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HomeMy WebLinkAbout1994-12-07; Planning Commission; ; SDP 94-06 - GEMOLOGICAL INSTITUTE OF AMERICA'· •· APPLICATI! COMPLETE DATE: JULY 15, 1994 STAFF PLANNER: DON NEU tff U- STAFF REPORT ® DATE: DECEMBER 7, 1994 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: SDP 94-06 ,. GEMOLOGICAL INSTITUTE OF AMERICA -Request for approval of a Site Development Plan for the construction of the headquarters and educational campus of the Gemological Institute of America containing 220,500 square feet of building area on approximately 18 acres located south of future Cannon Road and east of Car Country Drive in the Coastal Zone and Local Facilities Management Zone 13. · I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 3725 APPROVING SDP 94-06 based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting approval of a site development plan for the construction of the headquarters and educational campus of the Gemological Institute of America (GIA). The project plans propose a building area of 220,500 square feet to be .used as classroom facilities, a library, administrative offices, dining and recreational facilities, a student bookstore and instrument showroom, as well as ancillary manufacturing, storage, and distribution facilities. The project site contains approximately 18 acres located on the south side of future Cannon Road and east of Car Country Drive. The property is within the Carlsbad Ranch Specific Plan recommended for approval by the Planning Commission on January 6, 1993 and approved by the City Council on March 16, 1993. A Tentative Map was approved concurrently with the specific plan and the Final Map for Units 1 and 2 which includes the GIA site has been recorded. Grading and improvement plans for Units 1 and 2 have also been approved. Grading pursuant to approved plans is scheduled to begin in May of 1995 after the Coastal Commission prohibition on grading during the rainy season ends-. The project plans are based on the grading and public improvements required for the final map having already been constructed. The site development plan is required by the Carlsbad Ranch Specific Plan. SOP 94-06 -GEMOLOG'AL INSTITUTE OF AMERICA DECEMBER 7, 1994 PAGE2 • Access to the site is proposed from the extension of Cannon Road to Armada Drive which will be constructed as part of the Unit 1 and 2 improvements. Parking is located between Armada Drive and the proposed buildings as required by the specific plan so as to screen parking to the greatest extent feasible from view points west of the site. The majority of the parking area is designed in a radial pattern separated by continuous 9 foot wide landscape bands. Intermittent landscape islands are also proposed. A minimum 40 foot wide landscaped setback is provided along Armada Drive. The Armada Drive landscaped setback reaches a maximum width of 85 feet. Berming is propo~ed within the setback to further screen the pa~king area in addition to the shipping and receiving area. Sidewalks and a central decorative pedestrian walkway are' contained within the parking area design. . . ' The proposed buildings are located parallel to the western property line to maximize views from the site. Outdoor eating areas in addition to recreational facilities are provided on the west side of the buildings. Connections are proposed to the walkways to be constructed as ,part o.f the Carlsbad Ranch improvements. The building setback from the western property line ranges from a minimum of 60 feet to a maximum of 265 feet. The proposed buildings primarily contain two floors with the exception of the Administration Building wh~ch has a parti~l third level under a sloping roof area. Building heights range from 29 feet to 45 feet. The buildings exterior will consist primarily of two shades of textured exterior plaster. The majority of the buildings exterior plaster will be an off-white shade with accent areas colored a shade of mauve. A painted sloping standing seam metal roof is proposed for two areas . of the structures. Painted metal sunshades ·are also proposed in areas and will match the metal roof elements in color. An area of polished thin set granite will be utilized to enhance a primary building entrance. Tinted glass proposed for the buildings is of a light shade as required by the specific plan so as to avoid the appearance of dark glass curtain walls. Numerous translucent skylights are contained in the building design. Grading of the sheet pad is proposed through a construction change to the approved grading plan for Carlsb~d Ranch. Excavation of 30,000 cubic yards, fill of 42,000 cubic yards, ~nd the import of 12,000 cubic yards would be accomplished through the construction change to the approved grading plan. The yolume of grading proposed is equivalent to less than a 2 foot average cut and fill depth over the site. This is necessary to take the site from the assumed condition of a sheet graded pad to the final state with building pads and parking lot improvements. Earthwork quantities will remain balanced within the Carlsbad Ranch grading operation. The project site is presently utilized for agricultural activiiies. Adjacent land uses to the site once it is graded and public improvements are constructed will continue to be agricultural crops. j '· SOP 94-06 -GEMOLOGI~ INSTITUTE OF AMERICA • DECEMBER 7, 1994 PAGE3 III. ANALYSIS The proposed project is subject to the following plans, ordinances, and standards as analyzed within this section of the staff report: A. Carlsbad Ranch Specific Plan (SP 207). B. Office (0)/Planned Industrial (PI) General Plan Land Use Designation. C. Office, Qualified Development Overlay Zone (0-Q)/Planned Industrial, Qualified Development Overlay Zone (P-M-Q). D. Carlsbad Municipal Code, Chapter 21.06, Section 21.06.020 -Site Development Plan findings required by the Qualified Development Overlay Zone. E. Comprehensive Land Use Plan for McOellan-Palomar Airport. F. Mello II Segment of the Local Coastal Plan. G. Growth Management Ordinance (Local Facilities Management Plan Zone 13). H. Environmental Protection Procedures (Title 19) and the California Environmental Q~ality Act (CEQA). A. CARLSBAD RANCH SPECIFIC PLAN The Carlsbad Ranch Specific Plan establishes the permitted uses for the site as well as development standards and design guidelines. The project plans comply with the requirements of the specific plan. The permitted uses for the project site include educational institutions including all related facilities such as classrooms, auditoriums, research and laboratory facilities, libraries, administrative offices, dining and recreational facilities, research and development facilities, and related manufacturing, processing, storage, wholesale, and distribution facilities. The uses proposed for the site are within the list of permitted uses. The development standards of the specific plan have also been complied with as demonstrated in the following table: ···:·····(·····:···:·:·:···s1:AND~---:.;:•:•:•:•:::·:·:····:·:·:: =···=·=···:--.•.·:·:···2··:•::·=·=·=~---:.:.-.:.:,:❖:❖:-:,:.:.:.:.:_:-:·:·.•····=·=·=·=·=·=·:-:.:.:.'..:.:.:.:.: ..... :.:.:.: :.:.:.:.:.:.:.: ... :.:.: ..... : ••. :.-.:.:,:.:.:.:.:.:.:)>iiomslti'.k:-:.:.:.:.:.:.: ... : ... :.:.: .... : .. :.:.:.:.:.:.: .. Parking Spaces 760 Spaces 768 Spaces Building Coverage 50% -If all surface parking 18% Employee Eating Areas 13,230 square feet 38,150 SOP 94-06 -GEMOLOG'AL INSTITUTE OF AMERICA DECEMBER 7, 1994 PAGE4 Agricultural Setbacks 60 ft. (Rear 'Yard) ·, Building/Landscape Front Yard -40 ft. Setbacks · Side Yard -20 ft. Building Height Parking_ Areas Signage 35 -45 ft. maximum Located between Armada Dr & Building & Screen with berms where necessary Integrate with Site Designed to be viewed from Armada Dr. Project ligh_t onto sign face Parking Landscaping A r e a 1 Tree/4 parking spaces -192 trees 3% of parking area Service Loading Areas Trash Enclosures Architecturally Detailed 60 ft. 40 ft. to 85 ft. 20 ft. 45 ft. maximum Located between building. -Berming Monument Signs Armada Signage Adjacent to Armada Dr. Exterior Illumination 382 Trees Proposed 16% of Parking Area & Detailing comparable to rtrmainder of building with landscape screening 6 ft. high masonry wall required for 6 ft. high masonry wall trash trash enclosures enclosure The proposed resolution of approval contains the required findings to allow for. building height over 35 feet. DESIGN GUIDELINES The specific plan also contains design guidelines applicable to the project site. The guidelines