Loading...
HomeMy WebLinkAbout2001-08-15; Planning Commission; ; GPA 01-07|ZC 01-06|CT 99-06|HDP 99-03|PIP 01-03 - PALOMAR FORUMTl City of Carlsbad Planning Departmlt A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: August 15, 2001 Item No.@· Application complete date: Project Planner: Anne Hysong Project Engineer: Clyde Wickham SUBJECT: GPA 01-07/ZC 01-06/CT 99-06/HDP 99-03/PIP 01-03-PALOMAR FORUM -Request for a recommendation of approval for a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Addendum, General Plan Amendment, and Zone Change and approval of a Tentative Tract Map, Hillside Development Permit and Planned Industrial Permit to allow the subdivision of a 70.6 acre parcel located north of Palomar Airport Road between future Melrose Drive and the City's eastern boundary into 10 industrial lots and 2 open space lots on property located in the P-M Zone in Local Facilities Management Zone 18. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 5031, 5032, and 5033 RECOMMENDING APPROVAL of a Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program and Addendum, GPA 01-07, and ZC 01-07 and ADOPT Planning Commission Resolutions No. 5034, 5035, and 5036 APPROVING CT 99-06, HDP 99-03, and PIP 01-03 based on the findings and subject to the conditions contained therein. II. INTRODUCTION In conjunction with a request for Planning Commission approval a tentative tract map, hillside development permit, and planned industrial permit required to subdivide and grade the 70.6 acre prope1iy into 10 industrial lots and 2 open space lots, the applicant is requesting a recommendation of approval for a General Plan Amendment and Zone Change to redesignate the proposed project open space from Planned Industrial (PI) to the Open Space (OS) and rezone from Planned. Industrial (P-M) to the Open Space (O-S) zone. Subsequent Planned Industrial Permits for the development of each lot created by the subdivision will be required prior to construction. As designed and conditioned, the project is in conformance with the General Plan, Subdivision Ordinance (Title 20), Hillside Development Regulations and Planned Industrial Permit zoning ordinances. The project complies with all applicable City standards, all project issues have been resolved, and all necessary findings can be made for the requested approvals. III. PROJECT DESCRIPTION AND BACKGROUND The project proposes to subdivide and grade the 70.6 acre property into 10 industrial lots and 2 open space lots. This action necessitates two legislative actions: a General Plan amendment and a zone change. The property is currently designated by the General Plan for Planned Industrial (PI) land use and zoned Planned Industrial (P-M). The proposed General Plan Amendment redesignates the 1.7 acres of the property proposed to be dedicated as permanent open space within a wildlife habitat corridor to from Planned Industrial (PI) to Open Space (OS). To ensure GPA 01-07/ZC 01-06/CT ,06/HDP 99-03/PIP 01-03-PALOM~ORUM August 15, 2001 Pa e2 zoning consistency with the proposed General Plan land use designations, the portion of the property redesignated as OS would be rezoned to the O-S zone. The property is located north of Palomar Airport Road in the City's northeast quadrant. The property is surrounded by Carlsbad Raceway to the north, vacant industrial property and a small commercial development in the City of Vista to the east, Palomar Airport Road and residential development to the south, and the existing Carlsbad Oaks East industrial park to the west. The property is characterized by gentle hillside terrain which descends northward from the highest areas along Palomar Airport Road down to the Carlsbad Raceway property. The central portion of the property contains several small naturally vegetated ravines. Natural slope gradients most commonly approach 10% and transition to as steep as 25% above these ravines. The majority of the site is disturbed by past agricultural use, however, Diegan coastal sage scrub, non-native grassland, and southern mixed chaparral also occupy the site. Site drainage sheet flows northward over the slopes and into a north draining canyon. A SDG&E powerline easement bisects the eastern end of the property. The proposed industrial lots range in size from 2.1 acre to 7. 