing, lighting, etc., provided the modifications are in substantial conformance with purpose and intent of the design criteria in the Specific Plan; and with the baseline approval of the subject project. This Specific Plan was prepared pursuant to California Government Code Section 65450, et. seq. and is partial implementation of the Mello II Segment of the Local Coastal Program. All Minor Amendments to the Carlsbad Ranch Specific Plan shall be submitted to the California Coastal Commission for its review and certification of a corresponding Local Coastal Program Amendment, prior to their enactment, in accordance with the Coastal Act of 1976 and the California Code of Regulations (Title 14, Division 5.5; California Coastal Commission Administrative Regulations). Minor amendments to the Specific Plan shall be processed in accordance with the applicable requirements of law, which include Section 65450, et. seq. of the California Government Code, the California Coastal Act of 1976, and the California Code of Regulations (Title 14, Division 5.5; California Coastal Commission Administrative Regulations). 2. MAJOR SPECIFIC PLAN AMENDMENTS All modifications to the Carlsbad Ranch Specific Plan that do not meet the criteria of a Minor Amendment as determined by the Planning Director through the Carlsbad Ranch Specific Plan 241 criteria listed above shall require a Major Specific Plan Amendment. Major Amendments to the Carlsbad Ranch Specific Plan shall be reviewed and acted upon by the City Council, after a recommendation of the Planning Commission. This Specific Plan was prepared pursuant to California Government Code Section 65450, et. seq. and is partial implementation of the Mello II Segment of the Local Coastal Program. All Major Amendments to the Carlsbad Ranch Specific Plan shall be submitted to the California Coastal Commission for their review and approval of a corresponding Local Coastal Program Amendment, prior to their enactment, in accordance with the Coastal Act of 1976 and the California Code of Regulations(Title 14, Division 5.5; California Coastal Commission Administrative Regulations). Major Amendments to the Specific Plan shall be processed in accordance with the applicable requirements of law, which include Section 65450, et. seq. of the California Government Code, the California Coastal Act of 1976, and the California Code of Regulations (Title 14, Division 5.5; California Coastal Commission Administrative Regulations). IX. SPECIFIC PLAN ENFORCEMENT The Carlsbad Ranch Specific Plan shall constitute the orderly development and the zoning for the property. Consistent with the City of Carlsbad Municipal Code, any violation to the standards and regulations identified in the Carlsbad Ranch Specific Plan adopted by the City of Carlsbad's City Council shall be considered a violation to the Zoning Ordinance. Where the specific plan is silent on an issue, the requirements of the Carlsbad Municipal Code shall apply. Carlsbad Ranch Specific Plan APPENDIX A CARLSBAD RANCH SPECIFIC PLAN SUMMARY SHEET Project Name: Carlsbad Ranch Specific Plan Application Types: Specific Plan Amendment General Plan Amendment Local Coastal Plan Amendment Zone Change Local Facilities Management Plan Amendment Non-Residential Tentative Tract Map Non-Residential Planned Unit Development Hillside Development Permit Environmental Impact Report Cancellation of a portion of the Land Conservation Contract Sewer District: Carlsbad Sewer Service District Water district: Carlsbad Municipal Water District School District: Carlsbad Unified School District Street Address: Not Applicable Assessor Parcel Numbers: 211-022-01, 02, 03, 04, 05, 06 211-023-01, 02, 03, 04, 05, 06 212-041-05 Site Acreage: 447.40 Existing General Plan: Community Commercial (C) Travel Recreation Commercial/Community Commercial (TR/C) Unplanned Area (UA) Open Space (OS) Professional & Related Commercial/Planned Industrial (O/PI) Community Commercial/Professional & Related Commercial/Planned Industrial (C/O/PI) Travel Recreation Commercial (TR) Proposed General Plan: Regional Retail (R) Open Space (OS) Office/Planned Industrial (O/PI) Tourist Recreational Commercial (TR) Carlsbad Ranch Specific Plan Existing Zoning: Open Space (O-S) Office - Qualified Overlay / Planned Industrial - Qualified Overlay (O-Q/PM-Q) Commercial Tourist - Qualified Overlay / General Commercial - Qualified Overlay (C-T-Q/C-2-Q) General Commercial - Qualified Overlay / Office - Qualified Overlay / Planned Industrial - Qualified Overlay (C-2-Q/O-Q/PM-Q) Exclusive Agriculture (E-A) Proposed Zoning: Open Space (O-S) Office - Qualified Development Overlay/Planned Industrial Qualified Development Overlay (O-Q/PM-Q) Commercial Tourist - Qualified Development Overlay/General Commercial - Qualified Overlay (C-T-Q/C-2-Q) Commercial Tourist Qualified Development Overlay (C-T-Q) General Commercial Qualified Development Overlay (C-2-Q) Estimated ADT: G.I.A. 4,700 ADT (At Build Out) Specialty Retail 15,000 ADT (Source: KAKU, April 1994) Office 6,000 ADT R & D 4,000 ADT Hotel 3,600 ADT Resort 8,100 ADT LEGO 8,182 ADT TOTAL 48,582 ADT Earthwork Quantities: Cut - 2,083,900 CY Fill - 2,083,900 CY --------------------- Import/Export Balanced Graded Area 340.6 Acres Grading/Graded Area 6,118 CY / Acre Constraints Information: All the constraints information can be found in Chapter II, Section B, OVERVIEW OF PLANNING AREA OPPORTUNITIES AND CONSTRAINTS, beginning on page 15 of the Carlsbad Ranch Specific Plan and on the Constraints Map that accompanies the Hillside Development Permit and the Local Facilities Management Plan Amendment for Zone 13