INTRODUCTION
Chapter III provides all of the design standards for development within the Specific Plan area. Detailed guidelines are given for grading, landscape design, the wetlands program and architecture. The Land Use Regulations section serves as the zoning standards and describes environmental mitigation measures for each of the four planning areas. The Special Conditions section describes the conditions of approval for each of the planning areas.
All design aspects of the Home Depot Specific Plan shall be
guided by six design objectives. They are:
1.
Adopt
the design of the Specific Plan to the site in order to minimize disturbance
to key environmental features.
2.
Integrate
areas of development with open space areas in a manner which provides
a natural transition between the two elements.
3.
Provide
detailed land use regulations which clearly state development requirements
for each planning area.
4.
Create
development which will have lasting high quality.
5.
Preserve
and enhance the wetlands area along Encinitas Creek.
6.
Implement
a comprehensive landscape program to reduce any adverse effects of
grading.
All grading within the Home Depot Specific Plan area will comply
with the City of Encinitas Grading Ordinance, except as permitted
within this Specific Plan (refer to Exhibit III-1, Grading Plan and
Exhibit IV-1, Home Depot Site Plan). These exceptions are required
to minimize wetland impacts and because of unique site topography.
Grading which is in substantial conformance with this approved Specific
Plan and the approved tentative subdivision map shall not require
any future variances or exemptions from the City of Encinitas.
In any area where grading ordinance exceptions are employed,
substantially increased landscape standards and special grading techniques
shall be applied. Slope treatments are further described in Section
C, Landscape Architecture, of this chapter. The intent of the grading
along these slopes will be to replicate the natural contours of the
hillside. The conceptual grading plan for the Home Depot is shown
on Exhibit III-1.
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The following grading techniques should be incorporated for
all manufactured slopes:
1.
All
manufactured slope banks in excess of ten feet in height shall be
constructed at a gradient of 2 to 1 or less except that cut slopes
up to 1.5 to 1 may be allowed upon certification as to soil stability
by a soils engineer.
2.
The
application for any grading permit for the Specific Plan area shall
include assurance to the City Engineer that manufactured slope banks
will be properly landscaped and that the landscape will be maintained
by either the developer or property owners.
3.
Grading
operations shall not result in substantial damage to, or alteration
of, significant permanent natural resource areas, wildlife habitats
or native vegetation areas which are designated by the Specific Plan
to be preserved. The developer shall provide temporary construction
fencing around natural open space areas and sensitive plant areas
during the grading and construction phases of the project.
4.
Artificial
appearing slopes shall be avoided. Where possible manufactured slopes
shall be contoured and landscaped to simulate natural terrain.
5.
Existing
landforms may be recontoured as necessary to provide a smooth and
gradual transition to graded slopes, while preserving the basic character
of the site.
6.
All
manufactured slopes shall be planted in compliance with a slopes planting
plan approved by the Director of Community Development with plant
materials that stabilize the slopes and minimize erosion.
7.
Benching
of manufactured slopes shall be required per the Encinitas Grading
Ordinance or to the satisfaction of the City Engineer.
8.
To
minimize erosion and allow sedimentation control systems to work,
no grading or vegetation removal shall be allowed to occur during
the wet season, October 15 - April 15, without all systems and devices
per an erosion control plan and program, approved by the City Engineer
and Director of Community Development, being in place.
9.
Temporary
erosion-control devices will be installed per an approved erosion
control plan. Such devices shall conform to related Encinitas standards.
10.
Slope drainage structures shall be obscured by creating a variety
of plant masses to soften the manmade appearance.
11.
Landscape screening shall be used to minimize the visual impact of
graded slopes from view of public roads by utilizing plant materials
of varying form, height and densities to soften and vary graded slope
planes.
12.
Any off-site grading shall be reviewed and approved by the City Engineer
as part of the grading review package. A letter of permission from
the affected property owner(s) shall be required prior to issuance
of any grading permit for off-site work.
13.
Grading, excavation and other related forms of earth movement shall be conducted only during the hours and days specified under Section 23.24.320 of the City of Encinitas Grading Ordinance unless specifically exempted by the City Engineer.
14.
Hauling of earth or construction materials over residential streets
in developed areas shall be minimized. A truck hauling route shall
be submitted to the City Engineer for approval prior to commencement
of any grading operation requiring truck hauling on City streets.
1.
Introduction
The character of the Home Depot Specific Plan area includes
the riparian corridor of Encinitas Creek, a zone of restoration between
the creek and the site of the Home Depot, and slopes with well-established
chaparral species. The goal of the Landscape Master Plan for the Home
Depot Specific Plan is to integrate the proposed commercial land uses
into the mesic and dry vegetation zones south of Encinitas Creek,
and to enhance natural areas adjacent to the wetlands area of Encinitas
Creek. The Encinitas Creek flows westward and occupies the northerly
portion of the Specific Plan area. The northern section contains a
vegetation restoration zone between the creek and a proposed commercial
land use area adjacent to Olivenhain Road within Planning Area 4.
South of the creek, the Home Depot site lies at an elevation
of 92 feet, approximately 14 feet above the elevation of the creek
channel. Rising to the south is a terraced slope with an average gradient
of 10 - 25 %. The slopes extend approximately 100 ft. above the level
of the Home Depot site.
Encinitas Creek, due to its location adjacent to El Camino Real
and Olivenhain Road, will form a prominent visual and environmental
resource for the Specific Plan area. From the overall goal of enhancing
and emphasizing the creek and the associated wetland environment,
the landscape plan for the Specific Plan area has evolved into a series
of specific design objectives and distinct directions for landscape
development.
Specific design objectives for the Home Depot Landscape Master
Plan are:
a.
To develop a high-quality landscape character for the project area
that complements, blends and minimizes fragmentation of the two distinct
natural vegetation environments of the plan area: the wetland environment
and the drier upland chaparral environment on the hill slopes;
b.
To preserve the unique botanical and topographic features of the
site;
c.
To retain wildlife habitat corridors and maintain high on-site habitat
diversity;
d.
To preserve and enhance the riparian environment of Encinitas Creek;
e.
To develop a unique landscape character for the commercial and natural
open space precincts through the development of specific landscape
zones and plant palettes;
f.
To conserve water through the utilization of low-water use plant
materials and to provide for the future implementation of reclaimed
water irrigation systems, wherever possible. All areas outside of
the defined wetland corridor are to maximize the use of drought-tolerant
plant materials.
g.
To develop an attractive streetscape frontage along El Camino Real,
recognizing the importance of the visual quality of this road as a
scenic corridor;
h.
To develop complementary signage and lighting programs for the Home
Depot site;
i.
To screen undesirable views of the Home Depot roof and loading area
from adjacent residences at higher elevations; and
j.
To screen portions of the Home Depot parking area from views along
El Camino Real.
2.
The
Landscape Concept Master Plan
The intent of the Landscape Concept Master Plan is to emphasize
the existing character of the landscape. The Home Depot Specific Plan
area presents a unique set of site characteristics for the development
of a landscape theme. The landscape concept has been designed to compliment
existing physical features such as proximity to a riparian corridor,
site conditions which provide a high water table, and sandy chaparral-covered
soils of the southern hillside slopes.
The landscape concept emphasizes the use of a very select palette
of plantings in order to emphasize a strong visual and reflective
link between the creek and a significant portion of the site.
This landscape concept will emphasize and connect vehicular
and pedestrian entries, circulation systems, and the perimeter of
the project area. Landscaping within the parkways, setbacks, and the
Home Depot site will be coordinated to establish a unifying theme
based on the wetland vegetation. The theme for the upland areas will
be based on the drier site conditions prevalent on the hillside slopes.
The design theme is developed through the use of zones of landscape
material, which bridge the transition from wetland vegetation to the
natural open area. The Home Depot Landscape Concept Master Plan is
illustrated by Exhibit III-2.
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Home Depot Commercial Area
The Home Depot Commercial area is designed as a zoned landscape
with plants requiring more water closer to the wetlands, and drier,
soil loving and more drought-tolerant species at the southern edge
of the site.
Plant materials are to be selected from a list of specified
plants (Landscape Zone 3) and planting is to occur in bands of plant
materials parallel to the creek corridor, with native wetland species
located closer to the creek, and a progressively greater mix of non-wetland
species dominating with increasing distance from the creek. All plant
species identified for zones outside of the wetland zone shall exhibit
strong drought-tolerant characteristics.
Upland Open Space Area
Portions of the Upland Open Space area described by Planning
Area 2 will be cleared and graded during the development of the Home
Depot Commercial Area and the easterly widening of El Camino Real.
Prior to grading in these areas the approval of a detailed restoration/planting
program will be required. An intensive planting program shall be established
for the restoration of the chaparral habitat, including the planting
of Coast Scrub Oaks. Where feasible, desirable topsoils will be stockpiled
and redistributed to the slopes after grading operations have been
completed. The planting program shall incorporate a combination of
seed and container stock selected from the Landscape Zone 4 plant
palette described in this chapter.
3.
Landscape
Zones
Six landscape zones have been defined which address the specific
land uses, soil and plant suitability characteristics of each zone.
The six landscape zones are:
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Zone One:
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Wetland Zone
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Zone Two:
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Wetland Restoration Zone
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Zone Three:
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Commercial Area Landscape Transition Zone
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Zone Four:
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Open Space and Conservation Zone
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Zone Five:
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Olivenhain Road Commercial Area Landscape Transition Zone
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Zone Six:
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El Camino Real Streetscape Zone
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The Landscape Zone locations are illustrated on Exhibit
III-3. The landscape character of each zone is described below. In
each zone, plant material selection guidelines are also included which
define the most appropriate species given the expected site and soil
conditions.
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Zone One: Wetland Zone
Encinitas Creek and its associated willow riparian woodland
and marsh bio-environments are the focus for restoration efforts in
this zone. The zone is approximately 12 acres in size and is a protected
zone. The following plant list identifies native species and complementary
plant material to be used in the revegetation and enhancement program.
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Botanical Name
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Common Name
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|---|---|
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Freshwater/Brackish Marsh
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Anemopsis californica
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Yerba Mansa
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Iva hayesiana
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Hayes Iva
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Juncus acutus
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Spiny Rush
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Juncus mexicanus
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Mexican Rush
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Scirpus robustus
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Prairie Bulrush
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Scirpus californicus
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California Bulrush
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Willow Riparian Woodland
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For Wetter Areas:
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Artemisia douglasiana
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Douglas Wormwort
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Elymus condensatus
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Giant Wild Rye
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Populus fremontii
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Fremont Cottonwood
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Pulchea servicea
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Arroweed
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Salix gooddingii
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Black Willow
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Salix hindsiana
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Sandbar Willow
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Salix lasiolepis
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Arroyo Willow
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For Drier Areas:
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Artemisia californica
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California Sagebrush
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Baccharis pilularis ssp. consanguinea
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Coyote Brush
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Baccharis salicifolia
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Mulefat
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Encelia californica
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California Encelia
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Eriogonum fasciculatum
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Flat-top Buckwheat
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Festuca megalura
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Zorro Fescue
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Happlopappus venetus
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Coast Golden Bush
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Heteromeles arbutifolia
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Toyon
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Isomeris arborea
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Bladder Pod
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Malosma laurina
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Laurel Sumac
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Rhus integrifolia
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Lemonade Berry
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Sambucus mexicana
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Desert Elderberry
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Zone Two: Wetland Restoration Zone
The objective for this zone is to restore and expand the Zone
One plantings so that this zone will ultimately evolve into the same
wetland character as Zone One. This area of approximately 6 acres
includes a Nuisance Water Treatment Wetland area of approximately
0.5 acres. The emphasis of the landscape concept is to extend the
wetland species adjacent to existing types; therefore, where there
is a marsh condition in Zone One, the adjacent planting in Zone Two
will also consist of primarily marsh species.
The Nuisance Water Treatment Wetland is designed to catch and
hold parking lot runoff which is first passed through oil/water separators
to remove oils and sediments and to catch high flow rainfall directly.
Wetland plant species, acting as filtering agents, will be cultivated
from healthy and mature plugs grown under the supervision of a qualified
biologist or nursery person. Plant material that shows signs of irreversible
degradation will be selectively removed on a biennial basis to maintain
a constant filtering continuity.