7 acres. Future development of the industrial lots will require Planning Director approval of a Planned Industrial Permit. The project includes a 50-foot (minimum) landscape buffer along Melrose Drive and 35-foot landscape setbacks along the projects internal streets. The property is a hardline area in the City's draft HMP, which identifies it as a part of a linkage (Linkage Area D) that connects core areas to the north and south of the property. Consistent with the HMP, a proposed 400'+ wide north-south habitat corridor that incorporates the existing SDG&E easement bisects the eastern half of the property (see Sheet 9). The habitat corridor continues through the Carlsbad Raceway property to the north. and connects to an east-west habitat corridor that extends along the northern portion of the property. In conjunction with the proposed industrial project to the north, additional open space consisting of a common passive park area with a waterfall and creek feature, outdoor eating amenities, and an 8' wide segment of the Citywide trail system, will be preserved along the west side of Melrose Drive from Palomar Airport Road to approximately 600 feet north of the intersection (see Sheet 3). The subdivision is conditioned to require frontage improvements to Palomar Airport Road and to construct Melrose Drive between Palomar Airport Road and its existing southerly terminus in the City of Vista as well as internal streets to City standards. The project will receive primary access from the intersection of Paseo Valindo and Palomar Airport Road. The industrial lots will receive access from internal cul-de-sac streets ("B" and "C") that run parallel to Palomar Airport Road and intersect Paseo Valindo. Secondary access to the project is provided via the off-site extension of Poinsettia A venue which will run parallel to Palomar Airport Road between Melrose Drive and Business Park Drive in the proposed Carlsbad Raceway Business Park project to the north. The subdivision and grading design is dictated by the long, narrow configuration of the property and the proposed access. Grading quantities for the project exceed the Hillside Ordinance "acceptable" range due to the grade alteration for the short segment of Melrose Drive, which requires large quantities of cut and fill to achieve the required grades at the existing points of connection. Aside from Melrose Drive, achievement of 1 acre minimum industrial lots with large flat building pads requires considerable alteration of the previous sloping terrain, i.e., large GP A o 1-011zc o 1-06/CT f 06/HDP 99-03/PIP o 1-03 -P ALOM,FORUM August 15, 2001 Pae 3 quantities of cut along the southern boundary adjacent to Palomar Airport Road and fill along the northern boundary to create lots that are accessible from both sides of Streets "B" and "C". The project is located within the boundaries of the McClellan-Palomar Airport Influence Area and therefore subject to the McClellan-Palomar Airport Comprehensive Land Use Plan (CLUP). The proposed project is subject to the following plans, ordinances, standards, and policies: A. Carlsbad General Plan 1. General Plan Amendment 2. General Plan Consistency B. Carlsbad Municipal Code, Title 21 (Zoning Ordinance) including: 1. Planned Industrial (P-M) Zone (Municipal Code Chapter 21.34); 2. Open Space (OS) Zone (Municipal Code Chapter 21.33); 3. Hillside Development (Municipal Code Chapter 21.95) C. Carlsbad Municipal Code, Title 20 (Subdivision Ordinance) D. McClellan-Palomar Airport Land Use Plan (CLUP) E. Growth Management Ordinance/Zone 18 Local Facilities Management Plan IV. ANALYSIS The recommendation of approval for this project was developed by analyzing the project's consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these regulation/policies utilizing both text and tables. Al. General Plan Amendment The project site is currently designated by the General Plan for Planned Industrial (Pl) land use and zoned Planned Industrial (P-M). The project includes a General Plan Amendment to redesignate the proposed project open space PI to Open Space (OS). To