address building orientation, building form and massing, architectural character, building materials, and roofs. The project design complies with the design guidelines of the specific plan. · · B. & C. GENERAL PLAN AND ZONING The existing General Plan and Zoning designations for the site were adopted concurrently · with th~ Carlsbad Ranch Specific Plan to achieve consistency. The combination_ General Plan designation of Office/Planned Industrial (O/PI) provides for the uses. Zoning for the site is Office, Qualified Development Overlay Zone/Pl~nned Industrial, Qualified Development Overlay Zone (O-Q/P-M-Q). The zoning designations also permit the uses subject to approval of a site development plan. The specific plan was established with the requirement that each site require approval of a site development plan and the zoning reflects this criteria. I_ SDP 94-06 -GEMOLOGI!i. INSTITUTE OF AMERICA DECEMBER 7, 1994 PAGES D. SITE DEVELOPMENT PLAN FINDINGS REQUIRED BY THE 0-0VERLA Y ZONE The Qualified Development Overlay Zone (Q-Overlay) which is part of the zoning designation for the property requires that a site development plan be approved for the proposed use prior to th~ issuance of any building permit. Four findings are required by the Q-Overlay Zone. The required findings with justification for each are contained in the 'Planning Commission resolution for the project. This section summarizes the necessary findings and support for each. The requested ·use is properly related to the site, surroundings and environmental settings as the project design complies with the requirements of the Carlsbad Ranch Specific Plan as demonstrated in section "A" of this report. Significant building and landscape setbacks have been incorporated into the project design. The site is also adequate in size and shape to accommodate the use as all applicable code requirements have been met as well as the provision of additional parking spaces, an extra 13 percent of the parking area will be landscaped, total site landscaping is 33 percent, and building coverage is proposed at 18 percent of the site. All features necessary to adjust the use to existing and permitted future uses will be provided. Berming and landscaping are proposed to screen the shipping and receiving area. Adequate vehicle circulation has been provided to accommodate truck turning movements. At the closest point the building is setback 84 feet 6 inches from Armada Drive and 60 feet from the western property line. The minimum landscape setback along Armada Drive is proposed at 40 feet and expands to 85 feet at its greatest width. The planned street system is adequate to handle all traffic generated by the use. Projections of average daily trips for the use were higher than what the site development plan is calculated to generate. E. COMPREHENSIVE LAND USE PLAN FOR McCLELLAN-PALOMAR AIRPORT The proposed project complies with the Comprehensive Land Use Plan (CLUP) for McClellan-Palomar Airport. Only a small comer of the project site falls within the Airport Influence Area. The project is outside of the 60 CNEL contour and is not located in a flight activity zone. Office buildings -business, educational, professional and personal services, R & D offices and laboratories are compatible uses in the 55 to 60 CNEL noise contour. The project has been reviewed by SANDAG staff which serves as staff to the Airport Land Use Commission. The project was found to be consistent with the airport land use plan but a request was made that an architectural tower containing a light element be reviewed by the airport manager. The airport manager requested that the light element be reviewed by the Federal Aviation Administration (FAA). The light element has been removed from the project design. The airport manager also requested the recordation of a notice that the property is subject to overflight, sight, and sound of aircraft operating from Palomar Airport. This requirement has been included in the proposed conditions of approval as it is also required by the CLUP. • ·e ., .. SOP 94-06 -GEMOLOGICAL INSTITUTE OF AMERICA DECEMBER 7, 1994 PAGE6 An avigation easement was requested by the airport manager. Staff is not proposing a condition requiring the granting of an avigation easement. Page 10 of the CLUP requires an avigation easement only when a use is listed as "conditionaHy compatible". The proposed use is compatible with the CLUP and therefore ari avigation easement is not required pursuant to the approved plan. · F. MELLO II SEGMENT OF THE LOCAL COASTAL PLAN As designed the proposed project is consistent with the relevant policies of the Mello II Segment of the Local Coastal Plan. The project site has been previously disturbed by agricultural activity and is approved fo! grading. No steep slopes or natural vegetation exist onsite.. The project will not have drainage impacts on coastal resources. The project will require the approval of a coastal development permit. G. GROWfH MANAGEMENT ORDINANCE (LFMP · ZONE 13) The proposed project is located within Local Facilitfes Management Plan Zone 13 in the northwest quadrant. The impacts on public facilities created by this project and compliance with the a,dopted performance standards are summarized as follpws: City Administration NIA Library NIA Wastewater Treatment Capacity NIA Parks Drainage Circulation Fire Open Space Schools Sewer Collection System Water Distribution System $.40lsq. ft. 44.1 CFS 2,305 ADT Station 4 NIA Payment of non-residential school fee at bldg. permit issuance 99.6 EDU 21,920 GPD Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes SDP 94-06 -GEMOLOGI~ INSTITUTE OF AMERICA DECEMBER 7, 1994 PAGE7 H. ENVIRONMENTAL REVIEW The proposed use was analyzed in the Program Environmental Impact Report (EIR 91-3) certified for the Carlsbad Ranch Specific Plan and related applications on March 16, 1993 by the City Council. Units I and II of Tentative Map CT 92-07 approved concurrently with the specific plan have been recorded. Grading, improvement, and landscape plans for Units I and II ~.ave also been approved. As a result the environmental analysis for the site development plan included an Initial Study focusing on any changes from approved plans and the project contemplated in the EIR to what is proposed with this site development plan. The approved · plans will allow for the site to be graded to create pads for development, the construction of access to the site, installation of utilities, and installation of landscaping required for this phase of the Carlsbad Ranch project. No additional significant adverse environmental impacts were identified in the initial study for this project, therefore, no further environmental review is required. A Notice of Determination will be filed upon the final action being taken on the project. IV. SUMMARY The proposed project: (A) is in conformance with the requirements of the Carlsbad Ranch Specific Plan; (B) is consistent with the General Plan: (C) complies with the requirements of the 0-QJP-M-Q zones; (D) is designed so that the findings to grant a site development plan pursuant to the Q-overlay zone can be made; (E) complies with the Comprehensive Land Use Plan for McQellan-Palomar Airport; (F) is consistent with the policies of the Mello II Segment of the Local Coastal Plan; (G) is in conformance with the Zone 13 LFMP; and (H) will not significantly impact the environment, therefore, staff recommends approval of SOP 94-06. · ATTACHMENTS 1. Planning Commission Resolution No. 3725 2. Location map 3. Background Data Sheet 4. Local Facilities Impact Assessment Form 5. Disclosure Form 6. Environmental Impact Assessment Form -Part II 7. 8 1/2" x 11" copy of site plan 8. Exhibits "A" -"L", dated December 7, 1994. DN:vd October 27, 1994 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 e. PLANNING COMMISSION RESOLUTION NO. 3725 A RESOLUTION·OF THE PIANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING SITE DEVELOP~ENT Pu\N,NO. SDP 94-06 FOR THE CONSTRUCTION OF THE HEADQUARTERS AND EDUCATIONAL CAMPUS OF THE GEMOLOGICAL INSTITUTE o·F AMERICA ~ONTAINING 220,500 SQUARE FEET OF BUILDING AREA ON PROPERTY GENERALLY LOCATED SOUTH OF FUTURE CANNON ROAD AND EAST OF CAR COUNTRY DRIVE. CASENAME: GEMOLOGICAL INSTITUTE OF AMERICA CASE-NO: SOP 94-06 WHEREAS, a verified application has been filed with the City of Carlsbad and referred to the Planning Commission; and WHEREAS, said verified application constitutes a request as provided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, pursuant to the provisions of the Municipal Code, the Planning Commission did, on the 7th day of December, 1994, consider said request on property described as: Lots 5 and 6 of Carlsbad Tract No. 92-07 (Carlsbad Ranch Unit 1 and Unit 2), in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 13078, filed in the Office of the County Recorder of San Diego County on December 28, 1993. ' WHEREAS; at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to SOP 94-06. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning · Commission of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Commission APPROVES Site Development Plan, SOP 94-06, based on the following findings and subject to the following conditions: .. l 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Flndlnes: 1. 2. 3. 4. 5. Based on the "Initial Study" prepared for this project the Planning Commission determines that the project ls within the scope of the Carlsbad Ranch Specific Plan Program Environmental Impact Report (EIR 91-3), on tile in the Planning Department, and there are no additional significant adverse environmental impacts associated with the project, therefore, no further environmental review of this project ls required. 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 as the project design complies with the requirements of the Carlsbad Ranch Specific Plan and all other requirements applicable to the site, slgnlftcant building setbacks and landscape areas have been incorporated into the project design as well as the provision of outdoor recreational areas. The requested use ls consistent with the general plan including Policy C.10 of the Industrial Section of the Land Use Element which requires new industrial development to be located in modern, attractive, well-designed and landscaped industrial parks in which each site adequately provides for internal traffic, parking, loading, storage, and other operational needs. That the site for the intended use is adequate in size and shape to accommodate the use as all requirements of the Carlsbad Ranch Specific Plan and the City's Zoning Code have been complied with. The project design demonstrates the adequacy of the site's size and shape for the intended use as It proposes 768 parking spaces while only 760 are required, 16 percent of the parking area will be landscaped in contrast to the Zoning Ordinance and Speclftc Plan requirement of 3 percent, 33 percent of the site will be landscaped, and building coverage is proposed at 18 percent of the site. That all yards, setbacks, walls, fences, landscaping, and other features necessa:ry to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained. Berming and landscaping are proposed to provide screening for the shipping and receiving area in addition to adequate circulation area for vehicles maneuvering in that area. At the closest point the building ls setback 84 feet six inches from Armada Drive (front yard setback) and 60 feet from the western property line. The minimum landscape setback along Armada Drive is proposed at 40 feet and expands to 85 feet at its greatest width. That the street systems serving the proposed use is adequate to properly handle all traffic generated by the proposed use with the required circulation system improvements identified with the approval of the Carlsbad Ranch Specific Plan. The Certified Program Environmental Impact Report (EIR) for the Carlsbad Ranch Speclftc Plan ldentlftes the required improvements which will be constructed as part of the Tentative Map (CT 92-7) and Final Map for Units I and II of the Carlsbad 1 PC RESO NO. 3725 -2- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 · 28 6. 7. 8. 9. 10. 11. · 12. 13. 14. -- Ranch. The EIR assumed the use would generate 2,600 Average Dally Trips (ADT) and the proposed project has been calculated to generate 2,305 ADT. The building does not contain more than three levels as shown on the project exhibits •. All required setbacks have been Increased at a ratio or one horizontal root for every one root or vertical construction beyond thlrty-ftve feet and the additional setback area will be maintained as landscaped open space. The buildings conform to the requirements or Section 18.04.170 or the Carlsbad Municipal Code. The Airport Land Use Commission staff and the Airport Manager have round the project to be consistent with the Comprehensive Land Use Plan for McClellan• Palomar Airport subject to a condition or approval for notlftcatlon or potential noise _ impacts. The project complies with the development sta~dards and design guidelines of the Carlsbad Ranch Speciftc Plan (SP 207). The Planning Commission has, by inclusion of an appropriate condition to this project, ensured building permits will not be issued for the project unless the District Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the Public Facilities Element of the ,General Plan have been met insofar as they apply to sewer service for this project. · School fees will be paid to ensure the availability of school facilities in the Carlsbad Unifted School District. A growth management park fee or 40 cents per square foot or non-residential development ,viii be collected at the time or building permit issuance. This ree will be used to construct recreational facilities to offset the demand created by employees within Zone 13. All necessary public improvements have been provided or will : be required as conditions of approval. 15. The applicant has agreed and is r~quired by the inclusion of an appropriate condition to pay a public facilities fee. Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan. · . 16. The applicant is by condition, required to pay any increase in ·public facility fee, or new con~truction tax, or development fees,· and has agreed to abide by any additional requirements established by a Local Facilities Management Plan prepared pursuant to Chapter 21.90 of the Carlsbad Municipal Code. This will ensure continued PC RESO NO. 3725 -3- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 availability of public facilities and will mitigate any cumulative impacts created by the project. 17. This project is consistent with the City's Growth Management Ordinance as it has been conditioned to comply with any requirement approved as part of the Local Facilities Management Plan for Zone 13. 18. The project is consistent with the City's landscape policies as it has been conditioned to comply with the requirements of the Landscape Manual. Conditions: Planning: 1. Approval is granted for SDP 94-06, as shown on Exhibits "A" through "L", dated December 7, 1994, incorporated by reference and on file in the Planning Department. Development shall occur substantially as shown unless otherwise noted in these conditions, and approved by the Planning Director or City Engineer. 2. The developer shall provide the City with a reproducible 24" x 36", mylar copy of the Site Plan as approved by the Planning Commission. The Site Plan shall reflect the conditions of approval by the City. The plan shall be submitted to the City Engineer and be approved prior to building, grading, final map, or improvement plan 3. 4. 5. 6. . submittal, whichever occurs first. This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the District Engineer determines that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. This project is also approved under the express condition that the applicant pay the public facilities fee adopted by the City Council on July 28, 1987 ( amended July 2, 1991) and as amended from time to time, and any development fees established by the City Council pursuant to Chapter 21.90 of the Carlsbad Municipal Code or other ordinance adopted to implement a growth management system or facilities and improvement plan and to fulfill the subdivider's agreement to pay the public facilities fee dated June 17, 1994, a copy of which is on file with the City Oerk and is incorporated by this reference. If the fees are not paid this application will not be consistent with the General Plan and approval for this project will be void. The applicant shall provide school fees to mitigate conditions of overcrowding as part of building permit application. These fees shall be based on the fee schedule in effect at the time of building permit application. Water shall be provided to this project pursuant to the Water Service agreement between the City of Carlsbad and the Carlsbad Municipal Water District, dated May 25, 1983. . PC RESO NO. 3725 -4- ( -.. 1 7. This project shall comply with all conditions and mitigation measures which may be required as part of the Zone 13 Local Facilities Managem~nt Plan and any 2 amendments made to that Plan prior to the issuance of building permits. 