To ensure water availability during months of no rainfall or
low urban runoff a water-conserving emitter type irrigation line will
be installed to supplement water facilitating the viability of plant
life. The presence of a high ground water table and lowered elevation
of the treatment area will also provide a positive biological setting.
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Botanical Name
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Common Name
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|---|---|
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Freshwater/Brackish Marsh
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Anemopsis californica
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Yerba Mansa
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Iva hayesiana
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Hayes Iva
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Juncus acutus
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Spiny Rush
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Juncus mexicanus
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Mexican Rush
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Scirpus robustus
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Prairie Bulrush
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Scirpus californicus
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California Bulrush
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Willow Riparian Woodland
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For Wetter Areas:
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Artemisia douglasiana
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Douglas Wormwort
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Elymus condensatus
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Giant Wild Rye
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Populus fremontii
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Western Cottonwood
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Pulchea servicea
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Arroweed
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Salix gooddingii
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Black Willow
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Salix hindsiana
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Sandbar Willow
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Salix lasiolepis
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Arroyo Willow
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For Drier Areas:
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Artemisia californica
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California Sagebrush
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Baccharis pilularis ssp. consanguinea
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Coyote Brush
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Baccharis salicifolia
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Mulefat
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Encelia californica
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California Encelia
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Eriogonum fasciculatum
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Flat-top Buckwheat
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Festuca megalura
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Zorro Fescue
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Happlopappus venetus
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Coast Golden Bush
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Heteromeles arbutifolia
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Toyon
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Isomeris arborea
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Bladder Pod
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Malosma laurina
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Laurel Sumac
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Rhus integrifolia
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Lemonade Berry
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Sambucus mexicana
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Desert Elderverry
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Zone Three: Commercial Area Landscape Transition Zone
This area of approximately 9 acres includes the developed home
improvement center site (including the parking lot) as well as area
of Planning Area 4 on the south side of Encinitas Creek which could
in the future accommodate commercial or light industrial uses. Planting
will occur in bands, with cottonwood and sycamore species used along
the northern portion of Zone Three, reflecting high-moisture site
conditions due to high groundwater levels and species planted along
the southern boundary echoing the drier environment of the chaparral
area. The central band will be an area of transition and will include
native as well as ornamental tree species.
The objective is to develop a primarily lush, green landscape
that provides shade for the parking lots and adds year-round color
interest in other areas. However, the related objective is that this
be a water-use efficient landscape. Plant material identified as appropriate
will tolerate high water table levels (with associated expected high
salt content) as well as the high stress and drought conditions associated
with parking lots.
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Botanical Name
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Common Name
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|---|---|
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Trees
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Albizia julibrissin
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Silk Tree
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Cupaniopsis anacardioides
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Carrot Wood
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Koelreuteria bipinnata
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Chinese Flame Tree
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Melaleuca quinquenervia
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Cajeput Tree
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Metrosideros excelsus
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New Zealand Christmas Tree
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Pinus spp.
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Pine Tree
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Platanus acerfolia
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London Plane Tree
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Populus fremontii
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Fremont Cottonwood
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Tristania conferta
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Brisbane Box
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Shrubs and Groundcovers
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Arbutus unedo
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Strawberry Tree
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Arctostaphylos densiflora 'Howard McMinn'
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Howard McMinn Manzanita
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Baccharis pilularis 'Twin Peaks'
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Twin Peaks Coyote Bush
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Bougainvillea sp.
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Bougainvillea
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Ceanothus 'Concha'
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California Lilac
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Ceanothus 'Frosty Blue'
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Frosty Blue Lilac
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Ceanothus 'Joyce Coulter'
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Joyce Coulter Coast Lilac
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Eriogonium fasciculatum 'Dana Point'
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Dana Point Buckwheat
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Festuca californica
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California Fescue
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Festuca megalura
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Zorro Fescue
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Iva hayesiana
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Hayes Iva
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Nolina parryi
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Parry's Beargrass
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Oenothera berlandieri
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Mexican Evening Primrose
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Prunus lyonii
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Catalina Island Cherry
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Rhus integrifolia
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Lemonade Berry
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Stipa pulchra
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Needlegrass
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Zone Four: Open Space and Conservation Zone
This zone consists of approximately 25 acres of dense chaparral
vegetation on north- and west-facing slopes. Both topography and vegetation
promote the diversity of local fauna in this habitat.
This zone is protected by an open space easement in Planning
Area 2. There are two objectives for the establishment of this zone.
First, most of the area in this zone is to remain in an undisturbed
condition and is to provide a natural area for wildlife. Second, enhancement
of the chaparral environment is proposed for any areas that are to
be disturbed within this zone. Graded slopes shall be planted with
species typically found in the chaparral plant community and with
an appropriate seed mix to establish native grass and flower species.
Since the Del Mar Manzanita is a sensitive plant found in limited
numbers, emphasis shall be on reintroducing this species. Re-introduction
of the Coast White Lilac shall also be emphasized. Temporary above-ground
irrigation systems shall be installed for a period of about two years
to promote the establishment of native plant materials.
Plant material most suitable for this zone consists of the following:
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Botanical Name
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Common Name
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|---|---|
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Trees
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Pinus torreyana
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Torrey Pine
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Quercus agrifolia
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Coast Live Oak
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Shrubs
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Arctostaphylos glandulosa
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Del Mar Manzanita ssp. crassifolia
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Artemisia californica
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California Sagebrush
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Baccharis sarothroides
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Broom Baccharis
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Ceanothus tomentosus
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Woolly Leaf Ceanothus
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Ceanothus verrucosus
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Coast White Lilac
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Encelia californica
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California Encelia
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Eriogonum fasciculatum
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Flat-top Buckwheat
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Heteromeles arbutifolia
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Toyon
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Lonicera subspicata
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San Diego Honeysuckle
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Malosma laurina
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Laurel Sumac
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Quercus dumosa
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Scrub Oak
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Rhus integrifolia
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Lemonade Berry
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Yucca schidigera
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Mohave Yucca
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Container plants specifically chosen for revegetation
of the cut slope directly south of the Home Improvement Center may
include:
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Arctostaphylos glandulosa ssp. crassifolia
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Del Mar Manzanita
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Ceanothus tomentosus
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Woolly Leaf Ceanothus
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Ceanothus verrucosus
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Coast White Lilac
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Elymus condensatus
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Giant Wild Rye
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Heteromeles arbutifolia
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Toyon
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Marah macrocarpus
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Wild Cucumber
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Quercus dumosa
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Scrub Oak
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Xylococcus bicolor
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Mission Manzanita
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Yucca schidigera
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Mohave Yucca
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Zone Five: Olivenhain Road Commercial Area Landscape
Transition Zone
This zone of approximately 1.5 acres requires buffer planting
along Olivenhain Road, transitional riparian planting along the southern
boundary, and appropriate transitional species for the intermediate
areas, which could be used for parking lot and foundation planting.
Predominantly mesic plant material is recommended for use, and the
following list identifies the most suitable species:
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Botanical Name
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Common Name
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|---|---|
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Trees
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Acacia baileyana
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Bailey Acacia
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Koelreuteria bipinnata
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Chinese Flame Tree
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Metrosideros excelsus
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New Zealand Christmas Tree
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Platanus racemosa
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California Sycamore
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Populus fremontii
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Fremont Cottonwood
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Pyrus kawakamii
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Evergreen Pear
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Robinia ambigua 'Idahoensis'
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Idaho Flowering Locust
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Robinia pseudoacacia
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False Locust
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Salix gooddingii
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Black Willow
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Salix lasiolepis
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Arroyo Willow
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Shrubs and Groundcovers
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Ceanothus 'Joyce Coulter'
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Joyce Coulter Coast Lilac
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Ceanothus 'Frosty Blue'
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Frosty Blue Lilac
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Elymus condensatus
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Giant Wild Rye
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Encelia californica
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California Encelia
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Eriogonum fasciculatum
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Flat-top Buckwheat
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Festuca californica
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California Fescue
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Festuca megalura
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Zorro Fescue
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Isomeris arborea
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Bladder Pod
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Iva hayesiana
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San Diego Marsh Elder
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Oenothera berlandieri
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Mexican Evening Primrose
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Rhus integrifolia
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Lemonade Berry
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Scirpus californicus
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California Bulrush
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Zone Six: El Camino Real Streetscape Zone
This area of approximately 1.5 acres adjacent to El Camino Real
is to function as a buffer. Therefore it shall be fairly densely planted
in order to filter traffic noise. This edge is important to the continuation
of the landscape character developed in the interior portion of the
site as well as being compatible with the natural character of the
viewshed. Suitable plant material consists of the following:
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Botanical Name
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Common Name
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|---|---|
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Trees
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Cupaniopsis anacardioides
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Carrot Wood
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Eucalyptus spp.
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Eucalyptus
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Koelreuteria bipinnata
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Chinese Flame Tree
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Melalueca quinquenervia
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Cajeput Tree
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Pinus spp.
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Pine Tree
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Platanus acerifolia
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London Plane Tree
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Platanus racemosa
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California Sycamore
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Populus fremontii
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Fremont Cottonwood
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Pyrus kawakamii
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Evergreen Pear
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Shrubs and Groundcovers
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Acacia redolens
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Prostrate Acacia
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Arctostaphylos spp.
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Manzanita
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Ceanothus 'Concha'
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California Lilac
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Coprosma kirkii
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Creeping Coprosma
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Elymus condensatus
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Giant Wild Rye
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Iva hayesiana
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Jayes Iva
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Pittosporum tobria 'Wheelers Dwarf'
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Dwarf Mock Orange
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Rhamnus californica
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Coffeeberry
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Stipa pulchra
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Needlegrass
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4.
Water
Conservation
Water conservation features of the plan are to include the following:
a.
The use of drip irrigation systems for planted areas where feasible.
The very low flow rates of drip irrigation systems direct water to
the root zone of each plant, and not to bare ground or weeds; there
is no waste water to run-off or evaporate.
b.
Use of drought-tolerant native and indigenous plant species. Large
turf areas will not be used. Plants with similar water needs will
be grouped together. Establishment techniques can consist of infrequent,
deep irrigations during the establishment period, followed by irrigation
management that emphasizes a few well-timed irrigations during the
summer.
c.
Use of mulch placed over the ground around plant materials.
d.
The recommended plant palette contains species which can acclimate
to irrigation by reclaimed water, i.e., plants will be tolerant of
high salt content.
5.
Fuel
Management Program
Fire protection is maximized for the Specific Plan area by identifying
a plant palette with species which have good to excellent fire retardant
qualities and proposes use of these plants in all high fire risk areas.
Wherever the landscape is to be irrigated, fireproof irrigation systems
are to be used.
a.
Fuel Management Zones
Zone 1 - Undisturbed Native Vegetation
This area is to be left in its natural condition.
Zone 2 - Thinned Native Vegetation.
This zone shall be a minimum of 25 feet in width and consists
of native vegetation which is selectively maintained to remove older
vegetation without disturbing the soil cover on the slopes.
All pruning operations for the native vegetation shall reduce
the foliage mass thereby diminishing the fuel load, yet still must
provide a natural-looking landscape condition. The thinning of the
native vegetation for fire protection purposes should be accomplished
in the following manner:
1.)
Thinning must be limited to hand clearing of Chamise and Black Sage.
2.)
Selective hand pruning must be used to thin and reduce lower vegetative
portions of the following shrubs: Coast Scrub Oak, Toyon, Lemonade-berry
and Laurel-leaf Sumac.
3.)
The following species must be retained in an unaltered state: Del
Mar Manzanita, Mission Manzanita, Coast White Lilac, Chaparral Coffeeberry,
Mohave Yucca and Ramona Lilac.
4.)
Annual species and low-growing perennials must remain unless they
are exotic elements to the Chaparral.
5.)
Thinning must be limited to cutting of material and no soil disturbance
is to occur which may exacerbate erosion of the slope areas.
This zone borders Zone 1 on the north as a 25 foot wide fuel
modification zone at the base of the slope to the south of the Home
Depot building. Any disturbed areas are to be planted with fire resistant,
drought-tolerant native shrubs and groundcovers.
b.
Management Program
Regular pruning as part of a fuel management program should
occur at three to five year intervals, or as specified by the City
or fire marshal. Older and dry vegetation should be selectively removed
at this time without disrupting the soil cover. Emergency/maintenance
access points shall be located to access the zones which require regular
fuel load management.