ensure zoning consistency with the proposed General Plan land use designations, the portion of the property redesignated as OS would be rezoned to the O-S zone. This action is consistent with the General Plan Open Space element and in accordance with the intent and purpose of the open space zone to designate as open space high priority resource areas at the time of development. A2. General Plan Consistency The proposed project is consistent with the policies and programs of the General Plan. The following table indicates how the project complies with the elements of the General Plan: GPA 01-011zc 01-06/CT lo6/HDP 99-03/PIP 01-03 -P ALOM,FORUM August 15, 2001 Pa e4 GP ELEMENT Land Use -PI, OS Circulation Open Space Noise Parks Public Safety COMPLIANCE Planned Industrial business park subdivision that is: • designed and landscaped within perimeter setbacks and manufactured slopes and properly functioning internal roads and adequately spaced driveways • compatible with surrounding industrial and open space uses • creates industrial lots that are large and level enough to accommodate industrial development including parking, loading, storage, and operational needs • conditioned to screen all storage, loading, mechanical equipment and meet all required performance standards for noise, odor and emissions. Construct the following roadway and intersection improvements in accordance with City standards: • Palomar Airport Road will be widened from the City of Vista boundary west to existing improvements west of Melrose Drive. • Melrose Drive will be constructed from Palomar Airport Road to the existing terminus in the City of Vista. • Financial guarantee of Faraday Ave. to extend the broadway from the existing terminus near Melrose Drive in Vista to the existing terminus near Orion Way in Carlsbad. • Onsite, Street "A" Street will connect to off-site Poinsettia A venue, which will be constructed to provide another network link and secondary access to Melrose Drive Drive. The project will result in the preservation of a 1.7 acre habitat corridor as open space consistent with the City's draft HMP and rezone the open space to the Open Space (O-S) zone. provide a citywide trail segment, and provide a . 7 acre mini park. Standards for noise generation and interior noise standards for future development will be required in compliance with the City's Noise standard and P-M zone performance standards. Payment of park-in-lieu fee • Mitigation measures are required to significantly reduce the risk of exposure to hazardous substances during construction and from future industrial development • Streets, sidewalks, street lights, and fire hydrants will be constructed per City standards GPA 01-011zc 01-06/CT lo6/HDP 99-03/PIP 01-03-PALOM,FORUM August 15, 2001 Pae 5 Bl. Planned Industrial Zone In accordance with the Planned Industrial (P-M) ordinance regulations, a Planned Industrial Permit (PIP) is required for all industrial subdivisions. The majority of standards apply to the actual development of the industrial lots. Subsequent approval of a PIP will be required for each industrial lot prior to development. The proposed industrial subdivision is subject to standards for lot size, landscaped setbacks, mini park provisions, and subdivision design criteria. Compliance with the applicable standards is indicated in the following table: PLANNED INDUSTRIAL ORDINANCE STANDARD REQUIRED PROVIDED Prime Arterial Setback 50 Feet Entirely Landscaped 50 Feet Entirely Landscaped Local Street Setback 35 Feet Average 35 Feet Average Interior Side Yard Setback 10 Feet 10 Feet Rear Yard Setback 20 Feet 20 Feet Minimum Lot Area 1 Acre 2.1 -7.7 Acres Outdoor Eating Area Mini-Park in lieu of outdoor Mini Park satisfies outdoor eating area within 1,000 feet eating requirement for Lots 1, 2, 10 Internal Street System Safe, efficient, functional Two points of access to ensure accessibility; Paseo Valindo (Street "A") connection between Palomar Airport Road and Poinsettia A venue to ensure timely emergency response. -• -GP A O 1-07 /ZC O 1-06/CT 99-06/HDP 99-03/PIP O 1-03 -PAL OMAR FORUM August 15, 2001 Pae 6 Equipment Screening Architecturally integrated Architecture Architecturally