3 8. The applicant Is aware that the City Is preparing a pon-resldentlal housing Impact· 4 fee (linkage fee).conslstent with Program 4.1 of the Housing Element. The applicant is further aware that the City may determine that certain non-residential projects 5 may have to pay a linkage fee, In order to be round consistent with th'-' Housing Element of the General Plan. If a linkage fee ls established by City Council . 6 ordinance and/or resolution and this project becomes subject to a linkage fee 7 pursuant to said resolution, then the applicant for this project, or his/her/their , successor(s) In Interest shall pay the linkage fee. The linkage fee shall be paid at : 8 the time of Issuance of building permits, except for projects Involving a request for ; a non-residential planned unit development for an existing development, In which , 9 case, the fee shall be paid on approval of the ·final map, parcel map or certificate of : 10 compliance, required to process the non-residential PUD, whichever pertains. If 1 linkage fees are required for this project, a~d they are not paid, this project will not ·11 be consistent with the General Plan and approval for this project will become null and void. 12 9. If any condition for construction of any public improvements or facilities, or the 13 payment of any fees in lieu thereof, imposed by this approval or imposed by law on 14 this project a~e challenged this approval shall be suspended as provided in Government Code Section 65913.S. If any such condition is determined to be invalid 15 this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 16 10. Approval of this request shall not excuse compliance with all sections of the Zoning 17 Ordinance and all other applicable City ordinances in effect at time of building 18 permit issuance. 19 11. This approval shall become null and void if building permits are not issued for this 20 • project ~thin two years from the date of project approval. 21 12. Trash receptacle ·areas shall be enclosed by a six-foot high m~onry wall with gates pursuant to City standards. Loc3:tion of said receptacles shall be approved by the . 22 Planning Director. Enclosure shall be of similar colors and/or materials . to the project to the satisfaction of the Planning Director. 23 13. All roof appurtenances, including air conditioners, shall be architecturally integrated 24 and concealed from view and the sound buffered from adjacent properties and 25 streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of Planning and Building. 26 14. · An exteri<?r lighting plan including parking areas shall be submittecl for Planning 27 Director approval. All lighting shall be designed to reflect downward ·and avoid any 28 impacts on adjacent homes or property. PC RESO NO. 3725 -5- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 15. No outdoor storage of material shall occur onsite unless required by the Fire Chief. In such instance a storage plan will be submitted for approval by the Fire Chief and the Planning Director. 16. The applicant shall prepare a detailed landscape and irrigation plan which shall be submitted to and approved by the Planning Director prior to the approval of grading or building plans, whichever occurs first. 17. All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. 18. All landscape and irrigation plans shall be prepared to conform with the Landscape . Manual and submitted per the landscape plan check procedures on file in the , Planning Department. 19. The applicant shall pay a landscape plan check and inspection fee as required by . Section 20.08.050 of the Carlsbad Municipal Code. ' 20. The first set of landscape and irrigation plans submitted shall include building plans, : improvement plans and grading plans. 21. All signs proposed for this development shall at a minimum be designed in 1 conformance with the City's Sign ordinance and the Carlsbad Ranch Specific Plan . and shall require review and approval of the Planning Director prior to installation of such signs. 22. A uniform sign program for this development shall be submitted to the Planning Director for his review and approval prior. to occupancy of any building. 23. Building identification and/or addresses shall be placed on all new and existing buildings so as to be plainly visible from th~ street or access road; color of identification and/or addresses shall contrast to their background color. 24. As part of the plans submitted for building permit plan check, the applicant shall include a reduced version of the approving resolution/resolutions on a 24" x 36" blueline drawing. Said blueline drawing(s) shall also include a copy of any applicable Coastal Development· Permit and signed approved site plan. 25. Prior to the Issuance of a building permit, the project applicant shall obtain approval or a Coastal Development Permit from the California Coastal Commission that approves development that is in substantial conformance with the City approval. A copy of the signed permit issued by the California Coastal Commission shall be submitted to the Planning Department. 26. A Transportation Demand Management (TOM) program to encourage reduced ! vehicle trips shall be submitted to the Planning Director and be approved prior to the issuance of building permits. Candidate components of the TDM program may i include, but are not limited to, the r ollowing: PC RESO NO. 3725 -6- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 ·27 28 a) b) c) d) - Bicycle parking and bicycle circulation alternatives. Passenger l~adlng areas. Carpool and vanpool registration and rideshare matching. Pedestrian routes within Carlsbad Ranch. e) Distribution of bus maps/schedules and park-and-ride-maps. · 27. A recycling program shall be Implemented for the proposed project which will include white_ paper, newspaper, glass, plastic and metal recyclables. Prior to. the 1 issuance of building permits the building plans shall demonstrate that an area of i adequate size and screened· from public view will be provided for the collection of 1 recyclables. Refer to Engineering Standard GS • 16, Refuse Bin Enclosure. ; ! 28. Prior to the Issuance of building permits the owner of record of the subject property shall prepare and record a· notice that this property ls subject· to overflight, sight, and sound of aircraft operating from Palomar Airport in a manner meeting the approval of the Planning Director and the City Attorney. 29. An architectural tower exceeding a height of 45 feet but not greater than 55 feet may be approved administratively by the Planning Director If the Carlsbad Ranch Speclftc Plan Is amended to permit allowed height protrusions above 45 fee~ for this property. Prior to Planning Director approval evidence that the tower has been approved by SANDAG, the Airport Manager, and the Federal Aviation Administration tr determined necessary, shall be submitted. , 30. The project shall be constructed ,as a single phase uQless phasing is approved by the Planning Director and City Engineer. If phasing is approved, all building permits · in reliance on this Site Development Plan must be issued within 5 years of the date · on which this approval was granted. Engineerina: 31. Unless a standards variance has been issued, no variance from City Standa~ds is authorized by virtue of approval of this site plan. 32. The applicant shall comply with all the rules, regulations and design require~ents of the respective sewer and water agencies regarding services to the project. 33. The applicant shall be responsible for coordination with SDG&E, Pacific Bell Telephone, and Cable 1V authorities. 34. Prior to grading or building permit issuance, the applicant shall pay all current fees and deposits required. PC RESO NO. 3725 -7- I 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 35. Prior to approval of the grading or building permit, the owner of the subject property shall execute an agreement holding the City harmless regarding drainage across the adjacent property. 36. Pretreatment of the sanitary sewer discharge from this project may be required. In addition to Ute require~ents for a sewer connection permit the applicant shall conform to the requirements of Chapter 13.16 of the Carlsbad Municipal Code. The applicant shall apply for an industrial waste water discharge permit concurrently with the building permit for this project. 