The URL can be used to link to this page

Home My WebLink About1994-04-20; Planning Commission; ; GPA 93-03|LCPA 93-03|ZC 93-03 - ENCINAS CREEK - MORGAN• APPLIC~ON COMPLETE DATE: NOVEMBER 1, 1993 STAFF PLANNER: DON NEU ~ STAFF REPORT ® DATE: APRIL 20, 1994 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: GPA 93-03/LCPA 93-03/ZC 93-03 -ENCINAS CREEK -MORGAN -A request for approval of a Negative Declaration, a General Plan and Local Coastal Program Amendment from Planned Industrial (PI) on 12.19 acres to Community Commercial (C) on 10.36 acres and Open Space (OS) on 1.83 acres, and a Zone Change from Planned Industrial, Qualified Development Overlay Zone (P-M-Q) on 12.19 acres to General Commercial, Qualified Development Overlay Zone (C-2-Q) on 10.36 acres and Open Space (OS) on 1.83 acres located on the south side of Palomar Airport Road east of its intersection with College Boulevard/future Alga Road in the Coastal Zone and Local Facilities Management Zone 5. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 3649 APPROVING the Negative Declaration issued by the Planning Director, and ADOPT Planning Commission Resolution No.'s 3650, 3651, and 3652 DENYING GPA 93-03, LCPA 93:03, and ZC 93-03 based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant Morgan/Palomar Industrial I is requesting approval of a Negative Declaration, a General Plan and Local Coastal Program Amendment and a Zone Change for a 12.19 acre parcel located on the south side of Palomar Airport Road east of its intersection with College Boulevard/future Alga Road. No development plan application is proposed at this time. The proposal is to amend tb.e General Plan Land Use Map and the Land Use Map of the MeP.o II Segment of the Local Coastal Program from Planned Industrial (PI) on the entire 12.19 acres to Commurlty Commercial (C) on 10.36 acres and Open Space (OS) on 1.83 acrzs. The southern portior of the property is proposed to be placed in an open space land use designation. That area consists of slopes over 40 percent cantaining mixed chaparral. The stee? slopes are immediately adjacent to the Encinas Creek channel where it crosses the p~operty from east to west. Because the property owners along this segment of the Er:cinas Creek are still exploring options as to the carrying capacity requirements of the creek for drainage and the biological implications of GPA 93-03/LCPA 93-03/. 93-03 -ENCINAS CREEK MORGAN APRIL 20, 1994 PAGE 2 • improving the channel in its present location versus realigning the creek it is not proposed to be designated as open space as part of this application. A Zone Change is also proposed to provide for implementation of the General Plan and Local Coastal Program Amendments and to retain consistency between the General Plan and Zoning. The proposed Zone Change is from Planned Industrial, Qualified Development Overlay Zone (P-M-Q) on 12.19 acres to General Commercial, Qualified Development Overlay Zone (C-2-Q) on 10.36 acres and Open Space (OS) on 1.83 acres. Surrounding land uses consist of undeveloped industrial property to the north, undeveloped property to the south, a portion of which is designated as open space, with the remainder designated as residential, and undeveloped industrial property to the east and west. A Constraints Analysis has been prepared for the property and is an attachment to this report. The property is relatively level with the exception of the southern area of the site which contains slopes over 40 percent. The area of the property outside of the steep slopes has been previously graded as part of agricultural operations. The existing Encinas Creek channel was aligned and graded approximately 20 years ago. According to the property owner it has been over 15 years since the site has been farmed as it is not considered suitable for farming operations. Soils are generally considered inadequate as they are non- prime. The major problem is that the ground is low-lying and bounded on the south by higher elevation property. Compared to other properties which are higher and have better sun exposure, the subject site is very cold for most of the growing season. The property has been designated for urban land use (Planned Industrial) since 1982. The developable area of the site outside of the creek lies fallow. Public street and drainage improvements exist on the property's frontage along Palomar Airport Road. The applicant has prepared a Conceptual Development Plan (attached to the staff report) for the property to illustrate how