integrated B2. Open Space Zone For future buildings: • Prohibit placement of mechanical equipment on roofs unless project incorporates architectural treatment consisting of parapets that are of sufficient height and design to screen future mechanical roof equipment from adjacent scenic corridor and circulation arterial roadways. • Prohibit installation of roof screens other than building parapets that are integrated into the architectural design of buildings; Prohibit loading bays that are visible from Palomar Airport Road or Melrose Drive. Require enhanced archi- tectural treatment of all future building elevations that are visible from Palomar Airport Road or Melrose Drive. A habitat corridor within the proposed subdivision (Lot 11) will be dedicated as permanent open space in accordance with the City's Draft Habitat Management Plan. The property will be redesignated as General Plan open space and reclassified as an Open Space (O-S) zone. This action is consistent with the General Plan Open Space element and in accordance with the intent and purpose of the O-S zone to designate high priority resource areas as open space at the time of development. The project is conditioned to preclude any use of the open space beyond the utility easements and permanent drainage basins identified on the tentative map. B3. Hillside Development Regulations A Hillside Development Permit is required because the property contains slopes of 15 percent and greater with elevation differentials greater than 15 feet. Hillside regulations are intended to ensure that hillside landforms are developed in a sensitive manner and that the majority of visible manufactured slopes are undulated and do not exceed 40' in height. The project consists of a grading design to create a landform that is consistent, with some modification, to the City's Hillside Development Regulations. The project's grading volume of 10,860 cubic yards/acre GPA 01-011zc 01-06/CT lo6/HDP 99-03/PIP 01-03-PALO~FORUM August 15, 2001 Pae 7 exceeds the acceptable range, i.e., it exceeds 10,000 cubic yards/acre. The project includes slopes that exceed 40' in height along the off-site extension ofMelrose Drive. Section 21.95.130 of the Hillside Development Ordinance excludes circulation arterial roads from hillside development standards. Although the Hillside Development Ordinance excludes industrial subdivisions from grading volume limitations and slope height restrictions, justification for exceeding the acceptable grading volume is still required. The following table indicates compliance with Hillside Development Regulations: HILLSIDE DEVELOPMENT ORDINANCE -SECTION 21.95.120 STANDARD PROPOSED PLAN COMPLIANCE Undevelopable Slopes: 2.1 acres of slopes greater than 40% Yes Natural Slopes of Over 40% exist on the property; however, 1.8 Gradient with elevation acres are previously graded and the differential > 15 ', a minimum remammg slopes with an elevation area of 10,000 square feet and differential of fifteen feet or more comprising a prominent comprise less than ten thousand square landform feature. feet and do not comprise a prominent landform feature. Grading Volumes> 10,000 cu 10,860 cu yds/acre including Yes yds/acre allowed if the project Circulation Element Roadway (Melrose qualifies as an exclusion or Drive). See the discussion below. modification per Sections 21.95.130 and 21.95.140* Maximum Manufactured 40' Maximum manufactured slope Yes Slope Height: 40 feet* height except as required for the off- site extension of Melrose Drive Contour Grading: Contour grading is proposed where Yes Required for manufactured applicable adjacent to and visible from slopes greater than 20' Ill Melrose Drive. height and 200' in length and visible from a Circulation element road, collector street or useable public open space Slope Edge Building setback: NA -Buildings are not proposed at this NA 0. 