37. The developer shall exercise special care during the construction phase of this project to prevent offsite siltation. Planting and erosion control shall be provided in accordance with the Carlsbad Municipal Code and the City Engineer. Reference Chapter 11:06. 38. Prior to hauling dirt or construction materials to or from any proposed construction site within this project,. the applicant shall submit to and receive approval from the City Engineer for the proposed haul route. The applicant shall comply with all conditions and requirements the City Engineer may impose with regards to the hauling operation. 39. Additional drainage easements may be required. Drainage structures shall be provided or installe4 prior to or concurrent with any grading or building permit as may be required by the City Engineer. 40. The applicant shall comply with the City's requirements of the National Pollutant Discharge Elimination System (NPDES) permit. The applicant shall provide best management practices to reduce surface pollutants to an acceptable level prior to discharge to sensitive areas. Plans for such improvements shall be approved by the City Engineer prior to issuance of grading or building permits, whichever occurs first. 41. Prior to issuing a building permit, all right-of-way permits to construct the public Improvements needed for this project shall be Issued. The public Improvements needed shall be to the satisfaction of the City Engineer and shall Include Cannon Road from Car Country Drive to the Intersection of Armada (Lego) Drive, Armada (Lego) Drive to the project, along the project frontage of Armada (Lego) Drive and all the driveway approaches to the project site. The public Improvements shall be those project needed portions or Improvements shown on Drawing 333-2 or shown on approved drawings that supersede Drawing 333-2. Prior to occupancy of any building In the project, the above public Improvements shall be constructed to the satisfaction or the City Engineer. 42. Prior to Issuing a building permit a consolidation or Lots 5 and 6 or CT 92-07 shall ' be recorded. The application for an adjustment plat to do the consolidation may be made prior to or concurrently with the application for a building permit. PC RESO NO. 3725 -8- 1 2 3 4 5 6 7 8 9 10 f1 12 13 14 15 16 17 18 19. 20 21 22 23 24 25 2~ 27 28 43. Prior to Issuing a building permit the applicant shall submit proof that an existing SDG&E easement lying on the site has been quitclaimed to the satisfaction of ; SDG&E. 44. Prior to issuing a building permit, a Construction Change to Drawing 333-2A, Grading Permit PE 2.93.07, which Indicates the grading needed for thi' project shall be done to the satisfaction of the City Engineer. 45. 46 .. 47. Prior to issuing a building permit, the owner shall make an offer of dedication of · additional right-of-way needed for a free right tum lane Into the northerly driveway : from Armada (Lego) Drive. The dedication shall be from the northerly project : boundary to the southerly line· of the northerly driveway and shall be :U feet wide or i as may be determined by the City ~nglneer. All property so offered for dedication : shall be free and clear of liens and encumbrances. , I I Prior to issuing a building permit the applicant shall pay the difference between the i drainage area fee paid with CT 92-07 and the fee due under the current Master I Drainage Plan per City Council Resolution No. 04-260 adopted September 13, 1994. ; In accordance with the requirements of the Zone 13 LFMP, the site is subject to : paying a pro-rata share of the cost of construction of Cannon Road. Prior to issuing i a building permit, the applicant shall paY, the fee or assessment established by the : City for the ftnanclng of Cannon Road Reaches I and II. If the fee or assessment Is . not established at the time of building permit Issuance, the applicant shall pay a fee deposit equal to $ 50 per ADT (average dally trip generated by the project) and enter : ·into an agreement with the City to pay the difference or receive a refund for the . difference upon establishment of a fee or assessment by the City. · Building: . ' 4~. The project must comply with the latest Title 24 handicap regulations for non-· residential uses and all adopted codes and ordinances. Fire: 49. Prior to the issuance of building permits, complete building plans shall be submitted · to and approved by the Fire Department. 50. Additional on-site public water mains and fire hydrants are required. 51. Applicant shall submit a site plan to the Fire Department for approval, which depicts location of required, proposed and existing public water mains and fire hydrants. The plan should include off-site fire· hydrants within 200 feet of the project. 52. Applicant shall submit a site plan depicting emergency access routes, driveways and traffic circulation for Fire Department approval. · PC RESO NO. 3725 -9- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 53. An all weather, unobstructed access road suitable for emergency service vehicles shall be provided and maintained during construction. When in the opinion of the Fire Chief, the access road has become unserviceable due to inclement weather or other reasons, he may, in the interest of public safety, require that construction operations cease until the condition is corrected. 54. All required fire hydrants, water mains and appurtenances shall be operational prior to combustible building materials being located on the project site. 55. Plans and/or specifications for fire alarm systems, fire hydrants, extinguishing systems, , automatic sprinklers, and other systems pertinent to the project shall be submitted to the Fire Department for approval prior to construction. 56. An approved automatic fire sprinkler system shall be installed in buildings having an aggregate floor area exceeding 10,000 square feet. 57. A monument sign shall be installed at the entrance to the driveway or private street indicating the addresses of the buildings on site. Carlsbad Municipal Water District: 58. The entire potable and non-potable water system/systems for subject project shall be evaluated in detail to ensure that adequate capacity and pressure for domestic, landscaping and fire flow demands are met. 59. The developer shall be responsible for all fees, deposits and charges which will be collected before and/or at the time of issuance of the building permit. The San Diego County Water Authority capa_city charge will be collected at issuance of application for meter installation. 60. Sequentially, the developer's engineer shall do the following: A. B. C. Meet with the City Fire Marshal and establish the fire protection requirements. Also obtain G.P.M. demand for domestic and irrigational needs from appropriate parties. Prepare a colored reclaimed water use area map and submit to the Planning Department for processing and approval. Prior to the preparation of sewer, water and reclaimed water improvement plans, a meeting must be scheduled with the District Engineer for review, comment and approval of the preliminary system layouts and usages (ie - GPM-EDU). 61. This project is approved upon the expressed condition that building permits will not be issued for development of the subject property unless the water district serving the development determines that adequate water service and sewer facilities are available PC RESO NO. 3725 -10- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18. 19 20 21 22 23 24 25 26 27 28 at the time of application for such water service and sewer permits will continue to be available until time of occupancy. 62. Water and sewer service will be available when Carlsbad Ranch Unit # 1 improvement plans are completed and completely operational and accepted by the District. PASSED, APPROVED, AND ADOPTED at a regular m,eeting of the Planning CoD_lDlission of the City of Carlsbad, California, held on the 7th day of December, 1994, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: MICHAEL J. HOLZMILLER PIANNING DIRECTOR PC RESO NO. 3725 PEGGY SAVARY, Chairperson 1 CARLSBAD PIANNING COMMISSION -11- AGUA HEOIONDA LAGOON City of Cartabad GEMOLOGICAL INSTITUTE OF AMERICA SOP 94-06 -BACKGROUND DATA SHEET- CASE NO: -=S=D.,..P .... 9 .... 4._-06::.:.... __________________ ..