a commercial land use could be situated on the site. A Market Feasibility Study was prepared based on the building square footage noted on the Conceptual Development Plan. The market study concludes that there will be a demand for additional commercial space in the future particularly as the residential areas to the south of the site build out. The study however is based on a number of variables such as an assumed dollar value for sales per square footage for a range of commercial uses. Based on the type of commercial use, the study indicates that there could be a shortage of commercial space to a future oversupply. III. ANALYSIS The following section of this report identifies the major planning and engineering issues associated with each application and provides an analysis of each issue. GPA 93-03/LCPA 93-03/. 93-03 -ENCINAS CREEK • MORGAN APRIL 20, 1994 PAGE 3 GENERAL PLAN AMENDMENT -GPA 93-03 Planning and Engineering Issues 1. Is the proposed land use designation appropriate for the site and consistent with the goals and policies of the General Plan? 2. Is the proposed land use consistent and compatible with surrounding land uses? 3. Would the proposed land use designation establish a situation whereby a commercial development on the property would not be in compliance with City Engineering Standards and Policies? DISCUSSION The existing General Plan designation of Planned Industrial (PI) would allow industrial development including manufacturing, warehousing, storage, research and development, and utility use. The proposed Community Commercial (C) designation identifies land for commercial centers which provide a wide range of facilities for retail trade, convenience goods, services and professional office uses. The intersection of arterial streets is a common location for these establishments. The proposed land use designation is not appropriate for the site and is inconsistent with the goals and policies of the General Plan. The proposed designation is inappropriate as the site's access possibilities are too limiting for a commercial use of the site. The site has a public street frontage only on a prime arterial street, Palomar Airport Road, and an access to this property from Palomar Airport Road would not meet intersection spacing requirements for a prime arterial roadway. It will therefore be necessary for access to the site to be obtained through the adjacent parcels to the west, Frazee and Kelly as depicted on the Conceptual Development Plan, to reach future Alga Road a Major Arterial. The Engineering Department will require that any project approvals on these adjacent parcels be required to furnish an opportunity for access to this site. At this time a private access agreement has not been submitted demonstrating that offsite access has been obtained through the Frazee and Kelly parcels. This is necessary for the site to have access from Alga Road which complies with the policies of the General Plan and the City's Engineering Standards. Several policies contained in the General Plan support denial of the proposed land use change from planned industrial to community commercial. The specific policies are as follows: 1) Policy "C" of the Land Use Element is to "Discourage strip commercial development." Staff is concerned that properties along Palomar Airport Road redesignated as GPA 93-03/LCPA 93-03, 93-03 -ENCINAS CREEK • MORGAN APRIL 20, 1994 PAGE4 commercial could result in the creation of strip commercial development along this important roadway. Staff believes that the western right-of-way line of Alga Road/College Boulevard should be the dividing line for commercial development when considered in conjunction with the access problems to the properties to the east of this future roadway. 2) Land Use Element Policy "B" is to "Arrange land uses so that they preserve community identity and are orderly, functionally efficient, healthful, convenient to 'the public and aesthetically pleasing". As stated previously, in staffs judgement access to the site is too limited and would not be functionally efficient for a commercial land use requiring direct easy identifiable access by motorists to a major roadway. 