7 foot horizontal to 1 foot time. Slope edge building setback will vertical imaginary diagonal be analyzed with future Planned plane measured from edge of Industrial Pennit applications for slope to strncture buildings. Landscape manufactured All manufactured slopes are landscaped Yes slopes consistent with the in accordance with the City's City's Landscape Manual Landscape Manual. * Exclusions are permitted for grading volumes, slope heights and graded areas which are directly associated with circulation element roadways or collector streets, provided that the proposed alignment(s) are environmentally preferred and comply with all other City standards. Modifications are permitted for projects that will result in significantly more open space or undisturbed area than would a strict adherence to the Hillside Ordinance development and design regulations. GPA 01-011zc 01-06/CT lo6/HDP 99-03/PIP 01-03 -PALOM,FORUM August 15, 2001 Pae 8 Justification for the grading volume above the acceptable range is based on existing sloping terrain, the industrial subdivision design, and the construction of Melrose Drive. The area proposed for development, which is relatively flat at the western end beyond the Melrose Drive alignment, descends from south to north from Palomar Airport road approximately 90 feet near the center of the property and 30 to 50 feet near the eastern end. North-south access roads (Streets "B" and "C") will provide access to large industrial lots. The elevations of industrial lots that are accessible from Streets "B" and "C" are set by these road elevations. The grading scheme necessary to create large flat industrial pads requires cut to lower the lots on the south side of Streets "B" and "C" to the road elevation and comparable fill to raise pads on the north side of Streets "B" and "C". These site conditions and development parameters resulted in greater grading volumes and a minimal number of slopes exceeding 40' in height. C. Subdivision Ordinance The proposed tentative map complies with all requirements of the City' Subdivision Ordinance. All infrastructure improvements including frontage and project related roadways and construction of drainage and sewer facilities will be installed concurrent with development. The proposed project would subdivide the project site into 10 industrial lots and 2 open space lots ranging in size from 2.1 to 7. 7 acres. The project grading to create building pads, private driveways and the connection of Melrose Drive to Palomar Airport Road will consist of 668,000 cubic yards of cut and fill to be balanced onsite. The proposed project includes the construction of a new sewer line, which will be directed through Melrose Drive to connect to the South Agua Hedionda Interceptor Sewer system. A temporary agreement may be provided to allow this project to sewer into the City of Vista's Raceway Sewer Lift station and outfall. Water service is provided by an existing 36" water line on Palomar Airport Road. Eleven temporary NPDES and desilt basins will be constructed at various locations throughout the project. The project will receive primary access from the signalized intersection of Paseo Valindo and Palomar Airport Road. The industrial lots will front on internal cul-de-sac streets ("B" and "C") that run parallel to Palomar Airport Road and intersect Paseo Valindo. Secondary access to the project is provided via an off-site access road (Street "B") that will connect to Melrose Drive. The project is conditioned to construct Melrose Drive from Palomar Airport Road to its existing terminus in the City of Vista, including curb and gutter, sidewalk, and street lights, construct frontage improvements to Palomar Airport Road. install public interior Streets "A", "B", and "C" improvements for 72 foot width right-of-way including curbs, gutters, sidewalks, street lights, and fire hydrants, and off-site Street "B", dedicated to a width of 71 feet and improved to provide a 30 foot paved width for secondary access. The proposed street system is adequate to handle the project's pedestrian and vehicular traffic. Emergency access can be accommodated at ingress and egress points provided from Palomar Airport Road and Melrose Drive. The project is also required, as a condition of the Zone 18 Local Facilities Management Plan, to participate in the financing and the construction of Faraday Avenue from Melrose Drive to Orion Way. GPA 01-07/ZC 01-06/CT ,06/HDP 99-03/PIP 01-03 -PALOM,FORUM August 15, 2001 Pae 9 