--__ CASE NAME:· Gemoloaical Institute of America. (GIA) APPLICANT: _.S,.,.te.._v_,.e--=H=am=·so~n _____________________ _ REQUEST AND LOCATION: Headquarters and educational campus of the GIA containing 220,500 square feet of buildina area on a,m,roximately 18 acres located south of future Cannon Road and east of Car Countty Drive .in the City of Carlsbad, County of San Diego LEGAL DESCRIPTION: Lots 5 and 6 of CT 92-07, in the City of Carlsbad, County of San Diego, State of California, accordina to Map therefore No. 13078, filed in the Office of the County Recorder of San.Diego County on December 28, 1993. APN: 211-023-03 & 04 (Assessor's Parcel Number) Land Use Designation 0/PI Acres 17.76 Proposed No. of Lots/Units NIA GENERAL PLAN AND ZONING Density Allowed __ N....,/"""A _____ Density Proposed N/A Existing Zone 0-0/P-M-O Proposed Zone .... N .... I .... A ____ _ Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) · Site North South East West PUBLIC FACILITIES Zoninii 0-Q/P-M-Q E-A 0-Q/P-M-Q E-A E-A Land Use Agriculture Agriculture Agriculture Agriculture Agriculture School District Carlsbad Water District Carlsbad Sewer District Carlsbad Equivalent Dwelling Units (Sewer Capacity) _.9 __ 9_,.6.___ __________ ___, __ Public Facilities Fee Agreement, dated __ J __ un __ e......_.17 ... , __ 1 __ 9 __ 94 ______________ _ ENVIRONMENTAL Th1PACT ASSESSMENT _ Negative Declaration, issued ___________________ _ _ Certified Environmental Impact Report, dated ___________ _..._ __ Other, Prior Compliance with Certified EIR 91-03, dated March 16, 1993. DN:vd f CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILffiES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: SDP 94-06 -Gemological Institute of America LOCAL FACILITY MANAGEMENT ZONE:...ll_ GENERAL PLAN: -"O.....,/P=-=-I __ ZONING: O-O/P-M-O DEVELOPER'S NAME: __ S.._te __ v __ e ___ H=am=·so=n ____________________ _ ADDRESS: 4401 Manchester Avenue, Suite 205, Encinitas, CA 92024 PHONE NO.: (619) 753-2824 ASSESSOR'S PARCEL NO.: 211-023-03 & 04 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 17.75 Acres. 220.500 ~g. ft. ESTIMATED COMPLETION DA TE: B. C. D. E. F. Demand in Square Footage= Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Demand in Acreage= Drainage: Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADTs = (Identify Trip Distribution on site plan) Fire: Served by Fire Station No. = Open Space: Acreage Provided - NIA NIA $.40lsg. ft 44.1 NIA 2,305 4 NIA G. H. I. Schools: Non-res. School Fee J. K. L. (Demands to be determined by staft) Sewer: Demand in EDUs - Identify Sub Basin - (Identify trunk line(s) impacted on site plan) 99.6 NIA Water: Demand in GPD -21,920 The project is N/ A units N/ A the Growth Management Dwelling unit allowance. DN:vd -- City of Carlsbad -:; a; Ii Iii It• I •2 U • fi i I I;,, t Ai i I DISCLOSURE STATEMENT APCILICANT'S sn.reMENT OF :,1scLOSUR~ OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL AEQUIAE DISCAETICNARY ACTION ON THE CIA.RT OF TMI! CITY COUNCIL. OR ANY APPOINTEO BOARO. COMMISSION OR COMMITTEE. ,Please Print) The following information must be disclosed: JUN 2 7 199't 1. Applicant 2. Owner List the names and addresses of all persons having any ownership interest in the property involved. §:h~~ . ¾:Ji'~; Z%:Wo404-Mee 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 partnership interest/" the partnership. t:}1A · 4. If any person identlfted pursuant to (1) or (2J above is a non-profit organization or a trust, liit the names and addresses of any person serving II offlcer or director of the non-profit organization or as trustee or beneficiary of the trust. · b'i Prffi\GL!@ l2fr6E FRM00013 8/90 207S Las Palmas Orlve • Carlsbad. California 92009-48!59 • (919) 439,.11e1 - Disdosur• Statement Page 2 s. Have you had more than S2!0 worth of busineu transacted with any member of City staff. Scar:3 Commissions, Committees and Council within the past twelve months? Yes _ No ..i.. 11 yea, please indicate person(s) ____________________ _ Person is defined u: 'Arrf individual, firm. copannersnip, jOtnt venture, association, social club. fraternaJ organizauon. corpora1ion, estale, trust. receive,, syndic.ate, thil and any ache, counry, crty and county -:y municipality,· diStric:t or other political subdivision, or any othe, group or comc1nat1on acting as a unit.• (NOTE: Attach additionaJ pages as necessary.) Print or type name of owner 6:wl¾N M. YA-F:FJ7DN / tl+C Print or type name of applicant / Mr. Frank Maier Mr. Robert Spratford Mr. Eli Haas - Mr. Paul Campbell Mr. Carleton Broer, Jr. Dr. Kurt Nassau Mr. Joseph Samuel, Jr. Mr. P.aul Bailey Mr. James Clark Mr. Arnold Bockstruck Mr. J.°F. Ellis Dr. Gordon Brown. Jr. Mr. Glenn Nord Mr. Bert Krashes Mr. Ralph Destina, Chairman - --ENVIRONMENTAL IMPACT ASSESSMENT FORM -PART U (TO BE COMPLETED BY THE PI.ANNING DEPARTMENT) CASE NO. =SD=-=-P _,,_9__,,4.....::-0"'""6'------ DATE: August 30. 1994 BACKGROUND 1. CASE NAME: Gemological Institute of America 2. APPLICANT: Stephen Harrison. The Harrison Company 3. ADDRESS .AND PHONE NUMBER OF APPLICANT: 4401 Manchester Avenue. Suite 205 Encinitas. CA 92024 (619) 753-2824 4. DATE EIA FORM PART I SUBMITTED: --=J-=u=nea:....=-27:.......::1=9""'"94....__ __________ _ 5. PROJECT DESCRIPTION: A Site Development Plan for the headquarters and educational campus of the Gemological Institute of America proposed on approximately 18 acres located south of future Cannon Road and east of Car Country Drive. The campus would generally include classroom facilities. a library, administrative offices, dining and recreational facilities, a student bookstore and instrument showroom, ancillary manufacturing. storage, and distribution facilities. The proposed use was analyzed in the Certified Program Environmental Impact Report (EIR 91-3) for the approved Carlsbad Ranch Specific Plan and related applications. ENVIRONMENT AL IMPACTS STATE CEQA GUIDELINES, Chapter 3, Article 5, section 15063 requires that the City conduct an Environmental Impact Assessment to determine if a project may have a significant effect on the environment. The Environmental Impact Assessment appears in the following pages in the form of a checklist. This checklist identifies any physical, biological and human factors that might be impacted by the proposed project and provides the City with information to use as the basis for deciding whether to prepare an Environmental Impact Report or Negative Declaration. * A Negative Declaration may be prepared if the City perceives no substantial evidence that the project or any of its aspects may cause a significant effect on the environment. On the checklist, "NO" will be checked to indicate this determination. I --* An EIR must be prepared if the City determines that there is substantial evidence that any aspect of the• project may cause a significant effect on the environment. The project may qualify for a Negative Declaration however, if adverse impacts are mitigated so that environmental effects ; can be deemed insignificant. These findings are shown in the checklist under the headings 'YES-sig" and 'YES-insig" respectively. · A discussion of potential impacts and the proposed mitigation measures appears at the end of the form under DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given to discussing mitigation for impacts which would otherwise be determined significant. ' . -2- • PHYS[CAL ENVlRONMENT. WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NO (sig) (insig) 1. Result in unstable earth conditions or increase the exposure of people or property to geologic hazards? _x__ 2. Appreciably change the topography or any unique physical features? _x_ 3. Result in or be affected by erosion of soils either on or off the site? _x_ 4. Result in changes in the deposition of beach sands, or modification of the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? _L 5. Result in substantial adverse effects on ambient air quality? _x_ 6. Result in substantial changes in air movement, odor, moisture, or temperature? _x__ 7. Substantially change the course or flow of water (marine, fresh or flood waters)? _x__ 8. Affect the quantity or quality of surface water, ground water or public water supply? _x_ 9. Substantially increase usage or cause depletion of any natural resources? _x_ 10. Use substantial amounts of fuel or energy? _x_ 11. Alter a significant archeological, paleontological or historical site, structure or object? __x__ -3- --BIOLOGICAL ENVIRONMENT WILL THE PROPOSAL D[RECTLY OR [ND[RECTLY: YES YES NO (sig) (insig) 12. Affect the diversity of species, habitat or numbers of any species of plants (including trees, shrubs, grass, microflora and aquatic plants)? _x_ 13. Introduce new species of plants into an area, or a barrier to the noi;mal replenishment of existing species? _x_ 14 . Reduce the amount of acreage of any . agricultural crop or affect prime, ·unique or other farmland of state or local