3) Land Use Element Policy "D" states, "Locate major commercial and industrial centers in areas which are easily accessible to major transportation facilities". Again the location of the site with its limited and somewhat circuitous access in order to comply with city policies and standards prevents the property from being easily accessible to major transportation facilities to the degree required for a commercial use. 4) Circulation Element Policy D.1.2 stipulates that "The number of access points to freeways and prime arterials should be minimized to enhance the function of these routes as throughways". This policy addresses the main function of a prime arterial which is to carry large volumes of traffic within and through the City. Limitations on the location and number of intersecting roadways and driveways allow prime arterials to achieve this intended function of their design. It also maintains a higher degree of traffic safety. This policy provides further justification for the prohibition of direct access from the property to Palomar Airport Road. S) Circulation Element Policy D.2 reads as follows: "Prime Arterials: Driveway access is prohibited on prime arterials". Palomar Airport Road is a prime arterial. Therefore the property must gain access through the Kelly and Frazee properties to future Alga Road which is not a desirable situation for a commercial use. Also by doing so the traffic generated for a commercial proposal will not meet the cul-de-sac standard for the maximum number of average daily vehicle trips. The proposed land use is not consistent and compatible with surrounding land uses. The proposal will result in an isolated commercial designation which is not located at the intersection of arterial streets. Staff believes any commercial developmer.t in this area should be limited to properties west of future Alga Road. Further discussion concerning this request being spot zoned is contained in the section of this report addressing the zone change. GPA 93-03/LCPA 93-03/, 93-03 -ENCINAS CREEK • MORGAN APRIL 20, 1994 PAGE 5 A Traffic Study was prepared for the proposed land use change by WPA Traffic Engineering, Inc. and is dated June 14, 1993. The study shows that a commercial development on this property will generate 8,600 daily trips as compared to the 1,100 daily trips generated by a planned industrial project of the same size. This is a difference of 7,500 daily trips. The traffic generation for the Morgan commercial proposal will not meet the single entrance cul-de-sac development standard. As per the discussion of access on Palomar Airport Road, the site is limited to one access point through the Frazee and Kelly parcels. Approval of the proposed land use change will create a situation where a proposed commercial development on the property could not comply with the Engineering Department's cul-de-sac policy. LOCAL COASTAL PROGRAM AMENDMENT-LCPA 93-03 Planning Issues 1. Is the proposed land use designation consistent with applicable policies of the Mello II Local Coastal Program? DISCUSSION The proposed land use designation is consistent with applicable policies of the Mello II Segment of the Local Coastal Program. Policies regarding slopes and preservation of environmentally sensitive vegetation are being complied with as they are being designated as open space and will not be disturbed. The riparian vegetation along Encinas Creek is not proposed to be designated as open space at this time because the property owners along this segment of the creek have not determined the final solution for addressing this corridor. Actual development of the site is subject to further environmental review. At that time enhancement of the existing channel vegetation or relocation of the creek will be decided. This will be based on input from the Coastal Commission and the California Department of Fish and Game. Drainage and runoff control measures would be required of a specific development project. This will include the removal of urban pollutants from drainage waters before they are allowed to exit the site. In summary, the proposed amendment complies with all applicable policies of the Mello II Segment of the Local Coastal Program. However, because staff is recommending denial of the general plan amendment and zone change there is no need to amend the Local Coastal Program as it would cause the plans to be inconsistent. GPA 93-03/LCPA 93-03/, 93-03 -ENCINAS CREEK • MORGAN APRIL 20, 1994 PAGE 6 ZONE CHANGE -ZC 93-03 Planning Issues L Is the proposed Zone Change consistent with the Land Use Element of the General Plan and the sites proposed land use designation? DISCUSSION The requested zone change is proposed to achieve consistency with the Community Commercial (C) and Open Space (OS) land use designations. The proposed C-2-Q zone implements the C General Plan designation and