D. Growth Management The project is subject to the Zone 18 LFMP special conditions including improvements to Palomar Airport Road, the construction of Melrose Drive, a financial guarantee for the construction of Faraday Avenue, and conditions for allowing a temporary sewer connection to the City of Vista Raceway Pump Station and outfall. The zone will be in compliance with the required performance standards by satisfying the general and special conditions listed in the zone plan. The facilities impacts of the project are summarized below: Zone 18 LFMP Summary STANDARD IMPACTS COMPLIANCE W/STANDARDS City Administration Not Applicable Yes Library Not Applicable Yes Waste Water Treatment 350 EDU Yes Parks Not Applicable Yes Drainage 235 CFS Yes Circulation 5,226 ADT Yes Fire Station #5 Yes Open Space 2.4 Acres Yes Schools Not Applicable Yes Sewer Collection System 350 EDU Yes Water 116,800 GPD Yes V. ENVIRONMENTAL REVIEW Staff has conducted an environmental impact assessment to determine if the project could have a potentially significant effect on the environment pursuant to CEQA guidelines and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code. The General Plan land use designation would remain the same except the proposed open space easement is redesignated and rezoned as open space. The project falls within the scope of the City's MEIR for the City of Carlsbad General Plan update (EIR 93-01) certified in September, 1994, in which a Statement of Overriding Considerations was adopted for cumulative impacts to air quality and traffic. MEIR's may not be used to review projects if it was certified more than five years prior to the filing of an application for a later project except under certain circumstances. The City is currently reviewing the 1994 MEIR to determine whether it is still adequate to review subsequent projects. Although the MEIR was certified more than five years ago, the City's preliminary review of its adequacy finds that no substantial changes have occurred with respect to the circumstances under which the MEIR was certified. The only potential changed circumstance, the intersection failure at Palomar Airport Rd. and El Camino Real, has been mitigated to below a level of significance. Additionally, there is no new available information, which was not known and could not have been known at the time the MEIR was certified. Therefore, the MEIR remains adequate to review later projects. All feasible mitigation measures GPA 01-011zc 01-06/CT lo6/HDP 99-03/PIP 01-03 -PALOMJFORUM August 15, 2001 Pa e 10 identified by the MEIR which are appropriate to this project have been incorporated into the project. Potentially significant environmental impacts were identified for water quality, circulation, risk of exposure to hazardous materials, biological resources, and aesthetics. Mitigation measures required to reduce those impacts include compliance with the project's summary NPDES study, construction of Melrose Drive, improvements to Palomar Airport Road, financial guarantee for the construction of Faraday Avenue, restrictions on grading operations to avoid exposure to pesticide impacted soils and the future industrial use of hazardous materials, preservation and revegetation of an HMP wildlife habitat corridor, creation of riparian habitat, acquisition of coastal sage scrub habitat, and design restrictions to avoid visual impacts to scenic corridors resulting from future rooftop mechanical equipment, loading bays, and poorly designed architecture. In consideration of the foregoing, the Planning Director issued a Mitigated Negative Declaration on July 15, 2001. An addendum to the Mitigated Negative Declaration has been prepare to clarify the conditions under which mitigation measure number 1 must be satisfied and to renumber mitigation measures. ATTACHMENTS: 1. Planning Commission Resolution No. 5031 (Mitigated Neg. Dec.) 2. Planning Commission Resolution No. 5032 (GPA) 3. Planning Commission Resolution No. 5033 (ZC) 4. Planning Commission Resolution No. 5034 (CT) 5. Planning Commission Resolution No. 5035 (HDP) 6. Planning Commission Resolution No. 5036 (PIP) 7. Location Map 8. Disclosure Form 9. Background Data Sheet 