importance? _x_ 15. Affect the diversity of species, habitat or numbers of any species of animals (birds, land animals, all water dwelling organisms and insects? _x_ 16. Introduce new species of animals into an area, or result in a barrier to. the migrc!tion or movement of animals? _x_ HUMAN ENVIRONMENT ' WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NO (sig) (insig) 17. Alter the present or planned land use of an area? _x_ 18. Substantially affect public utilities, schools, police, fire, emergency or other · public services? _x_ -4- --HUMAN ENVIRONMENT WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NO (sig) (insig) 19. Result in the need for new or modified sewer systems, solid waste or hazardous waste control systems? __x_ 20. Increase existing noise levels? __x_ 21. Produce new light or glare? __x_ 22. Involve a significant risk of an explosion or the release of hazardous substances (including, but not limited to, oil, pesticides, chemicals or radiation)? __x_ 23. Substantially alter the density of the human population of an area? __x_ 24. Affect existing housing, or create a demand for additional housing? __x_ 25. Generate substantial additional traffic? __x_ 26. Affect existing parking facilities, or create a large demand for new parking? __x_ 27. Impact existing transportation systems or alter present patterns of circulation or movement of people and/or goods? __x_ 28. Alter waterborne, rail or air traffic? __x_ 29. Increase traffic hazards to motor vehicles, bicyclists or pedestrians? __x_ 30. Interfere with emergency response plans or emergency evacuation plans? __x_ 31. Obstruct any scenic vista or create an aesthetically offensive public view? __x_ 32. Affect the quality or quantity of existing recreational opportunities? __x_ -5- --MANDATORY FINDINGS OF SIGNIFICANCE WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NO (sig) (insig) 33. Does the project have the potential to substantially.degrade the quality of the environment, substantially reduce the habitat of a fish or wild- life species, cause a fish or wildlife · population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or en- dangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. ..lL 34. Does the project have the potential to achieve short-term, to the dis- advantage of long-term, environn\ental goals? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well into the future.) ..lL 35. Does the project have the possible environmental effects which are in- dividually limited but cumulatively considerable? ("Cumulatively con- siderable" means that the incremental effects of ap individual project are considerable when viewed in connecdon with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) ..lL 36. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? ..lL -6- < ' -0ISCUSSION OF ENVIRONMENTAL EVALUATION The project is the headquarters and educational campus of the Gemological Institute of America proposed on approximately 18 acres located south of future Cannon Road and east of Car Country Drive. The campus would generally include classroom facilities, a library, administrative offices, dining and recreational facilities, a student bookstore and instrument showroom, ancillary manufacturing, storage, and distribution facilities. The proposed use was analyzed in the Program Environmental Impact Report (EIR 91-3) certified for the Carlsbad Ranch Specific Plan and related applications on March 16, 1993 by the City Council. Units I and II of Tentative Map CT 92-7 approved concurrently with the Carlsbad Ranch Specific Plan have been recorded. Grading, improvement, and landscape plans for Units I and II have also been approved. As a result this environmental analysis will focus on any changes from approved plans and the projects contemplated in the EIR to what is proposed as part of this Site Development Plan· application. The approved plans will allow for the site to be graded to create pads for development, the construction of access _to the site, installation of utilities, and installation of landscaping required for this phase of the Carlsbad Ranch project. · Physical Environment 1. In a report dated September 25, i 992, prepared by Geotechnics Incorporated for the Carlsbad Ranch grading plans no geotechnical conditions were encountered that would preclude development of the site as planned. The site development plan includes a minor amount of grading to the pads which will be created for this site pursuant ~o the approved plans. No unstable earth conditions will be created nor will there be an increased exposure of people or property to geologic hazards. 2. The topography of the site will not appreciably be changed from the pad elevations approved on the grading plan for Units I and II of the Carlsbad Ranch. Minor grading is proposed to accommodate the planned site improvements. 3. Drainage improvements are proposed on-site as shown on the site development plan exhibits to adequately convey drainage waters to approved facilities to prevent the erosion of soils both on and off the site. -1-. Drainage improvements required for the Carlsbad Ranch Tentative Map (CT 92-7) will be constructed as needed for this Unit to convey drainage waters to city approved outlets so as not to result in significant changes in the deposition of beach sands, or modification of the channel of a stream or the bed of the ocean or any inlet or lake. 5. A statement of overriding considerations was adopted for air quality impacts resulting from the implementation of the Carlsbad Ranch Specific Plan. The mitigation measures contained in_ the certified EIR are focused primarily on grading and construction impacts of the Tentative Map approval and will be implemented as part of the Unit I and II grading operation. The EIR does contain an air quality mitigation measure applicable to the Site Development Plan which will be made a condition of approval of this permit to ensure its implementation. The requirement is as follows: A T~ansportation Demand Management (TDM) program will be implemented to encourage reduced vehicle trips. Candidate components of the TDM program may include, but are not limited to, the following: ■ Bicycle parking and bicycle circulation alternatives. -7- --■ Passenger loading areas. ■ Carpool and vanpool registration and rideshare matching. -■ Pedestrian routes within Carlsbad Ranch. ■ Distribution of bus maps/ schedules and park-and-ride-maps. 6: Construction of improvements identified on the site development plan exhibits will not result in substantial changes in air movement, odor, moisture, or temperature. Proposed building coverage is 18 · percent, landscaping is proposed for 32 percent, and recreational space consumes 23 percent of the total site area. In addition substantial setbacks are proposed which will allow for air movement. 7-8. The project will not change the course o~ flow of water or affect the quantity or quality o(surface water, ground water or public water supply as all site drainage will be deposited in approved drainage facilities required for the Carlsbad Ranch Tentative Map and were analyzed in the Program Environmental Impact Report. 9. The project is proposed for a site approved for grading which will create a development pad of ;1pproximately 18 a:cres. The land use was also approved as part of the Carlsbad Ranch Specific Plan~ Therefore, n~ significant impact to natural resources will be created by the improvements proposed as part of this site - development plan. 10. The project will not consume a significant amount of fuel or energy as previously analyzed in the Initial Study for the Carlsbad Ranch Specific Plan Program EIR. Measures aimed at reducing air quality impacts will also reduce the demand for automobile fuel. 11. Mitigation measures for archaeological and paleontological resources were identified in the certified Carlsbad Ranch Specific Plan Program EIR. Those mitigation measures will be implemented prior to the issuance of a grading permit as well as during the grading operation for Units I and II of Tentative Map 92-7. Biolo~cal Environment 12. No biological impacts were identified with the proposed grading for Units I and IL Construction of the improvements proposed on the site development plan will not create additional biological impacts. 13. The installation of site landscaping will not be a significant impact as the area is approved for ,development. Adjacent area_s are in agricultural use and will be kept in production. 