the O-S zone implements the OS General Plan designation. As detailed in the section of this staff report addressing the General Plan Amendment the proposal is in conflict with a number of general plan policies. Therefore, the corresponding implementing zone for the General Plan designations is also inconsistent with general plan policies. The proposed zone change results in spot zoning as without the adjacent property to the west it is bordered by property designated as Planned Industrial (P-M) on the north, east, and west. In addition it is not located at the intersection of two arterial streets. GROWTH MANAGEMENT Planning Issues 1. Is the proposal in conformance with the Local Facilities Management Plan for Zone 5? DISCUSSION The proposed site is located in Local Facilities Management Zone 5 in the southwest quadrant. Because the proposal is for a General Plan Amendment and Zone Change, administrative revisions to the Zone 5 plan would need to be made to keep the plan up to date should an approval be granted. The impacts on public facilities created by the project and compliance with the adopted performance standards are summarized below: GPA 93-03/LCPA 93-03/,93-03 -ENCINAS CREEK • MORGAN APRIL 20, 1994 PAGE 7 FACILITY ST AND ARDS City Administration Facilities NIA NIA Library NIA NIA Wastewater Treatment Capacity 14,960 gpd Yes Parks $.40 sq ft required Yes Drainage NIA NIA --- Circulation 8,600 ADT See Discussion Below Fire Station #4 Yes Schools NIA NIA Sewer Collection System 68 EDU Yes Water Distribution System 14,960 gpd Yes Open Space NIA NIA Circulation Included in the Environmental Impact Assessment Form Part II is a summary of the impact of the increase in average daily trips (ADT) of approximately 7,500 ADT attributed to the proposed land use change. The traffic analysis indicated that all intersections are expected to operate acceptably complying with the growth management performance standard for circulation. All road segments are also expected to operate acceptably given the improvements to the Palomar/I-5 Interchange and the Palomar Airport Road Improvements east of El Camino Real. However the addition of other area projects may create the need for improvements at the intersection of Palomar Airport Road and Paseo Del Norte. Additional Traffic Analysis would be necessary at the project specific level should the proposed land use changes be approved. It should also be reiterated that a commercial land use on the subject property violates the city permitted traffic generation for a cul-de- sac as covered previously in this report. N. ENVIRONMENTAL REVIEW The Planning Director has determined that the project will not have a significant effect on the environment and, therefore has issued a Negative Declaration on December 2, 1993. This decision was based on the findings of the Environmental Impact Assessment, traffic GPA 93-03/LCPA 93-03/, 93-03 -ENCINAS CREEK • MORGAN APRIL 20, 1994 PAGE 8 report, and a field survey by staff. The developable area of the site has been previously disturbed. The Negative Declaration was sent to the State Clearinghouse and a notice was published in the newspaper. No comments have been received to date. Development plans for the property would be subject to further environmental review. Airport Land Use Plan The proposal was sent to the staff of the San Diego Association of Governments (SANDAG) as they serve as staff to the County Airport land Use Commission. SANDAG staff in a letter dated August 16, 1993, found the project to be consistent with the adopted McClellan- Palomar Airport Comprehensive Land Use Plan. Congestion Management Plan The proposal was also distributed to appropriate State, County, and adjacent City departments for review relative to the Congestion Management Plan Early Project Coordination process. No comments were received from any agencies. V. SUMMARY In summary the property has very limited access possibilities for a commercial use of the site. Redesignation of the property to commercial conflicts with several policies in the Land Use and Circulation Elements of the General Plan. In addition, a commercial use on the property will violate the Engineering Department's single entrance cul-de-sac development standard. Should the Planning Commission deny the applications the action is final unless the applicant files an appeal. Zoning Ordinance Section 21.52.080 states the following: The action of the planning commission in denying an application for amendment shall be final and conclusive