6.
Slope
Treatment
"Ice plants" shall not be used on steep slopes where they can
naturalize into nearby natural open space areas. Groundcovers which
provide very showy displays in vibrant colors while in flower are
to be avoided. Natural looking groupings of plant materials compatible
with the appearance of the natural open space area are proposed. To
provide this, trees, shrubs and groundcover should be utilized to
provide an attractive mix of height and variance in foliage color
and texture. Plant materials are to be selected from the appropriate
Landscape Zones and wherever possible, deep rooting plants are to
be utilized.
7.
Lighting
Light fixtures are to be complementary to the adjacent architectural
styles, and wherever possible, high pressure sodium lighting is to
be used. All lights are to be shielded in order to minimize light
scatter and therefore maintain a dark sky, pursuant to City of Encinitas
policy.
a.
Lighting Standards for Roadways
The height and spacing of the streetlights along El Camino Real
shall be as required by the City of Encinitas to provide adequate
safety and security for motorists and pedestrians.
b.
Parking Lots
Light standards in parking areas shall be a maximum of 18 feet in height and shall provide illumination levels of 0.2 foot-candles in compliance with City of Encinitas standards. High pressure sodium lighting shall be used. Light standards are to be set on a concrete base at approximately two feet above the parking lot grade. The luminaire is to be a box-type shape in a dark bronze color (Refer to Chapter IV, Exhibit IV-9). Light fixtures in the Garden Center are located along the Garden Center fence on poles 25 feet in height which shall direct light downward and into the Garden Center. Security lights may be placed on the building walls in the area of the loading docks and on the south side of the building. Security lighting shall be shielded to prevent light scatter into open space areas to the south and east.
All lights adjacent to the wetlands and the natural open space
area shall have shields for sharp cutoff and to ensure no light spillover
onto these natural areas. Parking lot lighting shall also be shielded
from adjacent residential areas.
c.
Decorative Lighting
Decorative and accent lighting, such as uplighting, is to be
used for illuminating landscaping and may utilize other than high
pressure sodium fixtures. All decorative lighting should be shielded
to direct light source away from present and future residential development
in Carlsbad and Encinitas.
8.
Wall
and Fence Plan
Fence and wall locations are shown on the Wall and Fence Plan,
Exhibit III-4. Fencing between the commercial land use areas and the
wetlands in Planning Area 1 is to consist of five-foot high, vinyl
clad chain link fence. A masonry block sound attenuation wall ranging
in height from 7 to 10 feet begins at the southeast corner of Planning
Area 1 and extends northward to meet with the wetlands fencing. A
12-to-20-foot high fence of vertical metal pickets, 4 inches on-center,
with metal mesh backing and cement plaster columns surrounds the Home
Depot Garden Center.
For the commercial land use area in Planning Area 4, fencing
adjacent to the wetlands is to consist of a five-foot high, vinyl
clad chain link fence. Along the east property line, the fence type
will be subject to Design Review based on the use of that portion
of the site immediately adjacent to the existing park. Typical fence
elevations are illustrated by Exhibit III-5.
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1.
Existing
Conditions
The Encinitas Creek flows through the northerly portion of the
Home Depot Specific Plan area in a westerly flow crossing under the
El Camino Real bridge at Olivenhain Road and eventually flowing north
into the Batiquitos Lagoon. Existing wetland habitats are illustrated
on Exhibit III-6. Over time silt and debris collected at the bridge
and its vicinity have caused ponding east of El Camino Real and onto
the project property. Stream blockage and gradual siltation from new
construction upstream has resulted in an ever increasing emergent
wetland area and a decrease in flow to the wetlands downstream. Inadequate
road elevations and drainage design in this intersection area also
brings about repeated inundation during heavy storm events.
As cited in the biological reconnaissance report conducted by
Pacific Southwest Biological Services in late 1989, the area "revealed
a good quality Willow Riparian Woodland bounded by extensive salt
marsh and highly disturbed wetlands in the northern portion of the
site. Upland terrain through the central portion of the site has been
historically formed and is now covered in a floristically limited,
weedy vegetation." Acreages of existing bio-communities for the Specific
Plan area are:
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Saltwater Marsh
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3.8 Acres
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Freshwater/Brackish Marsh
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1.1 Acres
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Willow Riparian Woodland
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6.3 Acres
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2.
Impacts
In the development of the home improvement center site there
will be a 2.9 acre impact within the area identified as 'disturbed
field'. Parking and associated roadways are planned for this area
and will require minimal grading.
Currently a drainage study for the Encinitas Creek (by Dr. Howard
Chang PhD, PE) has been commissioned by the Cities of Encinitas and
Carlsbad to address the siltation and flood problems for this basic
region. A full realization of the study's recommended detention basins
upstream from the project property would significantly diminish the
100 year floodplain (see Exhibit II-8) thereby affecting the Creek
and its potential for expanded viable habitat. However, the geological
report affirms that the site has high groundwater which could in turn
support a restoration of historically disturbed habitat areas.
3.
Design
Goals and Objectives
a.
To enhance the visual character and viable habitat of the Encinitas
Creek as it occurs on the Home Depot project site. A total of 5.7
acres (1.2 acre Freshwater Marsh and 4.5 acres Willow Woodland) of
habitat enhancement and creation are proposed for the Home Depot Site.
The existing vegetation will remain intact and undisturbed with the
exception of a selective exotic species removal program and a negligible
amount of willow woodland removal at the southeastern edge of the
parking lot near the Garden Center. The proposed Wetlands Mitigation
Plan is illustrated by Exhibit III-7.
b.
To ensure that the wetland restoration plan will be designed and
implemented under the supervision of a qualified biologist/horticulturist
knowledgeable with Riparian ecosystems of southern California, using
native plant restoration/revegetation techniques.
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4.
Implementation
Objectives
a.
Minimal grading techniques to slightly lower the disturbed field
will ensure expansion of the existing vegetated areas where needed.
b.
The plant material will play a critical role in the restoration of
the newly vegetated areas. The project biologist will compile a plant
list for each bio-community with planting specifications for installation
and maintenance. Newly introduced plants will be of container stock
and of the size that will be acceptable by the permitting agencies.
c.
The design intent will also ensure that sufficient water is applied
to the newly vegetated areas to establish the plant material for as
long as is deemed necessary by the project biologist. A temporary
on-grade overhead irrigation system will be utilized during early
establishment eventually transitioning to natural water source dependency.
d.
During the establishment period for the wetland restoration project
and the nuisance water treatment facilities, wetlands monitoring and
maintenance is projected for biweekly or as needed assessments are
required according to the judgment of the project biologist. Visits
will taper to monthly and continue to be performed on an as needed
basis.
e.
General maintenance and monitoring of the wetlands will continue
for a period of three-to-five years and will be documented by the
project biologist. Removal of degraded nuisance water treatment plant
material will continue on a biennial basis for the life of the project.
Removal of oil residues and sediment from the oil/water separators
will continue on an as needed basis for the life of the project to
the satisfaction of the City Engineer.
Due to the unique physical settings of each of the four Specific
Plan planning areas it is appropriate to present individually tailored
architectural guidelines for each planning area. The descriptions
of these architectural styles and elements are not intended to restrict
but rather to assist in the implementation of a high level of quality
and design direction for each of the planning areas.
1.
Planning
Area 1 - Home Improvement Center
The Home Depot building will face El Camino Real and the future
Encinitas Ranch development to the west, Open Space Planning Area
3, Olivenhain Road and the future Arroyo La Costa residential community
to the north, the Commercial-Light Industrial designated Planning
Area 4 to the east, and the natural open space hillsides of Planning
Area 2 to the south. Portions of the building may also be visible
from some of the homes on the hillsides to the southeast. Due to the
prevailing character of the site area a modern, contemporary architectural
style has been selected for the Home Depot building.
The main building structure is of concrete tilt-up construction
with a parapet roof. It will be painted in an ivory or off-white tone.
Building mass will be softened through the use of plaster-finished
pedestrian arcades and pop-out pavilions which will stand out from
the main building and provide three levels of building relief beyond
the main building walls. The pavilions will be visually connected
by a pedestrian arcade capped by a clay tile roof. The arcade and
pop-out relief features will be painted in brown tones with green
accents.
The Garden Center wall will consist of cement plaster columns colored to match the main structure with open wrought iron screenwork between the columns. A portion of the wall near the main building entrance will include a greenhouse structure which will be used to display plants. The north and west building elevations are illustrated on Exhibit III-9. Further details regarding the architectural style for Planning Area 1 are given in Section B.2 of Chapter IV.
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2.
Planning
Area 4 – Commercial – Light Industrial
Since no development plans were available for Planning Area
4 when the Specific Plan was being prepared no architectural style
has been chosen for the planning area. Instead, the architectural
design of structures in Planning Area 4 will be considered during
project Design Review. The area is bordered to the east by a City
of Encinitas future park site. To the south is an area of Riparian
Woodland along Encinitas Creek. The western portion of the potential
development area is located within an SDG&E utility easement which
does not allow structures but may allow for open parking, horticulture
or recreation uses. Architectural treatments of elevations which face
to the south shall be sensitive to the riparian area. Impacts on the
future park site shall be considered when reviewing elevations which
face eastward.
The intent of this section is to provide a complete set of land
use regulations for each of the four Home Depot Specific Plan planning
areas. In effect, this section shall serve as the zoning standards
for the Specific Plan area. The section is divided into two subsections.
The first subsection provides regulations which apply to the entire
Specific Plan area. The second subsection describes standards which
apply to specific planning areas.
Land uses not specified in the permitted uses section of the
Planning Area Development Regulations which are found by the Director
of Community Development to be consistent with the intent and purpose
of the specific planning area and are similar to the allowed uses
of the planning area may also be allowed for any of the planning areas.
If the Director is unable to make a determination on a specific land
use not listed in this Specific Plan, a noticed, public hearing shall
be conducted by the Planning Commission. The Planning Commission's
determination shall be final unless appealed to the City Council.
If appealed, a noticed, public hearing shall be held by the City Council
and the City Council's determination shall be final.
1.
Specific
Plan Land Use Regulations
a.
"Accessory Use"
"Acreage, Net"
"Building Height-Commercial"
"Director"
"Floor/Area Ratio"
"Finished Grade"
"Lot Coverage"
"Lot Depth"
"Lot Size"
"Lot Width"
"Setback, Front Yard"
"Setback, Side Yard"
"Setback, Rear Yard"
Definitions
Accessory use shall mean a use incidental, related, appropriate
and clearly subordinate to the main use of the lot or building, which
accessory use does not alter the principal use of such lot or building.
Net acreage shall mean all unconstrained acreage within the
subject lot except flood plains, significant wetlands, major power
transmission easements, and rights-of-way and easements for public
or private streets and roads.
Building height shall mean the vertical distance from finished
grade adjacent to the structure to the highest portion of the roof
immediately above. Commercial and industrial buildings in Planning
Areas 1 and 4 shall be allowed an additional 6 feet for the following
projections: radio, TV and satellite dish antennas, flagpoles, chimneys,
towers, hips and gables, roofs sloped at 4 and 12 or greater, and
spires.
Director shall mean Community Development Director of the
City of Encinitas.
Floor/area ratio is the numerical value, expressed as a percentage,
obtained by dividing the total bulk floor area by the total area of
the lot or lots on which one or more structures are located.
Finished grade shall mean the level of the finished ground
surface immediately adjacent to the structure.
Lot coverage shall mean the ratio between the ground floor
area of the building or buildings and the net acreage, exclusive of
the ultimate street right-of-way.
Lot depth shall mean the average horizontal distance between
the front and rear lot lines measured in the mean direction of the
side lot lines.
Lot size shall mean the total area exclusive of public streets,
within the boundary lines of a lot.
Lot width shall mean the horizontal distance between the
side lot lines, measured at right angles to the lot depth at a point
midway between the front and rear lot lines.
Front yard setback shall mean the area which defines the
depth of the required front yard. Said setback shall be measured from
the street line or the line established by the General Plan Circulation
Element, from the edge of private roads and panhandles, and be measured
therefrom by the perpendicular distance prescribed by the Specific
Plan for the front yard setback.