10. Local Facilities Impact Form 11. Reduced Exhibits 12. Full Size Exhibits "A" -"CC", dated August 15, 2001 AH:cs:mh SITE PALOMAR FORUM GPA 01-07/ZC 01-0·5 BACKGROUND DATA SHEET CASE NAME: GPA 01-07, ZC 01-06, CT 99-06, HDP 99-03, PIP 01-03 APPLICANT: Palomar Forum Associates. LP. REQUEST AND LOCATION: 12 lot industrial subdivision located north of Palomar Airport Road between future Melrose Drive and Business Park Drive. LEGAL DESCRIPTION: Portions of Sections 13 and 18, Township 12 South, Range 4 West, San Bernardino Meridian. and all that portion of Section 18, Township 12 South, Range 3 West, San Bernardino Meridian, in the City of Carlsbad, County of San Diego, State of California, according to the plat thereof. APN: 221-010-17 and 221-012-10 Acres: 70.6 Proposed No. of Lots/Units: =12=-------- GENERAL PLAN AND ZONING Land Use Designation: =--PI=-------------------------- Density Allowed: Not Applicable Density Proposed: N~o~t A~pp,.__l_ic_a=b~le~------ Existing Zone: P-M Proposed Zone: =--P--=-M=-=an=d-=O"--=S _______ _ Surrounding Zoning, General Plan and Land Use: Zoning General Plan Site P-M PI North P-M PI/O South P-C East CITY OF VISTA CITY OF VISTA West P-M PI PUBLIC FACILITIES Current Land Use VACANT CARLSBAD RACEWAY RESIDENTIAL COMMERCIAL CARLSBAD OAKS EAST BUSINESS PARK School District: San Marcos Unified Water District: CMWD Sewer District: CARLSBAD Equivalent Dwelling Units (Sewer Capacity): ~35~0~--------------- ENVIRONMENTAL IMPACT ASSESSMENT ~ Mitigated Negative Declaration, issued ~Ju=ly~l=S,~2~0~0~1 ___________ _ D Certified Environmental Impact Report, dated ______________ _ D Other, ___________________________ _ 93 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: GPA 01-07, ZC 01-06, CT 99-06. HDP 99-03. PIP 01-03 LOCAL FACILITY MANAGEMENT ZONE:~ GENERAL PLAN: ~Plcc._ _____ _ ZONING: P-M -~------------------------- DEVELOPER'S NAME: PALOMAR FORUM ASSOCIATES, LP ADDRESS: HOFMAN PLANNING. CARLSBAD. CA. 92008 PHONE NO.: (760) 438-1465 ASSESSOR'S PARCEL NO.: 221-010-17 and 221-012-10 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): ..:....70~.6:::....:A=-=-C=RE=S=------- ESTIMATED COMPLETION DATE: -=UNKN.=...:.=::....:...=O-'-WN'--"--'-____________ _ A. City Administrative Facilities: Demand in Square Footage= NIA B. Library: Demand in Square Footage= NIA C. Wastewater Treatment Capacity (Calculate with J. Sewer) 277 EDU D. Park: Demand in Acreage = NIA E. Drainage: Demand in CFS = 235 Identify Drainage Basin = B (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = 5 226 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 5 H. Open Space: Acreage Provided = 2.2 I. Schools: NIA (Demands to be determined by staff) J. Sewer: Demands in EDU 350 Identify Sub Basin = B (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 116,800 r ~ IC !- J C : : . ~ I "i ~ ~ ~ :'. : ! E,. ; ~ t.. i ~ ~ .._ ~ ~ .. . . ti ~~ ~ &: : ~ ~ ~ ~ E- . . : : : ~ ~~ ~ ~ ~ t t t 1t • II 8 ; II i Ii t t 11 I e I .. • • 11 1 1 ° 1 1 : : ! ; Ii t t Ii uc i & ii fl L s I! II II I I! l . : : ; : ; 1l1 1 l i 1li 1i) i .I Un i li h U! i d l uu n 11 1 1 1 1 1 1 n " l• I ' ., , . :M r ,! i ; ·1 ' ; 1 !~ i @ !h ~ I Di t r! i ,f i l i i: ,1 t .. IB i l ... . ,. I,; ; : ·- , b, ' 1 ~ l! I ! .. 1• • 1 1 ~ I £l b • t: i i: H n, r , 11 1 . ~ 11 1~ •i i i ! ... . ~a ~ "I ~ ' Et h ' ~ i lh i! l i ' ~ ~ I ~ ; I t § i I I I: I I I I ! t ; • tt 2 i • I th I t j· ! I ·· I I! I I r r I, ~' I I ii ~ ! I ti . I i r JI i 11 lh I I i ij • !: : : I i i :! Ii Si ! $ 0 ~ 0 5' r I:: ! (0 t: i <r ~ 0) .. . 0) ~E . . : ~ 1.5 "' t; ~ ½ .. ll !! i ll t " ; ,- i i ! Iii ~ t :: .I t .. . r ~ Ill l Ill I ,• "I I ¼_ j E~ _+ l; r i i I ~I l l Il l ti ! 11 ft l ~ .. . . . . . . . . . . -- - , ' k · - I I t= - t - H + t t + i + t t - t + + , t : : t + t - H ! e • ~~ ~ ~ . . . . . , _ . _ - ~ ~ Ill Il l II • RI e ~: : I LL . . . J 7 ;! ~ ~I 1tl ~a ~ ~~ ~ -~ ~ ! i~ . i\ .I i • !n t • I I Js ' m f I J} n I! I I ' l • I :: i i ii ~ I ei ~f .. 11 1 1~ ~ 1: ~' r: -~ 1! u! ! I .u • • • • • •• • I I I~ I If t " .. :: ~ li I d 11 1 Ii ~ ~ ~ hl • u! !! !p w u, C * •• f • f ~ u u, B IH .. .. . 