unless, within ten calendar days following the date of decision by the Planning Commission, an appeal in writing is filed with the City Council by the applicant. Fees for filing an appeal under this section shall be established by resolution of the City Council. Section 21.52.160 of the Zoning Ordinance makes it clear that the above referenced code section also applies to General Plan Amendments. Section 21.52.160 reads as follows: Amendments to the general plan or to any of the elements thereof shall be processed in accord with this chapter. All provisions of this chapter applicable to the amendment of Title 21 shall also apply to general plan amendments with the exception of the time requirement for planning commission and City Council GPA 93-03/LCPA 93-03/,93-03 -ENCINAS CREEK • MORGAN APRIL 20, 1994 PAGE 9 hearings. Planning Com.mission and City Council hearings on general plan amendments shall be held at such times as the City Council shall by motion establish. Staff recommends denial of the proposed land use changes. ATTACHMENTS 1. Planning Commission Resolution No. 3649 2. Planning Commission Resolution No. 3650 3. Planning Com.mission Resolution No. 3651 4. Planning Commission Resolution No. 3652 5. Location Map 6. Background Data Sheet 7. Local Facilities Impact Assessment Form 8. Disclosure Form 9. Constraints Analysis 10. Conceptual Development Plan DN:vd March 15, 1994 PALOMAR 4!s1TE ENCINAS CREEK-MORGAN APRIL 20, 1994 City of Carlsbad PA 93-03/LCPA 93-03/ zc 93-03 CASE NO: • BACKGROUND DATA SHEET. GPA 93-03/LCPA 93-03/ZC 93-03 CASE NAME: Encinas Creek -Morgan APPLICANT: Morgan/Palomar Industrial I REQUEST AND LOCATION: GPA and LCPA from PI on 12.19 acres to Con 10.36 acres and OS on 1.83 acres. Also proposed is a Zone Change from P-M-O on 12.19 acres to C-2- O on 10.36 acres and OS on 1.83 acres. LEGAL DESCRIPTION: Portion of Lot G. Rancho Agua Hedionda. Map No. 823. APN: 212-040-25 Acres -=1=2;.:..:.1_.9'----- (Assessor's Parcel Number) Proposed No. of Lots/Units __ N ..... /""""A-"---__ GENERAL PLAN AND ZONING Land Use Designation --P"""'"I __ Density Allowed __ N ..... /_A ____ pensity Proposed NIA Existing Zone __ P'---=M"'--..,.,O ____ Proposed Zone C-2-O Surrounding Zoning and Land Use: (See· attached for information on Carlsbad's Zoning Requirements) PUBLIC FACILITIES Site North South East West School District Carls bad Zoning Land Use P-M-Q Vacant P-M Vacant L-C, OS Vacant P-M-Q Vacant P-M-Q Vacant Water District Carlsbad Sewer District Carlsbad Equivalent Dwelling Units (Sewer Capacity) _,6"""'8=----------------- Public Facilities Fee Agreement, dated -=J--u=n=e __ 3 ___ O~1""'"9 ..... 9-=3 ____________ _ ENVIRONMENTAL IMPACT ASSESSMENT .x._ Negative Declaration, issued _D_e_c-e=m=b_e_r~2~1~9~9=-3 ___________ _ _ Certified Environmental Impact Report,' dated _____________ _ Other,-------------'------------------- DN:vd • BACKGROUND DATA SHEET • CASE NO: GPA 93-03/LCPA 93-03/ZC 93-03 CASE NAME: Encinas Creek -Morgan APPLICANT: Morgan/Palomar Industrial I REQUEST AND LOCATION: GPA and LCPA from PI on 12.19 acres to Con 10.36 acres and OS on 1.83 acres. Also proposed is a Zone Change from P-M-O on 12.19 acres to C-2- O on 10.36 acres and OS on 1.83 acres. LEGAL DESCRIPTION: Portion of Lot G, Rancho Agua Hedionda, Map No. 823. APN: 212-040-25 Acres _1_2_.1~9 ___ _ Proposed No. of Lots/Units _N~/_A __ _ (Assessor's Parcel Number) GENERAL PLAN AND ZONING Land Use Designation _P_I __ Density Allowed -=N~/-=-A-=------Density Proposed NIA Existing Zone _P_-_M_-~O ____ Proposed Zone C-2-O Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) PUBLIC FACILITIES Site North South East West School District Carls bad Zoning Land Use P-M-Q Vacant P-M Vacant L-C, OS Vacant P-M-Q Vacant P-M-Q Vacant Water District Carlsbad Sewer District Carls bad Equivalent Dwelling Units (Sewer Capacity) ~6~8~-------------- Public Facilities Fee Agreement, dated ---=Jc-=u=n=e----"3"--'0"-'--"1'-"9-"9-"'3'--___________ _ ENVIRONMENTAL IMPACT ASSESSMENT _x_ Negative Declaration, issued ---"D:::...:e=c=e=m=b:...:::e""--r-=2:..,........::1:...:.9~9=3 ____________ _ _ Certified Environmental Impact Report, dated _____________ _ Other, _____________________________ _ DN:vd , CITY OF CARLSBAD • GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO.: GPA 93-03/LCPA 93-03/ZC 93-03 -Encinas Creek -Monrnn LOCAL FACILITY MANAGEMENT ZONE: 5 GENERAL PLAN: PI ZONING: DEVELOPER'S NAME: Morl!an/Palomar Industrial I -Paul Yrisarri ADDRESS: 800 West First Street, Los Angeles, CA 