Side yard setback shall mean the area which defines the width
of the required side yard. Said setback shall be measured from the
property line, removed therefrom by the perpendicular distance prescribed
for the yard setback by the Specific Plan. Where the side yard abuts
a street, the distance shall be measured as set forth in the "Front
Yard Setback." Side yard setbacks shall be measured from the wall
of the structure.
Rear yard setback shall mean the area which defines the depth
of the required rear yard setback. Said setback shall be measured
from the property line, removed therefrom by the perpendicular distance
described for the yard setback by the Specific Plan.
2.
Planning Area Development
Regulations
Planning Area 1 -
Home Improvement Center
a.
Description
Planning Area 1 is located on approximately 9.7 acres in the
western portion of the Specific Plan area. The Home Improvement Center
is generally located to the south and west of Encinitas Creek along
the east side of El Camino Real. The site receives access at three
points along El Camino Real with primary access taken from the signalized
intersection at Woodley Road.
b.
Permitted Uses
Permitted uses in Planning Area 1 shall include a Home Improvement
Center and accessory uses commonly associated with a full-service
Home Improvement Center which may include: an outdoor garden shop,
customer and employee parking lots, loading dock areas, offices, training
rooms, employee lounge, restrooms, storage and utility rooms, and
a computer room. The approximate floor area of the Home Improvement
Center is 102,200 square feet. This area may vary slightly in final
design, but shall not exceed 107,000 square feet. A fenced Garden
Center of approximately 27,500 square feet is adjacent to the Home
Improvement Center. A nuisance water treatment facility is located
along the edge of portions of the parking lot which will receive all
site runoff after passing through oil/water separators which will
trap most sediment and oils from the parking areas.
c.
Development Standards
1.)
Lot Size
The minimum lot areas-allowed in Planning Area 1 is 9.0 acres
2.)
Front Yard Setback
All buildings shall be located a minimum of 75 feet from the
edge of right-of-way along El Camino Real. Parking shall be located
a minimum of 10 feet from edge of ultimate right-of-way.
3.)
Side Yard Setback
All buildings shall be located a minimum of 20 feet from any
side yard property line. Parking areas and driveways may be located
to the property line.
4.)
Rear Yard Setback
No main structures shall be located less than 20 feet from the
common property boundary with Planning Areas 2 and 3. Accessory structures,
fences, walls, landscaping and open parking may be located to the
common property line.
5.)
Lot Coverage
The maximum lot coverage for the Home Improvement Center Lot
shall be 40 percent.
6.)
Building Height
The maximum height of the Home Improvement Center structure
shall be 39 feet. A data communications satellite antenna which extends
9 feet above the roof surface shall be allowed on the roof of the
main structure. Section 7.10 of the Land Use Element of the City of
Encinitas General Plan allows the City's height limit of 30 feet to
be exceeded for nonresidential development for designated specific
sites when adopted through area specific plans, as is the case for
Planning Area 1.
7.)
Floor/Area Ratio
The maximum Floor/Area Ratio shall be.50.
8.)
Off-Street Parking
The minimum off-street parking requirement for the Home Improvement
Center shall be 531 parking spaces including a minimum of 8 handicapped
spaces. The parking requirements shall be based on one parking space
for each 200 square feet of gross floor area of the main building
and one parking space for each 1,000 square feet of the garden center.
Standard parking spaces will be 9 feet wide by 18 feet deep. Single
handicap spaces will be 14 feet wide by 18 feet deep and double handicap
spaces will be 23 feet wide. Minimum aisle width within the parking
lot shall be 25 feet. In addition, the site plan shall include 4 loading
spaces, 10 motorcycle spaces (3′6″ x 7′) and
10 bicycle spaces (2′ x 6′).
9.)
Landscaping
Planning Area 1 includes two of the Specific Plan Landscape Zones. They are: Zone 3 Commercial Area Landscape Transition Zone; and Zone 6 - El Camino Real Streetscape Zone. For further details on the home improvement center landscaping requirements refer to Section C, Landscape Architecture of this Chapter and Section B.3 of Chapter IV.
10.)
Fencing
Fencing and walls are described in the Landscape Architecture
section of this chapter. A vinyl clad chain-link fence, 5 feet in
height, shall be constructed along the edge of the Home Improvement
Center parking lot adjacent to the wetlands area. A wrought iron fence,
12-to-20 feet in height, set between cement columns is located around
the Garden Center. Typical elevations of the Garden Center fence are
shown on Exhibit III-9, Home Depot Elevations. A solid sound attenuation
wall 7 to 10 feet in height, will extend across the common boundary
between the Home Improvement Center and Planning Areas 2 and 3. The
wall may be gated to allow access to Planning Areas 2 and 3. Fence
locations are shown on Exhibit III-4, Wall and Fence Plan.
11.)
Lighting
Lighting standards for the Home Improvement Center are described in the Landscape Architecture section of this chapter and Section B.5 of Chapter IV.
13.)
Environmental Mitigation Measures
The Home Depot Specific Plan and Tentative Map Environmental
Impact Report (EIR) identifies potential environmental impacts which
could occur as a result of development in Planning Area 1. These potential
impacts are described below along with mitigation measures specified
by the EIR which, when implemented, will reduce these potentially
significant impacts to a level below significance.
a.)
Hydrology
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Flooding and long-term sedimentation of Encinitas Creek:
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In order to minimize potential flooding, the Encinitas Creek channel should be maintained at an elevation that promotes flowage and reduces back-flooding. The project shall include remedial dredging and a nuisance water treatment program as described in Section E.3 of Chapter II. In the future, the channel floor beneath the El Camino Real bridge should be maintained at an elevation no higher than 72 feet, which may require periodic dredging of the area within 20 feet upstream of the bridge structure. The maintenance dredging beneath the bridge will be the responsibility of the City of Encinitas City. The owners of the wetlands area will be responsible for maintenance dredging along the creek frontage in Planning Area 1.
b.)
Water Quality
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Sedimentation of Encinitas Creek:
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(1.)
An erosion control plan shall be designed and implemented for
Planning Area 1. The plan should be prepared by a registered civil
engineer and approved by the City of Encinitas. The plan shall include
all necessary erosion control measures, and monitoring shall be done
before, during and after grading to ensure that the necessary measures
have been implemented and are effective. The on-site erosion control
plan should be revised as necessary to ensure that it is achieving
its purpose.
(2.)
All grading should be accomplished during the dry months, from
approximately April 15 to October 15 unless a specific erosion control
plan and program have been approved by the City Engineer and Director
of Community Development and all necessary erosion control devices
are in place. The grading period may also require alteration for the
protection of sensitive species. In order to provide the most protection,
grading should be completed by mid-summer so that areas to be planted
may be established prior to the rainy season. The fill for any surcharge
operation may remain in place during the wet months providing proper
erosion control measures are provided as required by the City Engineer.
(3.)
All erosion control measures and devices must be periodically
monitored after project completion to ensure that they are in working
order and are successful. Defective and/or damaged devices must be
replaced. Monitoring and maintenance should continue throughout the
life of the project, and if ownership is changed, the new owner must
be notified of these requirements and must agree to continue the monitoring
and maintenance. A covenant to be recorded with the property title
will alert future property owners of these requirements.
(4.)
All graded and cleared areas must be revegetated immediately
upon the completion of grading. The fill used for any surcharge operation,
as well as exposed slopes, should be immediately reseeded with a suitable
erosion control ground cover or other erosion control measures approved
by the City Engineer.
(5.)
The erosion control plan for Planning Area 1 should include
desilting basins as required by the City Engineer. It is recommended
that the erosion control plan include the construction of one desilting
basin at the northwestern toe of the slope within Planning Area 2
because runoff in that area will not go through the runoff water treatment
system and would otherwise directly enter Encinitas Creek.
(6.)
Sandbags and/or other types of barriers should also be placed
at the limits of grading.
(7.)
Energy dissipators should be installed at the base of the storm
drain outlets.
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Contamination from spills and parking lot runoff:
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A site-specific operational plan should be developed
by the operators of the Home improvement Center for the handling of
accidental spills. At a minimum, the plan should give clear instructions
for future employees to follow as to how and where potentially hazardous
and/or flammable spilled materials should be disposed of, as well
as first aid instructions and emergency phone numbers for the City
of Encinitas Fire Department, and the Regional Water Quality Control
Board. The operational plan should be approved by the City of Encinitas
prior to issuance of an occupancy permit.
c.)
Biology
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Indirect impacts from water quality degradation:
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(1.)
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Grading should be restricted to the period from April 15 through
October 15 to minimize the indirect impacts of erosion and sedimentation
on biological resources unless a specific erosion control plan and
program have been approved by the City Engineer and Director of Community
Development and all necessary erosion control devices are in place.
The grading of the upland areas should be limited to late summer and
early fall to avoid conflicts with the California Gnatcatcher breeding
season or as directed by the U.S. Fish & Wildlife Service.
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(2.)
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Temporary desiltation basins and standard construction sedimentation
control measures should be implemented to prevent siltation of Encinitas
Creek. Exposed slopes should be immediately reseeded with a suitable
erosion control ground cover after completion of grading. Long-term
sedimentation and water quality impacts should be addressed by ensuring
slope stability, adequate slope drainage systems, and effective revegetation
of exposed slopes.
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(3.)
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An erosion control plan approved by the City Engineer should
be implemented.
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Wetlands impacts:
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(1.)
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Impacts to wetlands shall be mitigated through the enhancement and creation of 4.4 acres of wetlands. Measures shall include the enhancement of 3.2 acres of wetlands and the creation of 0.7 acres of new wetlands as specified in Section D, Wetlands Program of Chapter III. In addition, a periodically maintained nuisance water treatment wetland totaling 0.5 acres will also contribute to the mitigation of wetland impacts. Grading for restoration and restoration planting are to be closely monitored to ensure that no substantial damage occurs to existing wetlands to be preserved and that wetland restoration is successfully completed as specified in plan documents.
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(2.)
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Maintenance and monitoring of the mitigation measures for 5
years. Monitoring must be conducted at 3, 6, 9, 12, 24, 36, 48 and
60 months. Monitoring reports must be prepared within 30 days of each
monitoring, and annual reports must be provided to the City of Encinitas,
U.S. Army Corps of Engineers, USF&WS and the CDF&G.
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(3.)
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Removal of non-native species from the existing wetland.
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(4.)
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There shall be a minimum 50-foot biological buffer. A 150-foot
planning buffer shall incorporate the 50-foot biological buffer and
50-100 feet of unstructured paved area in the parking lot.
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(5.)
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Release of the performance bond posted with the City of Encinitas
must be contingent upon successful completion of the mitigation plan,
as determined jointly by the U.S. Army Corps, USF&WS, CDF&G
and the City of Encinitas.
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(6.)
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Installation of oil interceptors in the paved areas to collect urban runoff and the creation of 0.5 acres of nuisance water treatment wetlands as defined in Chapter II.
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(7.)
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Installation of fencing to separate the Home Improvement Center
from the wetlands area.
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(8.)
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Wetlands in the nuisance water detention/purification pond and
associated silt and grease traps must be cleaned through pumping and
removal of trapped materials, and not by flushing of the system. At
a minimum, traps must be cleaned in early October and March of each
year. The wetland treatment basins must be maintained by partial removal
of sediments and plant materials on a biennial basis, with work being
conducted in March following the winter rainy period and prior to
initiation of spring riparian bird nesting season. No more than 50%
of the plant material is to be removed at any given time. This must
be continued for the life of the project.
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(9.)
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Initially, the project applicant will dredge the area beneath,
and within 20 feet upstream of, the El Camino Real bridge structure.
It will be the responsibility of the City of Encinitas to monitor
the sedimentation under the bridge and dredge the area as necessary
to maintain an elevation of 72 feet.
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(10.)
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The monitoring of the revegetation efforts should be both qualitative
and quantitative. Qualitative assessments should be made at the time
of each report to indicate whether the revegetation is, in general,
successful (i.e., if the plants are becoming established and healthy).
If the monitoring indicates that any of the revegetation effort is
not progressing, the consulting biologist will need to identify potential
reasons for the lack of progress and make recommendations for any
changes that should occur in the mitigation plan.