14. The site development plan is proposed for an .area of the Carlsbad Ranch which is not restricted to agricultural use. 15. Approved grading of the area for which the site development plan is proposed will not affect the diversity of species, habitat or numbers of any species of animals as the area has been disturbed by agricultural operations. 16. The proposed non-residential use will not result in the introduction of domestic animals into the area or result in a barrier to the migration or movement of animals. -8- J;Iuman Environment l 7. The Carlsbad Ranch Specific Plan provides for the development of the Gemological Institute use on this property. The plan requires the approval of a site development plan to insure that the standards and guidelines contained in the specific plan are complied with. 18. The project is in compliance with the requirements of the Local Facilities Management Plan for Zone 13. Public utilities will be provided to the site as required by Tentative Map 92-7. 19. Required sewer facilities to serve the site will be constructed as part of the grading operation for the tentative map. Overriding considerations for solid waste were adopted as part of the City Council's certification of the Carlsbad Ranch Specific Plan Environmental Impact Report (EIR 91-3). The project was found not to result in significant impacts at the project level. To reduce cumulative impacts the site development plan will be conditioned as required by the EIR to: 20. 21. 22. 23. 24. 26. 27. 28. ■ Implement a recycling program for the proposed project which would include white paper, newspaper, glass, plastic and metal recyclables. No increase over the anticipated noise levels identified in the Program EIR will be created. Llghting necessary for the use is required to be directed so as to not impact adjacent property. A lighting plan is required to be submitted for Planning Director review and approval prior to the issuance of building permits. Activities associated with the proposed use are not expected to create a significant risk of an explosion or the release of hazardous substances. The density of the human population of the area will not be substantially altered as development of the site will implement the existing general plan land use designation for the site and is consistent with the approved Carlsbad Ranch Specific Plan. Development of the site will not affect existing housing or generate a significant demand for additional housing which cannot be met by the region. The traffic generation for the site will not exceed the allocation for the use in the Program EIR. The use will generate 2,303 average daily trips (ADT). The Program EIR assumed the use would generate 2,600 ADT. All parking required on site by the Carlsbad Ranch Specific Plan can be accommodated as shown on the site development plan exhibits. Street improvements required to serve the property will be constructed as required by the conditions of approval of CT 92-7. Only a small area of the site appears to lie within the airport influence area for McClellan Palomar Airport. The property is outside the 60 db CNEL contour. SANDAG has found the project to be compatible with the Comprehensive Land Use Plan for the airport but noted that the proposed architectural light element could interfere with the airport's navigational aids. The airport manager has requested that an avigation easement be required and that additional information be furnished concerning the architectural light element. The -9- • • project applicant has removed the architectural light element from the project plans and the airport manager ; has confirmed that if it is not proposed, Federal Aviation Administration approval is not required. 29. Bicycle lanes and pedestrian walkways will be constructed along the extension of Cannon Road and Armada Drive, the street providing access to the site. No increase in traffic hazards to motor vehicles, bicyclists or pedestrians will be created. Thre~ access points to the site are proposed and on-site sidewalks will be provided to separate pedestrian and vehicular traffic. 30. The project will not interfere with emergency response plans. 31. The program EIR analyzed the visual impacts of the Carlsbad Ranch Project. The analysis in the EIR concluded that as long as the building setbacks and landscape buffers of the Carlsbad Ranch Specific Plan are implemented no significant visu_al impacts would result from implementation of the project as proposed. The site development plan demonstrates compliance with all' requirements of the specific plan. 32. The site development plan includes on site recreational facilities consisting of a half court l;>asketball area, volleyball court and a landscaped park area. Additional public walkways and seating areas will be provid~d as part of the overall Carlsbad Ranch dev~lopment. Mandatory Findings of Significance 33. The project does not have the potential to substantially degrade the quality of the environmental. The project was analyzed in the EIR certified for the Carlsbad Ranch Specific Plan. Overriding considerations were adopted for air quality and solid waste impacts of the entire Carlsbad Ranch project. Project specific mitigation measures are included for these two items as required by the EIR. 34. The project is within the scope of the original project description analyzed by the Program EIR. The long term impacts identified for the project were the impacts of air quality and solid waste for which overriding considerations were adopted by t~e City Council. · 35. The impacts of the overall Carlsbad Ranch project to air quality and solid waste were found to be cumulatively significant. Mitigation measures are being applied to the site development plan for these two impacts. In addition, a statement of overriding considerations was adopted for each when the Program EIR was certified. 36. The site development plan as a single project will create no environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly. -10- • Al"IALYSIS OF VIABLE ALTERNATIVES TO THE PROPOSED PROTECT SUCH AS: a) Phased development of the project, b) alternate site designs, c) alternate scale of development, d) alternate uses for the site, e) development at some future time rather than now, D alternate sites for the proposed project, and g) no project alternative.· a) The project is proposed to be developed in phases as indicated on the site development plan exhibits. b) Alternate site designs are not environmentally superior as the proposed design complies with all city requirements. c) The scale of development proposed complies with the requirements of the Carlsbad Ranch Specific Plan. Proposed building coverage is only 18 percent of the total site area and the project complies with the building height requirements. d) The specific plan provides for professional office and research and development uses for the site in addition to educational institutions including all related facilities required for the institution. Permitted alternate uses have no environmental benefits over the proposed use. e) Development at some future time rather than now has no environmental advantages and the proposal is consistent with existing land use plans. f) There are alternate sites for the project; however, they have no environmental advantages and the proposal is consistent with existing land use plans. g) The no project alternative would not be environmentally superior as the project site contains no significant environmental resources which require preservation on-site. -11- • -DETERMINATION (To B~ Completed By The Planning Department) On the basis of this initial evaluation: I find.the proposed project COULD NOT have a significant effect on the environment, and a NEGATNE DECLARATION will be prepared. JL I find that the proposed project COULD NOT have a significanf effect on the environment, because the environmental effects of the proposed project have already been considered in. conjunction with previously certified environmental documents and no additional environmental review is required·. Therefore, a Notice of Determination has been prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation. measures described on an attached sheet have been added to the project. A Conditional Negative Declaration will be proposed. I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. . Signature Date' -1M.i,~o~I ~ Planning Director LIST IylITIGATING MEASURES (IF APPLICABLE) ATTACH MITIGATION MONITORING PROGRAM (IF APPLICABLE) -12- ~ 0 0: z 0 z ~ --p-LOT OIMENSIONS G E M 0 L 0 G C A T L E s C H T E N I p L ~ . . . 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