90012 P-M-O PHONE NO.: (213) 622-1234 ASSESSOR'S PARCEL NO.: 212-040-25 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 12.19 acres ESTIMATED COMPLETION DATE: A. Cl ty Admm1strat1ve Facilities: Demand m S uare Foota e = q g NIA B. Library: Demand in Square Footage = NIA C. Wastewater Treatment Capacity (Calculate with J. Sewer) 14,960 D. Park: Demand in Acreage = $.40 SQ ft E. Drainage: Demand in CFS = NIA Identify Drainage Basin = NIA (Identify master plan facilities on site plan) F. Circulation: Demand in ADTs = 8,600 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = #4 H. Open Space: Acreage Provided -NIA I. Schools: NIA (Demands to be determined by staff) J. Sewer: Demand in EDU s -_@__ Identify Sub Basin -NIA (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPO -14,960 DN:vd , • Attachment B Disclosure Statement City of Carlsbad -.i:;s;,;,,.,,.;.24.fiii•,,tY,11 DISCLOSCRE STATEMENT :.;:,ci_ C)./'.o'T'S s, .i. -:1.◄E~'T ::;F ::sc:..:;swRE OF CEFrrAIN OWNERSHIP INTEF-ESTS CN ALL APP!.!CA::CNS NHICH NILL ::::ec:1.. ::::e :,sc;:;ET CNARY ACTlCN (;N ;i-,E ?AFrr CF THE CITY CCL.NCIL. OR ANY APPOINTED BOARD. COMMISSION CR C~MMIT""EE P!ease Pr nt) The follow1ng information must be disclosed: 1. Applicant List the names and addresses of all persons having a financial interest in the application. Mor~n/ Palomar Industrial I 800 W. 1st St. Plaza Level Los Angeles·, CA 90012 2. Owner List the names and addresses of aH persons having any ownership interest in the property involved. Morgan/Palomar Industrial I 800 W. 1st St. Plaza Level Los Angeles, CA 90012 3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnersn1p interest in the partnership. Morgan Capi taJ F1mding.GeneraJ PartpP.r 800 W. 1st St. Plaza Level Los Angeles, CA 90012 4. If any person identifted pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and addresses of .any person serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust. FRM00013 8/90 2075 Las Palmas Orive • Carlsbad, California 92009-4859 • (619) 438-1161 , • Over) Disclosure Statement Page 2 5. Have you had rr.cre than $250 worth of business transacted with any member of City staff. 3ca~:s Ccmm1ss1ons, Committees and Council within the past t-Nelve months? Yes Noxxx If yes, please indicate person(s) _____________________ _ ~ 11 defined u: 'Any 1ndiv1dual. firm. copartnersl'l,p. 10,nt venture. u1oc1at1on. soc:1al c:lub. fraternal or;an,zat1on. corporation. estate :r·~st ,,ce1ver. syndicate, tt,11 and any other county, city and county. city mun,c,pality, di1tric:t or other po1rt1cal subdiv111on. or any otner ;ro1.oc er como,na11on acting as a unrt. • (NOTE: Attach additional pages as necessary.) Signature of Owner/date Morgan/Palomar Industrial I, Gene R. Morgan, President, Morgan Capital Funding, General Partner Print or type name of owner FRM00013 8/90 4.??:t~ Morgan/Palomar Industrial I Gene R. Morgan, President, Morgan Capital Funding, General Partner Print or type name of applicant ·.: ' I \ ( ;( ___f.~IGHT OF~ __ _ ~-PROPERTY LINE n ... -LAUREL TREE LANE (EXISTING) • I • • I I /U"I-=-, ZONES PALOMAR ------ ~ C \.~:> ZONES I I I ENCINAS CREEK EXISTING STREAM CORRIDOR. PART OF 150' WIDE SDG&E EASEMENT CONSTRAINTS ANALYSIS MORGAN/ PALOMAR INDUSTRIAL I ZONE 5 LOCAL FACILITIES MANAGEMENT PLAN • • ----'---------- AIRPORT ROAD L-,> ------.. ______ .. ____ __ Constraints Analysis fM.#%!.m «i,1r m~,:, Propooed GenualPlan -S..COl"dtralntsmap tt " 'l: (lJl I •~~,, ,; lV ,::; V ¾& General Plan Open Space Boundary ACRES OFDEVELOrMENTAL CONSTRAINTS (I), 121 -- Ncl I.and UH G.-FULL PARTIAL Schools Dovolopablo Drsi3natio Acm1 A B C D E F G H Tolal J J/2 K Ac,... C OS 10.36 0.03 1.83 Nol Applicable 0.97 1.00 NA Total Zone 12.19 0,03 0.00 0.97 1.00 (1) Conatralnb A-Mnfor rtnWrthw 'EaMmfflb 8-Clrcul.lHon C•Rallrood ROW D-S"'rn- E-Rlparlnn 1-0lhtt Envlronmmtnl ~,tun.-s F-W•ll•nds J-sr.,p,s 25" 10 - G-Floo<lpJ.ln K-Schoob ll-r,-rma1W11t BodyolWaltt ( 2) St. Consb-alnts M., nnd Cffltt.tl M.,n Lind lJst' °"91 Hons 10' CONTOUR INTERVAL 0 25 50 100 200 FT rll1.......JEB II~~~·• ••II 100 SCALE NORTH 936 9.36 -.,----- PALOMAR.-A I R p. 0 R T - ENCINAS C ---REEK EXISTING ST PART OF 150' WIDE REAM CORRIDOR SDG&E EASE STREET "A" CU MENT L DE SAC ~£~f EPTUAL DEVE ZONE 5 LO~~!l-2it~-!~ ~NDUSTR1}8PM ENT PLAN , ANAGEMENT PLAN .. RO Ao· SUMMARY BUILDING A 8 TOTAL . ' SQUARE FOOTAGE 60,000 20.000 80,000 PARKING REQUIRED PROVIDED (1 :200 S.F.) 400 417 0 25 50 100 ru-,_j~ 100SCALE • . EE NORTH .. -- - • t0'CONTO UR INTERVAL II~~~, ••II IO-Z[;-Cf3