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Coastal Mixed Chaparral and sensitive plant species impacts
- To mitigate potential impacts to the Southern Mixed Chaparral community
and to the Coast Scrub Oak, one of the following three options should
be implemented to the satisfaction of the Encinitas Community Development
Director:
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(1.)
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Implementation of the cribwall alternative instead of the proposed
project.
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(2.)
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An intensive planting program to restore the Southern Mixed
Chaparral, including containerized planting of pretreated plants and
some seeding (not all hydroseeding).
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(3.)
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The purchase and preservation, in a natural state, of good quality
Southern Mixed Chaparral off-site.
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Brush control impacts - The thinning of the native vegetation
for fire protection at the base of the slope behind the Home Improvement
Center should be accomplished in the following manner:
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(1.)
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Thinning must be limited to hand clearing of Chamise and Black
Sage.
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(2.)
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Selective hand pruning must be used to thin and reduce lower
vegetative portions of the following shrubs: Coast Scrub Oak, Toyon,
Lemonade-berry and Laurel-leaf Sumac.
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(3.)
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The following species must be retained in an unaltered state:
Del Mar Manzanita, Coast White Lilac, Chaparral Coffeeberry, Mohave
Yucca and Ramona Lilac.
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(4.)
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Annual species and low-growing perennials must remain unless
they are exotic elements to the Chaparral.
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(5.)
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Thinning must be limited to cutting of material, and no soil
disturbance is to occur which may exacerbate erosion of the slope
areas.
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(6.)
|
Zones 3 and 4, including non-irrigated and irrigated planting
areas, should not contain plants which are known to escape from cultivation.
In particular, various ice plants, Ngaio, Pampas Grass, Fountain Grass
and similar invasive plants should be prohibited from use within these
zones.
| |
|
•
|
California Gnatcatcher habitat - Because the California Gnatcatcher
has been federally listed as a threatened species, mitigation for
potential impacts to California Gnatcatcher habitat will be determined
by the U.S. Fish & Wildlife Service. Two alternatives will be
considered by the Service:
| ||
|
|
(1.)
|
On-site Mitigation Alternative - Under this alternative portions
of Planning Areas 1 and 2 and all of Planning Area 3 will be dedicated
as biological open space easements. The residential development area
of Planning Area 2 will be reduced and less than 17 lots will be created.
This alternative will provide a link between the steep slope vegetation
and the wetlands on-site, will provide the regionally needed southern
biological linkage to Green Valley, and will tend to address multi-species
enhancement through the protection of additional vegetation in Planning
Area 2.
In order to ensure the biological integrity of the Gnatcatcher
habitat under this alternative, no access to Planning Area 4 will
be allowed across the biological open space easement required in Planning
Area 3. Since there will be no direct access to the southerly portion
of Planning Area 4 under this scenario, the disturbed habitat of this
area may be revegetated to serve as wetland mitigation for future
development of the northerly portion of Planning Area 4 along Olivenhain
Road. Under this scenario the southern portion of Planning Area 4
may also be proposed for subdivision from the northerly, developable
portion of the planning area. The southerly portion may then be acquired
by a developer requiring off-site wetland mitigation for a non-related
project.
| |
|
|
(2.)
|
Off-site Mitigation Alternative - This alternative addresses
mitigation through acquisition and preservation of off-site land that
is suitable long-term Gnatcatcher habitat. Off-site mitigation would
translate into more defensible Gnatcatcher habitat which would be
less susceptible to the secondary impacts associated with the urban
environs of Encinitas. The off-site land acquisition should meet the
following criteria:
| |
|
|
|
(a.)
|
Minimum size: 16 acres
|
|
|
|
(b.)
|
Presence of existing Gnatcatcher population
|
|
|
|
(c.)
|
Must connect to other habitat
|
|
|
|
(d.)
|
Must be compatible with existing and planned land uses
|
|
|
|
(e.)
|
Should be within 5 miles of the SPA
|
|
|
|
(f.)
|
Must be acceptable to the U.S. Fish & Wildlife Service
|
d.)
Geology
|
•
|
Earth settlement/liquefaction - The potential for settlement
of the alluvium is recommended to be mitigated in one of two ways:
|
(1.)
Surcharging of the alluvium beneath the proposed building footprint
by placing additional fill soil above finished grade, thereby subjecting
the soils to a load comparable to future foundation loads. A minimum
surcharge height of 10 feet is recommended. This will require approximately
50,000 cubic yards of earthen material, which will be compacted and
used to build up the development area at the end of the surcharge
period.
(2.)
The alternative mitigation measure consists of supporting the
proposed building on a pile-driven foundation. The piles should extend
below the compressible alluvial soil into satisfactory foundation
support material.
e.)
Traffic
|
•
|
Long-term impacts on existing regional traffic problems:
Project applicants should be required to contribute, on a fair-share
basis, to regional traffic improvements.
| |
|
•
|
Cumulative impacts on nearby roads and intersections until roads
are improved:
| |
|
|
(1.)
|
The project applicant shall relinquish access rights to El Camino
Real except for the three proposed entrances.
|
|
|
(2.)
|
Improve El Camino Real to a one-half graded ROW width of 68
feet with 58 feet of asphaltic concrete pavement over approved base
with Portland cement concrete curb, gutter, bike lane and sidewalk,
with curb at 58 feet from the centerline, and provide a raised median
for the full length of frontage on El Camino Real except for the main
entrance intersection.
|
|
|
(3.)
|
Contribute to the widening of Olivenhain Road, which includes
improvement of the El Camino Real/Olivenhain Road intersection.
|
|
•
|
Short-term cumulative impacts on Encinitas Boulevard intersections
at I-5 and El Camino Real - It is recommended that the project applicants
contribute funding on a fair-share basis toward the following future
City improvements:
| |
|
|
(1.)
|
Construction of an eastbound right-turn lane on Encinitas Boulevard
at El Camino Real.
|
|
|
(2.)
|
The widening of the I-5 exit ramps at Encinitas Boulevard to
provide two left-turn lanes and two right-turn lanes, and by widening
Encinitas Boulevard to provide three eastbound and westbound through
lanes.
|
|
•
|
Potential safety hazards related to access and internal circulation:
| |
|
|
(1.)
|
Provide patterned Bomanite pads along the main driveway in front
of the home improvement center building. These special treatment areas
should be located at the end of each parking aisle adjacent to the
store front. The special paving treatments should end 4 to 6 feet
south of the parking lot landscape islands and should not include
the customer pick-up lane.
|
|
|
(2.)
|
The same Bomanite paving treatment described in #1 above should
be used at the main entrance near El Camino Real.
|
|
|
(3.)
|
A minimum of three striped crosswalks should be added in front
of the home improvement center along the main entry driveway on smooth
asphalt paving. The striping should be prominent and extend to the
Bomanite paving areas on each side. The Bomanite should not extend
entirely across the driveway on the north side so that a smooth walkway
will be available for customers with carts.
|
|
|
(4.)
|
The main entry must be at least 48 feet wide.
|
f.)
Paleontology
|
•
|
Potential destruction of resources:
|
(1.)
A qualified paleontologist should do a literature and records
search; surface study of the portions of the site underlain by potentially
fossiliferous formations that will be disturbed (Delmar and Torrey
Sandstone Formations); subsurface testing if necessary; record any
sites; and make recommendations regarding the need for future work.
(2.)
If it is determined that further work is necessary, implement
mitigation program.
Planning Area 2 -
Upland Open Space
a.
Description
This planning area of approximately 23.9 acres is located in
the southwest portion of the Specific Plan area overlooking the Home
Improvement Center in Planning Area 1 to the north and El Camino Real
and Green Valley to the west.
b.
Permitted Uses
Planning Area 2 shall be a dedicated biological open space.
If the California gnatcatcher is removed from the U.S. Fish &
Wildlife "threatened" or "endangered " species list, up to 5 residential
single- family homes could be located at the extension of Scott Place.
If the gnatcatcher is delisted and residential development is desired
in Planning Area 2, the Specific Plan will require an Administrative
Amendment to restore all appropriate residential sections to the text
as they appeared in the original Specific Plan approved on September
22, 1993.
c.
Development Standards
1.)
Landscaping
Planning Area 2 is located within Specific Plan Landscape Zone
4 - Open Space and Conservation Zone (see Exhibit III-3).
For further details on Planning Area 2 landscaping requirements refer to Section C, Landscape Architecture, of this chapter and Section 0.3 in Chapter IV.
2.)
Open Space
Planning Area 2 has been designated as Upland Open Space by
this Specific Plan (refer to Exhibit II-10). This area shall be dedicated
for a natural open space easement for the purpose of preserving the
native chaparral and gnatcatcher habitat. Said easement(s) shall allow
for temporary construction encroachments for street improvements along
El Camino Real and for hillside grading in the northern portion of
the planning area adjacent to the south side of the Home Improvement
Center in Planning Area 1. Public utility easements shall also be
allowed within the Natural Open Space area. Any area within the Upland
Open Space designation which is disturbed during the development process
shall be revegetated utilizing plantings described in the plant palette
for Landscape Zone 4 in Section C.3 of this chapter. A fuel management
program for the open space area is described in Section C.5 of this
chapter.
3.)
Environmental Mitigation Measures
The Home Depot Specific Plan and Tentative Map Environmental
Impact Report (EIR) identifies potential environmental impacts which
could occur as a result of development in Planning Area 2. These potential
impacts are described below along with mitigation measures described
by the EIR which, when implemented, will reduce these potentially
significant impacts to a level below significance.
a.)
Water Quality
|
•
|
Sedimentation of Encinitas Creek:
|
(1.)
An erosion control plan shall be designed and implemented for
Planning Area 2. The plan should be prepared by a registered civil
engineer and approved by the City of Encinitas. The plan shall include
all necessary erosion control measures, and monitoring shall be done
before, during and after grading to ensure that the necessary measures
have been implemented and are effective. The on-site erosion control
plan should be revised as necessary to ensure that it is achieving
its purpose.
(2.)
All grading should be accomplished during the dry months, from
approximately April 15 to October 15 unless a specific erosion control
plan and program have been approved by the City Engineer and Director
of Community Development and all necessary erosion control devices
are in place. The grading period may also require alteration for the
protection of sensitive species. In order to provide the most protection,
grading should be completed by mid-summer so that areas to be planted
may be established prior to the rainy season.
(3.)
All graded and cleared areas must be revegetated immediately
upon the completion of grading. Exposed slopes should be immediately
reseeded with a suitable erosion control ground cover.
(4.)
The erosion control plan for Planning Area 2 should include
desilting basins as required by the City Engineer. It is recommended
that the erosion control plan include the construction of one desilting
basin near the westernmost terminus of the Scott Place extension and
another at the bottom of the slope adjacent to El Camino Real near
the southwest corner of Planning Area 2.
(5.)
Sandbags and/or other types of barriers should also be placed
at the limits of grading.
(6.)
Energy dissipators should be installed at the base of the storm
drain outlets.
b.)
Biology
|
•
|
Indirect impacts from water quality degradation:
| ||
|
|
(1.)
|
Grading should be restricted to the period from April 15 through
October 15 to minimize the indirect impacts of erosion and sedimentation
on biological resources unless a specific erosion control plan and
program have been approved by the City Engineer and Director of Community
Development and all necessary erosion control devices are in place.