11 I iil II II ~ ~. ! I! ~ I n • •• ! I :d Ul i ~ I I •I · l,j ;p ~ ; h Ui 'I pl ' .. !! i I • I .. I I• • 0 .. . . u ,h •1 e ; re ; : : : : Ii] ~ Ii 11 1 1 a ~ r L ~ cc t: : : ~ ~ Ji 0) ~ E- . ; ~~ "" I -- s ~ ~ ~ i~ i i 7 -- ' --~ - : - _ - _ - _ - - : ~ . : : _ - . ___ _ .. , . - - -- - • - -- - - -- -- - ' ~ cl - - - - ~ ·· > < · : - : ~ ~ i ~ ~ ~ ~ -- -- -. - - .- - - - • - -- - - -- · .. _, . , · __ _ • • ( 9N / 1 S l x . J } -~ - ', , t! O p S O N 7 3 ! f _ _ i /. ~- ~ , L .. -= -~ ~ ~ - _· .. ,. f· - ~= ~ - - -- i ·~ _: ~ ~ - ~ - ' . I "= = ' .: ~ - - : : - ~ - ~ :H \ ,1 ~ ' -= - ~ ~ ~ =- _ 1J \ ' . ' , . · • a 1 ! 9 r L ~ IC ~~ ~ 0. 0: . ~ ~ ... _ I;. . ) (: , ,., . t:: ; ~ ~l , l\ ' I , 't ~ , •; , ' i ~ I /,: I , I I ' ' : /J . I: . , •• ', ' .-' ' I . ' • '~ ,, W I • I i , I • I I , 7 r ~ ~ t: : 1 1 ' ~ Qi Qi ~ E,. , ; ... _ <- . i <:: , }i ") ... . . <~ o ~ ~ - .. . -· - - - · -· ~ ., - - · __ _ ._ _ ~ --- - - ~ ;;: ~ ~ - ; : = - • .. -- · - r - · = c - = ; ; ; ~ r l / l i i ~ ,¼ " ' --- · ~ _, . -: ~ _ ~ : ~ L ·o N JE H S :J : J S ,, ·, ·, : '" ' ... . ~' ,', ' . :, , I ,, • .,, , , , . 1 ,I 'I ,, I : I r ... '° ~ ~ ~ ~ lri ..., "-· C>2001 O'Ooy Consultant~ Inc, Sf£ SHffT No. 5 IJ SHffTS 99-06 SH[ET 6 or C.T. •;:;:~?•' ... , /·---~/----•'--/'!'i__.s,-_·' ·-;~ ___ ·:~; ·. _-~ 7(:-;:Y::'-;(-1,&";',aT.~M1J//~7 •··./. "/ ~ • • 1 --=A~=-~~~~--s~-=----'-_,__ ~-- -~-::~~0- \----~----- ,:1,--'' I Sf£ SHffT No. 7 ,,--r Dll:1°•'111 BENCHMARK: ~ SIIWJI. lffl!l'T SUM'Y ltOUtDfF UIDl1lllt ......, ro ,re, so,,m, 0, MCNAIi Mll110lf1 IIOIO (If ~IIE o, ,. __ .... ,_. /Jt/OIIIFNm,tm' c,,,w:c o,Ml'WJI. OI,_ ,,_,.., •*'• QNffllll ff1,2jAIIJ,(. .... '! ---- -~~ :::'.o/..,_ ~ ~ ..__ l:,j ~ ~ ½ PALOMAR FORUM t~• ----=-=~ --= --..., .... -~ .. at9QNtD ..... ~ 0,,11:, ..IJlll!!Lllll_ ~ ... _J.&..,_ tc,,I.(: ~ MIUICI IIIDll....LIL.,_ JM oe ~ ....,.,_ -:£'.~-: . ------------..... .,. 7 _J r -- } 8 "O N il : J H S .3 : J S • . \ "I ·. . \ . -- \ .:- . : · · : ._ · - . ___ _ _ ·_ ~ - : < · - - ·- - ~ ·· - .. :< _ - - - _ _ _ - 9 "O N £J 3 H S .1 : J S L ~ "O N 13 : J H S 3: J S .- ' (: ) , ~' " ' ~ !l : : • I , _ \ ) l: ! ti ; <t i , ~ :'. ' i i ,. i . "- • "- ;, ~ •· . .,_ . i~ ~ ~• ~ I : ~ ~ I I ~ J~ ~ I) I I ~ ii i i\ ' I.. : _ I ~ I ~ z! f f f •I C) ii ... . . ~ ii 1• 1 , , 1 ii + •• d : 1 I! I I ' l • I :: i i Ii ~ i ~g ~, ,, ; ,~ ~ 1: ~! l' i i ' ' ' ' i \ ;_ - , ~. ' I· , . . , , ' i \ I' I . • . ii ~- 1 I OJ r ~ (C !, . , I : > ~ I \r j 8; ~ E- , ; ~ i:. . . i "' ... . ~ ~ L (i ,' .. l ' ~ n _\ ' ; '· • ' ~ 'I 'I I.' 'i ' I ~· <. , q o } 6 ·0 1 - 1 JJ 3 H S ES ' ' 9 ·0 1 - 1 JJ 3 H S 33 S \ L ·0 1 - 1 JJ 3 H S 3: J S I I I I •I ti ii 11 .I r ~ IC ~~ ~ 0: . 0: . ~ r,. ; ~ t.. S ... . ... . ~ ~ L <. - q o }; . J 'i ; ~ ~. ___ _ _ _ .. , _ ,- . __ ' ·7 ' · •rl . - : , •. ; . ;; -- · ; · ; '~ ' / .- ' -'i ; r ,,, . , , i ', '~ . i ' '' , ; / ! , • ! : , I / .. . , r, -. 1. i - , - - : - - .; : ! . ' _, , - · ', . / · _,, - · _,, - · / ' / -,, , . , , '. .\ ·~ m ~ ~ ,\ \ ~ ~ ~ -:- 'i ' ~ ~" ' - ·1 1 1 -~ ~' ; i •ti : i ~ i • !l i 1. _; I t '} t, ~' 1i ' ~I ' I• . ' ii I! '' 1,, '. ' ' 11 ~ , ~J ' o.! ; ' " ' ~ 7 } · .. \ \ :« ' '! - l . ! . \ ' ' ~ ... . . ,, - - _: '-, \. ' - , . : · I~ • • ! _:' ,, ~ ·· · \ \ 1J I I • ,. g ~ ·I ' I~ I i\ f I I •I if fl 1, m , 11 ,J m I! I I f i g I :: I i Ii ~ ~~ ;, .. i 11 : 1- ~ 1: ~: 11: r L -e , . . ; ~ !:. . . i ~ '-~ ~ ~ <::, <:: , "' <:: , "' ,I \ \ ' a \ ff l \ • ,, ij a ffl • I --- -· a• .. a- ~ ~ • = a• ai ; ~ ,, .. . . ,, _, - ll ~ ' .! ' ~ :, ~ ii ., .-·I la ,t .. ~ :; ;~ ~ ·! 1 .. 9 ~h ~~ , l~ ~ ~ I i\ ,~ t ~n z! . J f 11ml zl Ui I I '• I • I :: i ! ~! t .. ! ,, ; ii - 1 I: ~! 1! : i i ] ] l '- - - - ' - - - - - - - - ' - - - - . . l _ _ _ _ _! _ _ __ L __ _ _ _ _ _ _ _ ~! /O I i - · I I I I I I ~I II ;( • I , It H r .. . I L I I f I I ,I 'I h ~l ! I ll r L _, _ , , . . , 411 1 Q O o o .. . . . i • I 1: -. , m i: e I I I I I ,I 'I ,, ,, . ~~ 00 ,, S! ,/ ... n ... . . . e Ii I I I I Ii ,, JI ® ,, . . . -e - )~ ~ ~ •I 0 fi I I I I e ... - - - 1 I I JO r 7 ~ ~ ~ 1:: : : , I ~ ~ ~ ~ E-- : ~ t.. 5 ~ i ... . ~ ~ ~ ~ -- - 0 , t , t , , 1 . . . , , .. . . . . . . }l i~ . ~ • ·i iJ v l &h ~ ~~ ~ '~ . ' ~ i\ I ~ i ~. • • ~ .u • l ~ hu .1 C) -.. J ., ~ ,, P1 · m 1 i1 im h 11 I H 10 7 L