The grading of the upland areas should be limited to late summer and
early fall to avoid conflicts with the California Gnatcatcher breeding
season or as directed by the U.S. Fish & Wildlife Service.
| |
|
|
(2.)
|
Temporary desiltation basins and standard construction sedimentation
control measures should be implemented to prevent siltation of Encinitas
Creek. Exposed slopes should be immediately reseeded with a suitable
erosion control ground cover after completion of grading. Long-term
sedimentation and water quality impacts should be addressed by ensuring
slope stability, adequate slope drainage systems, and effective revegetation
of exposed slopes.
| |
|
|
(3.)
|
An erosion control plan approved by the City Engineer should
be implemented.
| |
|
•
|
Coastal Mixed Chaparral and sensitive plant species impacts
- To mitigate potential impacts to the Southern Mixed Chaparral community
and to the Coast Scrub Oak, one of the following three options should
be implemented to the satisfaction of the Encinitas Community Development
Director:
| ||
|
|
(1.)
|
Implementation of the cribwall alternative instead of the proposed
project.
| |
|
|
(2.)
|
An intensive planting program to restore the Southern Mixed
Chaparral, including containerized planting of pretreated plants and
some seeding (not all hydroseeding).
| |
|
|
(3.)
|
The purchase and preservation, in a natural state, of good quality
Southern Mixed Chaparral off-site.
| |
|
•
|
Brush control impacts - The thinning of the native vegetation
for fire protection at the base of the slope behind the Home Improvement
Center should be accomplished in the following manner:
| ||
|
|
(1.)
|
Thinning must be limited to hand clearing of Chamise and Black
Sage.
| |
|
|
(2.)
|
Selective hand pruning must be used to thin and reduce lower
vegetative portions of the following shrubs: Coast Scrub Oak, Toyon,
Lemonade-berry and Laurel-leaf Sumac.
| |
|
|
(3.)
|
The following species must be retained in an unaltered state:
Del Mar Manzanita, Coast White Lilac, Chaparral Coffeeberry, Mohave
Yucca and Ramona Lilac.
| |
|
|
(4.)
|
Annual species and low-growing perennials must remain unless
they are exotic elements to the Chaparral.
| |
|
|
(5.)
|
Thinning must be limited to cutting of material, and no soil
disturbance is to occur which may exacerbate erosion of the slope
areas.
| |
|
|
(6.)
|
Zones 3 and 4, including non-irrigated and irrigated planting
areas, should not contain plants which are known to escape from cultivation.
In particular, various ice plants, Ngaio, Pampas Grass, Fountain Grass
and similar invasive plants should be prohibited from use within these
zones.
| |
|
•
|
California Gnatcatcher habitat - Because the California Gnatcatcher
has been federally listed as a threatened species, mitigation for
potential impacts to California Gnatcatcher habitat will be determined
by the U.S. Fish & Wildlife Service. Two alternatives will be
considered by the Service:
| ||
|
|
(1.)
|
On-site Mitigation Alternative - Under this alternative portions
of Planning Areas 1 and 2 and all of Planning Area 3 will be dedicated
as biological open space easements. The residential development area
of Planning Area 2 will be reduced and less than 17 lots will be created.
This alternative will provide a link between the steep slope vegetation
and the wetlands on-site, will provide the regionally needed southern
biological linkage to Green Valley, and will tend to address multi-species
enhancement through the protection of additional vegetation in Planning
Area 2.
In order to ensure the biological integrity of the Gnatcatcher
habitat under this alternative, no access to Planning Area 4 will
be allowed across the biological open space easement required in Planning
Area 3. Since there will be no direct access to the southerly portion
of Planning Area 4 under this scenario, the disturbed habitat of this
area may be revegetated to serve as wetland mitigation for future
development of the northerly portion of Planning Area 4 along Olivenhain
Road. Under this scenario the southern portion of Planning Area 4
may also be proposed for subdivision from the northerly, developable
portion of the planning area. The southerly portion may then be acquired
by a developer requiring off-site wetland mitigation for a non-related
project.
| |
|
|
(2.)
|
Off-site Mitigation Alternative - This alternative addresses
mitigation through acquisition and preservation of off-site land that
is suitable longterm Gnatcatcher habitat. Off-site mitigation would
translate into more defensible Gnatcatcher habitat which would be
less susceptible to the secondary impacts associated with the urban
environs of Encinitas. The off-site land acquisition should meet the
following criteria:
| |
|
|
|
(a.)
|
Minimum size: 16 acres
|
|
|
|
(b.)
|
Presence of existing Gnatcatcher population
|
|
|
|
(c.)
|
Must connect to other habitat
|
|
|
|
(d.)
|
Must be compatible with existing and planned land uses
|
|
|
|
(e.)
|
Should be within 5 miles of the SPA
|
|
|
|
(f.)
|
Must be acceptable to the U.S. Fish & Wildlife Service
|
c.)
Geology
|
•
|
Earth settlement/liquefaction:
|
Grading permit applications shall include a project-specific
preliminary geotechnical analysis. The analysis should address potential
geologic hazards within the specific project area and should include
recommendations for the mitigation of potential hazards.
d.)
Cultural Resources
|
•
|
Potential for remaining subsurface components of historic site:
|
It is recommended that a qualified archaeologist be
present during grading of the southern portion of Planning Area 2
to monitor all grading and trenching activities. The archaeologist
must have the authority to temporarily stop the grading if a pocket
of cultural materials is encountered and consult with the City of
Encinitas on the significance of the material encountered.
Planning Area 3 -
Wetlands Open Space
a.
Description
Planning Area 3 is located on approximately 11.3 acres in the
northwest portion of the Specific Plan area. The planning area consists
of the Encinitas Creek floodplain, associated wetlands and nuisance
water treatment ponds. It is bounded by Home Depot and El Camino Real
to the west, Olivenhain Road to the north, Planning Area 4 to the
east, and the Uplands Open Space of Planning Area 2 to the south.
b.
Permitted Uses
Planning Area 3 shall be a dedicated biological open space.
Permitted uses include borrow site, nuisance water treatment ponds
and flood control facilities.
c.
Development Standards
1.)
Landscaping
Planning Area 3 includes two of the Specific Plan Landscape Zones: Zone 1 - Wetland Zone and Zone 2 - Wetland Restoration Zone (see Exhibit III-3). For further details on Planning Area 3 landscaping requirements refer to Section C, Landscape Architecture, of this chapter and Section C.3 in Chapter IV.
2.)
Open Space
Planning Area 2 has been designated as Wetland Open Space by
this Specific Plan (refer to Exhibit II-10). The area shall be dedicated
for a natural open space easement for the purpose of preserving the
wetlands habitat. Said easement(s) shall allow for temporary construction
encroachments for street improvements along El Camino Real and Olivenhain
Road and for grading in the southern portion of the planning area
adjacent to the north side of the Home Improvement Center in Planning
Area 1. Public utility easements shall also be allowed within the
Open Space area. Any area within the Wetland Open Space designation
which is disturbed during the development process shall be revegetated
utilizing plantings described in the plant palette for Landscape Zone
2 in Section C.3 of this chapter.
3.)
Environmental Mitigation Measures
The Home Depot Specific Plan and Tentative Map Environmental
Impact Report (EIR) identifies potential environmental impacts which
could occur as a result of development within Planning Area 3. These
potential impacts are noted below along with mitigation measures described
by the EIR. With the implementation of these measures, it is anticipated
that development could be mitigated to a level that is less than significant.
a.)
Hydrology
|
•
|
Flooding and long-term sedimentation of Encinitas Creek:
|
In order to minimize potential flooding, the Encinitas
Creek channel should be maintained at an elevation that promotes flowage
and reduces back-flooding. The flooding that has occurred in the past
in Planning Area 3 will be reduced by the dredging beneath and just
upstream of the El Camino Real bridge. The project applicant for Planning
Area 3 will be responsible for maintaining the channel onsite along
the frontage in Planning Area 3.
b.)
Water Quality
|
•
|
Sedimentation of Encinitas Creek:
|
(1.)
An erosion control plan shall be designed and implemented for
Planning Area 3. The plan should be prepared by a registered civil
engineer and approved by the City of Encinitas. The plan shall include
all necessary erosion control measures, and monitoring shall be done
before, during and after grading to ensure that the necessary measures
have been implemented and are effective. The-on-site erosion control
plan should be revised as necessary to ensure that it is achieving
its purpose.
(2.)
All grading should be accomplished during the dry months, from
approximately April 15 to October 15 unless a specific erosion control
plan and program have been approved by the City Engineer and Director
of Community Development and all necessary erosion control devices
are in place. The grading period may also require alteration for the
protection of sensitive species. In order to provide the most protection,
grading should be completed by mid-summer so that areas to be planted
may be established prior to the rainy season. The fill for any surcharge
operation may remain in place during the wet months providing proper
erosion control measures are provided as required by the City Engineer.
(3.)
All erosion control measures and devices must be periodically
monitored after project completion to ensure that they are in working
order and are successful. Defective and/or damaged devices must be
replaced. Monitoring and maintenance should continue throughout the
life of the project, and if ownership is changed, the new owner must
be notified of these requirements and must agree to continue the monitoring
and maintenance. A covenant to be recorded with the property title
will alert future property owners of these requirements.
(4.)
All graded and cleared areas must be revegetated immediately
upon the completion of grading. The fill used for any surcharge operation,
as well as exposed slopes, should be immediately reseeded with a suitable
erosion control ground cover.
(5.)
The future development of Planning Area 3 should include an
oil/water/sediment separator system and nuisance water treatment wetland
area similar to that planned for Planning Area 1. It should include
a wetland treatment area of at least 0.1 acre in surface area. It
should be constructed and maintained to the north of the development
area footprint and should treat all runoff from graded and/or developed
areas within Planning Area 3. The degraded wetland areas could be
used for the purpose of constructing the marsh treatment pond.
c.)
Biology
|
•
|
Indirect impacts from water quality degradation:
| ||
|
|
(1.)
|
Grading should be restricted to the period from April 15 through
October 15 to minimize the indirect impacts of erosion and sedimentation
on biological resources unless a specific erosion control plan and
program have been approved by the City Engineer and Director of Community
Development and all necessary erosion control devices are in place.
The grading of the upland areas should be limited to late summer and
early fall to avoid conflicts with the California Gnatcatcher breeding
season or as directed by the U.S. Fish & Wildlife Service.
| |
|
|
(2.)
|
Temporary desiltation basins and standard construction sedimentation
control measures should be implemented to prevent siltation of Encinitas
Creek. Exposed slopes should be immediately reseeded with a suitable
erosion control ground cover after completion of grading. Long-term
sedimentation and water quality impacts should be addressed by ensuring
slope stability, adequate slope drainage systems, and effective revegetation
of exposed slopes.
| |
|
|
(3.)
|
An erosion control plan approved by the City Engineer should
be implemented.
| |
|
•
|
California Gnatcatcher habitat - Because the California Gnatcatcher
has been federally listed as a threatened species, mitigation for
potential impacts to California Gnatcatcher habitat will be determined
by the U.S. Fish & Wildlife Service. Two alternatives will be
considered by the Service:
| ||
|
|
(1.)
|
On-site Mitigation Alternative - Under this alternative portions
of Planning Areas 1 and 2 and all of Planning Area 3 will be dedicated
as biological open space easements. The residential development area
of Planning Area 2 will be reduced and less than 17 lots will be created.
This alternative will provide a link between the steep slope vegetation
and the wetlands on-site, will provide the regionally needed southern
biological linkage to Green Valley, and will tend to address multi-species
enhancement through the protection of additional vegetation in Planning
Area 2.
In order to ensure the biological integrity of the Gnatcatcher
habitat under this alternative, no access to Planning Area 4 will
be allowed across the biological open space easement required in Planning
Area 3. Since there will be no direct access to the southerly portion
of Planning Area 4 under this scenario, the disturbed habitat of this
area may be revegetated to serve as wetland mitigation for future
development of the northerly portion of Planning Area 4 along Olivenhain
Road. Under this scenario the southern portion of Planning Area 4
may also be proposed for subdivision from the northerly, developable
portion of the planning area. The southerly portion may then be acquired
by a developer requiring offsite wetland mitigation for a non-related
project.
| |
|
|
(2.)
|
Off-site Mitigation Alternative - This alternative addresses
mitigation through acquisition and preservation of off-site land that
is suitable longterm Gnatcatcher habitat. Off-site mitigation would
translate into more defensible Gnatcatcher habitat which would be
less susceptible to the secondary impacts associated with the urban
environs of Encinitas. The off-site land acquisition should meet the
following criteria:
| |
|
|
|
(a.)
|
Minimum size: 16 acres
|
|
|
|
(b.)
|
Presence of existing Gnatcatcher population
|
|
|
|
(c.)
|
Must connect to other habitat
|
|
|
|
(d.)
|
Must be compatible with existing and planned land uses
|
|
|
|
(e.)
|
Should be within 5 miles of the SPA
|
|
|
|
(f.)
|
Must be acceptable to the U.S. Fish & Wildlife Service
|
d.)
Geology
|
•
|
Earth settlement/liquefaction:
|
Grading permit applications shall include a project-specific
preliminary geotechnical analysis. The analysis should address potential
geologic hazards within the specific project area and should include
recommendations for the mitigation of potential hazards.
e.)
Paleontology
|
•
|
Potential destruction of resources:
|
When development is proposed for Planning Area 3, there
will be a potential for impacts on paleontological resources if the
hillsides in the southern portion of the potential development area
are disturbed and/or excavated. The environmental initial study for
any future proposed development of Planning Area 3 should determine
whether the proposed development has the potential for cutting into
the area underlain by the Torrey Sandstone Formation. If development
is proposed in this area, a mitigation program similar to the program
discussed for Planning Areas 1 and 2 should be implemented.
Planning Area 4 -
Commercial - Light Industrial
a.
Description
This planning area of about 10.5 acres is located in the eastern
portion of the Specific Plan area. The northerly boundary of the site
is adjacent to the southerly right-of-way line of Olivenhain Road.
The northerly half of the westerly planning area boundary is adjacent
to Planning Area 3 while the southerly half is adjacent to Planning
Area 2. A 150-foot S.D.G.&E. utility easement is located along
the westerly boundary. Encinitas Creek flows from east to west through
the north central portion of the site. Land uses which could be allowed
in this planning area include certain general commercial and light
industrial uses. No development plans are proposed for Planning Area
4 by this Specific Plan. Site-specific development constraints may
limit use of the site. Depending on the proposed land use, future
development of the property will require Design Review approval and,
depending on the proposed use, may also require Conditional Use Permit
approval.
b.
Permitted Uses
1.)
The following uses are permitted by right in Planning
Area 4:
|
Accessory Building
|
|
Antique Sales/Warehouse
|
|
Appliance Sales/Repairs
|
|
Art Gallery or Artist Studio
|
|
Bakery, Retail
|
|
Bicycle Sales, Rental & Service
|
|
Blueprinting & Photostating
|
|
Bookbinding
|
|
Book Sales
|
|
Bowling Alley
|
|
Building Materials Sales & Storage, Enclosed
|
|
Burial Casket Sales
|
|
Candy & Confectionery Sales
|
|
Cosmetic Design Studio
|
|
Delicatessen
|
|
Feed & Grain Sales
|
|
Financing Company
|
|
Florist Shop
|
|
Garage, Public Parking
|
|
Garden Supplies
|
|
Glass & Mirrors Retail
|
|
Glass Studio (Stained & Other)
|
|
Health Food Store
|
|
Ice & Cold Storage Plant
|
|
Ice Sales & Storage
|
|
Interior Decorating Service
|
|
Jewelry Mfg.
|
|
Lawnmower Sales & Service
|
|
Locksmith
|
|
Medical Equipment Sales
|
|
Newsstand
|
|
Office Equipment Sales
|
|
Optical Products Mfg. & Sales
|
|
Paper Products Sales
|
|
Parking Lot
|
|
Pet Shop/Pet Grooming
|
|
Photocopy Shop
|
|
Public Utilities: Offices/Installations
|
|
Retail Photo Finishing
|
|
Photographic Studio
|
|
Photographic Supplies
|
|
Pottery Sales
|
|
Real Estate Office
|
|
Recording Studio
|
|
Shoe Repair
|
|
Sporting Goods Sales
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Surf Shop
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Stationery Store
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Swimming Pool Supplies/Equipment Sales
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Tile Sales
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Veterinarian (Kennel for Animal Patients Only)
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2.)
The following uses shall be allowed in Planning
Area 4 upon the granting of a Minor Conditional Use Permit:
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Agricultural Roadside Stand
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Agricultural & Horticultural Production
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Ambulance Service
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Automobile Electric & Tune-up
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Bank/Savings & Loan
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Bird Raising
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Building Material Sales & Storage, Outdoor
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Cabinet Shop
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Catering Service
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Conservatory of Music
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Dance Studio
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Caretakers Dwelling
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Frozen Food Locker
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Home & Business Maintenance Service
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Horticulture Services
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Ice Cream Parlor
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Horticultural Nursery
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Business & Professional Office
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Orthopedic Devices Mfg. & Sales
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Parks & Recreation Areas
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Pottery Sales
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Restaurant (no alcohol sales)
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Scientific Instruments Mfg. & Sales
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Silk Screen Print Shop
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Storage Building (self-storage)
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3.)
The following uses shall be allowed in Planning
Area 4 upon the granting of a Major Conditional Use Permit:
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Agricultural Equipment Sales & Repair
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Animal Shelter
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Athletic Field
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Automobile Body Repair
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Automobile Painting
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Automobile Repair
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Automobile Rental
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Automobile Sales (New & Used)
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Bakery, Wholesale
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Boat Building
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Boat Sales/Rentals
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Borrow Site
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Club, Athletic or Recreation
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Club, Private
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Club w/ Alcohol Sales
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Contractor Storage Yard
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Commercial Courts (Tennis, Racquetball, etc.)
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Drive-Through Restaurant
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Educational Institution, Private
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Farmers Market
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Fire Prevention Equipment Sales & Service
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Fire Station
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Fitness Studio
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Glass Edging & Beveling
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Golf Driving Range
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Grocery Store (6,000 to 16,000 s.f.)
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Hobby Supply Store
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Kennel
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Dental & Medical Laboratories
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Labor Hall
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Food Market (6,000 to 16,000 s.f.)
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Medical/Dental Clinic
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Medical/Dental Office
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Motorcycle Sales & Service
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Motor Vehicle Parts Store
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Museum
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Police/Sheriff Station/Jail
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Post Office
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Radio/Television Broadcasting Studio
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Recreational Facilities, Private or Public
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Recycling Facilities
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Reducing Salon
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Restaurant (w/ alcohol sales)
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School, Technical
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Small Animal Hospital/Kennel
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Storage Building (Vehicle & RV)
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Storage of Sand, Gravel, etc.
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Uses Open More Than 20 Hours/Day
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Warehouse
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c.
Development Standards
1.)
Net Lot Area
The minimum net lot area allowed in Planning Area 4 shall be
10,000 square feet. Minimum lot width and lot depth shall be 100 feet.
2.)
North Planning Area Boundary Setback
No structures shall be located less than 15 feet from the ultimate
edge of right-of-way along Olivenhain Road. Open parking shall not
be located less than 5 feet from the ultimate edge of Olivenhain Road.
With the exception of points of access, a planting strip having a
minimum width of 5 feet shall be required for all development areas
adjacent to Olivenhain Road. Open parking located within 20 feet of
Olivenhain Road shall require a masonry wall or berm 3 feet in height
between the required landscape area and the parking area to adequately
screen the parking area.
3.)
East Planning Area Boundary Setback
No structures shall be located less than 10 feet from the easterly
property line which adjoins the City of Encinitas public park site.
Depending upon the intensity of land use proposed, a masonry wall
6 feet in height may be required to screen development located adjacent
to the City park site. This decision shall be made during Design Review.
4.)
South Planning Area Boundary Setback
A planning buffer of 100 feet consisting of a minimum 50-foot
biological buffer which may include a nuisance water treatment facility,
and 50 feet of unstructured area which may include parking and driveways.
A U.S. Army Corps of Engineers wetlands encroachment permit will be
required for any development located within the wetlands area and
may specify additional setback requirements.
5.)
West Planning Area Boundary Setback
No structures shall be located less than 150 feet from the westerly
planning area boundary. Accessory structures, fences, walls and open
parking may be located within the 150-foot S.D.G.&E. utility easement
if approved by Design Review (and by Conditional Use Permit, if required
by proposed use).
6.)
Lot Coverage
Maximum lot coverage shall be 40 percent. Lot coverage calculations
shall be based upon the lot area not having environmental constraints.
7.)
Building Height
No buildings or structures shall exceed a height of 30 feet
or two stories in Planning Area 4. An additional 6 feet shall be allowed
for the following projections: radio, TV and satellite dish antennas,
flagpoles, chimneys, towers, hips and gables, roofs sloped at 4 and
12 or greater, and spires.
8.)
Floor/Area Ratio
The maximum allowable Floor/Area Ratio shall be .75. Ratio calculations
shall be based upon the lot area not having environmental constraints.
9.)
Off-Street Parking
Off-street parking requirements shall be determined by Chapter 30.54, Off-street Parking, of the City of Encinitas Municipal Code.
10.)
Landscaping
A minimum of 15 percent of the developed lot area (see Refined
Open Space, Page II-20) shall be landscaped. Special care shall be
taken to ensure the landscape treatment of the area adjacent to the
wetlands area is compatible with the wetlands habitat. For further
landscaping guidelines refer to Section C, Landscape Architecture,
of this chapter.
11.)
Open Space
The Encinitas Creek wetlands area which is not a part of the
developed lot area shall be offered for dedication as a wetlands open
space easement as a condition of Design Review approval.
12.)
Fencing
Fencing details are described in the Landscape Architecture
section of this chapter. A special wall or fence may be required for
areas of development which are adjacent to the City park site. The
locations, dimensions and materials for all fences and walls shall
be addressed by Design Review.
13.)
Lighting
The Design Review application shall include a lighting plan
which indicates exterior lighting standards and devices. The plan
shall be adequate to review possible hazards and disturbances to the
wetlands and other adjacent properties.
14.)
Signage
Signage in Planning Area 4 shall be governed by the sign regulations found in Chapter 30.60 of the City of Encinitas Zoning Code. If signage is to be provided a sign program shall be included with the Design Review application. The sign program shall indicate the location, dimensions and materials for all proposed exterior signs. If temporary or seasonal signs are anticipated they should also be described.
15.)
Environmental Mitigation Measures
The Home Depot Specific Plan and Tentative Map Environmental
Impact Report (EIR) identifies potential environmental impacts which
could occur as a result of development within Planning Area 4. These
potential impacts are noted below along with mitigation measures described
by the EIR. With the implementation of these measures, it is anticipated
that development could be mitigated to a level that is less than significant.
However, additional environmental analysis will be required when specific
development is proposed. Because wetland boundaries may change with
time, the wetlands area should be re-evaluated during environmental
review when specific development is proposed.
a.)
Hydrology
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Flooding and long-term sedimentation of Encinitas Creek:
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In order to minimize potential flooding, the Encinitas
Creek channel should be maintained at an elevation that promotes flowage
and reduces back-flooding. The flooding that has occurred in the past
in Planning Area 4 will be reduced by the dredging beneath and just
upstream of the El Camino Real bridge. The project applicant for Planning
Area 4 will be responsible for maintaining the channel onsite along
the frontage in Planning Area 4.
b.)
Water Quality
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Sedimentation of Encinitas Creek:
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(1.)
An erosion control plan shall be designed and implemented for
Planning Area 4. The plan should be prepared by a registered civil
engineer and approved by the City of Encinitas. The plan shall include
all necessary erosion control measures, and monitoring shall be done
before, during and after grading to ensure that the necessary measures
have been implemented and are effective. The on-site erosion control
plan should be revised as necessary to ensure that it is achieving
its purpose.
(2.)
All grading should be accomplished during the dry months, from
approximately April 15 to October 15 unless a specific erosion control
plan and program have been approved by the City Engineer and Director
of Community Development and all necessary erosion control devices
are in place. The grading period may also require alteration for the
protection of sensitive species. In order to provide the most protection,
grading should be completed by mid-summer so that areas to be planted
may be established prior to the rainy season. The fill for any surcharge
operation may remain in place during the wet months providing proper
erosion control measures are provided as required by the City Engineer.
(3.)
All erosion control measures and devices must be periodically
monitored after project completion to ensure that they are in working
order and are successful. Defective and/or damaged devices must be
replaced. Monitoring and maintenance should continue throughout the
life of the project, and if ownership is changed, the new owner must
be notified of these requirements and must agree to continue the monitoring
and maintenance. A covenant to be recorded with the property title
will alert future property owners of these requirements.
(4.)
All graded and cleared areas must be revegetated immediately
upon the completion of grading. The fill used for any surcharge operation,
as well as exposed slopes, should be immediately reseeded with a suitable
erosion control ground cover.
(5.)
The future development of Planning Area 4 should include an
oil/water/sediment separator system and nuisance water treatment wetland
area similar to that planned for Planning Area 1 for any area of development
adjacent to wetlands that will drain toward the wetlands and/or creek.
It should treat all runoff from Planning Area 4.
c.)
Biology
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Indirect impacts from water quality degradation:
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(1.)
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Grading should be restricted to the period from April 15 through
October 15 to minimize the indirect impacts of erosion and sedimentation
on biological resources unless a specific erosion control plan and
program have been approved by the City Engineer and Director of Community
Development and all necessary erosion control devices are in place.
The grading of the upland areas should be limited to late summer and
early fall to avoid conflicts with the California Gnatcatcher breeding
season or as directed by the U.S. Fish & Wildlife Service.
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(2.)
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Temporary desiltation basins and standard construction sedimentation
control measures should be implemented to prevent siltation of Encinitas
Creek. Exposed slopes should be immediately reseeded with a suitable
erosion control ground cover after completion of grading. Long-term
sedimentation and water quality impacts should be addressed by ensuring
slope stability, adequate slope drainage systems, and effective revegetation
of exposed slopes.
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(3.)
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An erosion control plan approved by the City Engineer should
be implemented.
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Wetlands impacts:
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(1.)
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The area south of Encinitas Creek in Planning Area 4 indicated
as developable in the Specific Plan includes approximately 0.2-acre
of wetlands. The northern limit of the developable area should be
scaled back, at a minimum, to the wetland boundary.
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(2.)
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The designated developable area south of Encinitas Creek includes
approximately 1.3 acres of steep slopes. It is recommended that the
uses of the steep slopes be restricted to those which do not require
grading or exposure of the soil.
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(3.)
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A nuisance water treatment wetland similar to that designed
for Planning Area 1 should be constructed and maintained for any development
in Planning Area 4. It should be designed when development is proposed.
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(4.)
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The degraded wetlands should be used for buffering the existing
wetlands.
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(5.)
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If the developable areas are not reduced as recommended in #1
and #2 above, mitigation for the loss of wetlands within Planning
Area 4 may require off-site mitigation.
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d.)
Geology
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Earth settlement/liquefaction:
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Grading permit applications shall include a project-specific
preliminary geotechnical analysis. The analysis should address potential
geologic hazards within the specific project area and should include
recommendations for the mitigation of potential hazards.
e.)
Traffic
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Long-term impacts on existing regional traffic problems:
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Project applicants should be required to contribute,
on a fair-share basis, to regional traffic improvements.
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•
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Cumulative impacts on nearby roads and intersections until roads
are improved:
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Contribute to the widening of Olivenhain Road, which
includes improvement of the El Camino Real Olivenhain Road intersection.
f.)
Noise
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Excessive noise levels in the northern portion of Planning Area
4:
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When development is proposed for Planning Area 4, additional
project-specific noise analysis will be required.
g.)
Paleontology
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Potential destruction of resources:
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When development is proposed for Planning Area 4, there
will be a potential for impacts on paleontological resources if the
hillsides in the southern potential development area are disturbed
and/or excavated. The environmental initial study for any future proposed
development of Planning Area 4 should determine whether the proposed
development has the potential for cutting into the area underlain
by the Torrey Sandstone Formation. If development is proposed in this
area, a mitigation program similar to the program discussed for Planning
Areas 1 and 2 should be implemented.
h.)
EMF Hazard
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Potential impacts to future development in Planning Area 4:
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The issues of extra low frequency radiation (ELF) and
electromagnetic fields (EMF) should be restudied at the time of the
proposed development of Planning Area 4. At that time, it may be appropriate
to restrict development in certain areas unless SDG&E is willing
to implement mitigation measures.
1.
General
Conditions
a.
The approval for the Tentative Map for Planning Areas 1 and 2 shall
expire on September 8, 1996, thirty-six months after the approval
of the Tentative Map unless the conditions of approval have been met
and a Final Subdivision Map has been recorded, or an extension of
time has been granted by the Authorized Agency in accordance with
the Municipal Code and the State Map Act.
b.
Approval of these application requests shall not waive compliance
with any sections of the Municipal Code and all other applicable City
Ordinances in effect at the time of Building Permit issuance unless
specifically noted in the Specific Plan document or specifically waived
herein.
c.
The Mitigation Monitoring and Reporting Program (MMRP) as contained
within the Environmental Impact Report for the project as certified
by the City Council on September 8, 1993 and the Addendum to the Final
EIR which was adopted by the City Council on September 8, 1993 shall
be instituted for the project. A covenant shall be recorded prior
to Final Map approval agreeing to comply with the mitigations and
to submit funds to accomplish the Mitigation Monitoring and Reporting
Program prior to issuance of any permits for the project. The amount
of funds necessary to implement the program will be determined by
the Director of Community Development and the City Engineer prior
to issuance of said permits.
d.
Permits from other agencies will be required as follows:
1.)
The U.S. Fish & Wildlife Service will be the responsible agency
for considering the issuance of a 10(a) Permit (or such other permit
or approval as determined appropriate by the Service) for the proposed
California Gnatcatcher Habitat Conservation Program (HCP).
2.)
The project has already received a U.S. Army Corps of Engineers 404
Permit for the Wetland Enhancement Program. Said permit shall be maintained
in force and effect during the duration of the project.
3.)
A 1603 Agreement or other authorization from the California Department
of Fish & Game will be required for the streambed alteration of
Encinitas Creek.
4.)
Approval from the California Coastal Commission and the County Department
of Public Works will be required for the proposed roadway improvements
along the property's frontage to El Camino Real.
5.)
A National Pollutant Discharge Elimination System (NPDES) permit
will be required from the State Water Resources Control Board for
the proposed nuisance water treatment system.
6.)
Annexation approval from the Leucadia County Water District will
be required for the provision of sewer service to Planning Area 1.
2.
The
developer of Planning Areas 1, 2 and 3 shall contact the Community
Development Department regarding compliance with the following conditions:
a.
For new residential dwelling unit(s) and/or commercial structures,
the developer shall pay development fees at the established rate.
Such fees may include, but not be limited to: Permit and Plan Checking
Fees, School Fees, Water and Sewer Service Fees, Traffic Fees, Drainage
Fees, and Park Fees. Arrangements to pay these fees shall be made:
b.
Street names shall be approved by the City prior to the recordation
of the Final Map, and street addresses shall be provided prior to
the issuance of building permits.
c.
Any changes to the natural drainage or concentration of drainage
shall be adequately handled and shall not impact adjacent properties
to the satisfaction of the City Engineer.
d.
A plan shall be submitted for approval by the Director of Community
Development and the Encinitas Fire Protection District regarding the
treatment of the site during the construction phase, the circulation
and parking of construction workers' vehicles, and the transportation
and utilization of any heavy equipment needed for the construction
of the project.
e.
The final grading for the residential lots in Planning Area 2 shall
be in substantial conformance with, or be less than that shown on
the Conceptual Grading Plan and Tentative Map in order to ensure minimal
grading of the lots and carry but the intent to minimize the impact
of development of the lots on nearby native vegetation that will be
preserved in open space.
f.
Biological open space easements and/or lots shall be required as
shown on the Tentative Map and Site Plan for Planning Areas 1 and
2. The biological open space over steep slopes and their associated
vegetation in Planning Area 2 shall be restricted in use so as to
prohibit:
1.)
Any grading or padding that would alter the natural landform except
as shown on the approved Tentative Map/Grading Plan.
2.)
Grazing of large animals.
3.)
The removal of any vegetation unless permitted by application to
the Fire Marshal and approved by the Community Development Director
and the City Engineer.
4.)
Placement or construction of any structures on said open space other
than fencing along lot lines or separating the usable residential
lot areas from the open space.
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A covenant shall be recorded in the office of the County Recorder
agreeing to the above condition by current and all future property
owners. The Wetlands Enhancement open space in Planning Area 1 shall
be designated as a biological open space easement on the Final Map.
Temporary construction easements shall be permitted as approved by
the City Engineer within these open spaces for the implementation
of utility installation and for required grading and the implementation
of revegetation programs.
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g.
The development and commercial use of Planning Area 1 shall comply
with the following requirements:
1.)
Home Depot store hours shall be from 6 a.m. to 9 p.m. Mondays through
Fridays; from 6 a.m. to 8 p.m. on Saturdays; and from 8 a.m. to 6
p.m. on Sundays.
2.)
Delivery hours shall be between the hours of 6 a.m. and 7 p.m. Mondays
through Saturdays and from noon to 4 p.m. on Sundays.
3.)
The fence between the parking area and the wetlands shall be provided
with landscape plantings facing the parking facilities. A minimum
of 4 feet, with no overhang of vehicles permitted, shall be required
for the planting area adjacent to the fence. The plants shall be vine-like
and planted at 10-foot on-center intervals to cover the fencing material
as rapidly as possible. The 10 "finger- island" landscaped areas around
the perimeter of the parking facility shall be increased in size to
meet City landscape requirements. In addition to the proposed 4-foot
square "diamond" tree island plantings in the main parking lot area,
ten additional landscaped islands (equal or greater than the size
of a typical parking stall) shall be provided randomly spaced throughout
the parking lot. The implementation of additional landscaped islands
within the parking lot may reduce the currently proposed number of
parking stalls from 549 spaces to 534, with the minimum number of
spaces required by the Code being 531.
4.)
The trash compactor shall only be operated between the hours of 9
a.m. and 6 p.m. The applicant shall determine if the hours of operation
of the trash compactor can be further reduced on Sundays.
5.)
Delivery trucks traveling south on El Camino Real and turning into
the parking lot at the central entry shall immediately turn to the
right into the parking area on the west side of the structure to access
the delivery driveway on the south side of the structure. A sign shall
be posted which is visible to delivery truck drivers accessing the
loading dock that reads: "TURN ENGINES OFF." A wing wall shall be
located on the south side of the loading area for additional sound
attenuation purposes.
6.)
No outdoor construction shall take place before 7 a.m. or after 5
p.m. Mondays through Saturdays. No outdoor construction shall be permitted
on Sundays.
7.)
If City noise standards are exceeded, use of forklifts outdoors shall
be limited to electrically powered vehicles. The use of an outdoor
public address system is prohibited for all exterior areas, including
the Garden Center.
8.)
Potential noise generated by the cutting of Christmas trees shall
be regulated by the Municipal Code noise standards.
9.)
The tree plantings along the sound attenuation wall on the east side
of Planning Area 1 shall be 24- to 36-inch box trees. All trees to
be planted in the parking area shall be a minimum of 24-inch box in
size.
10.)
All parking area lights shall be turned off 1 hour after the
store's closing hour except for the bank of lights for the parking
lot on the west side of the structure and for the parking area along
El Camino Real directly north of the central access point to the parking
facilities.
11.)
The outdoor storage of goods shall only be permitted while the
material is waiting to be stored inside the structure. Merchandise
proposed for sale may only be displayed outdoors adjacent to the store's
entry to the satisfaction of the Director of Community Development.
12.)
The roof cap sheet will be gray to off-white in color and will
be "minimally reflective" with the roof mounted electrical equipment
and coolers colored to match.
13.)
The vertical pickets of the Garden Center fence shall be approximately
4 inches on center. The pickets and wrought iron wire mesh screen
material shall be painted a flat black color.
14.)
An access and utility easement shall be provided across Planning
Area 1 to serve Planning Area 3 and the southern portion of Planning
Area 4 prior to Final Map approval unless the on-site mitigation option
is approved by the USF&WS.
15.)
A maximum of five single family residential lots may be created
in Planning Area 2 if it can be demonstrated to the satisfaction of
the Planning Commission (or as may be provided by the Municipal Code),
prior to Final Map approval, that the Tentative Map complies with
the Municipal Code standards for the Hillside Overlay Zone (Sec. 30.34.030)
which restricts development of areas having 25% slopes or greater
to a maximum 10% encroachment.
16.)
Exterior lighting, including security lighting, shall be shielded
as discussed on page IV-17 of the Specific Plan.
17.)
The wall along the east side of the Home Improvement Center
shall be raised an additional 2 feet to a total height of 7 feet to
increase its sound attenuation capabilities.
18.)
The original cross-truss design above the entry to the Home
Improvement Center shall be implemented pursuant to plans dated received
by the City on May 4, 1993.
h.
The residential subdivision in Planning Area 2 shall be limited to
a maximum of 5 lots. The number of residential lots in Planning Area
2 may be reduced if on-site California gnatcatcher mitigation is required
by the U.S. Fish & Wildlife Service. If the number of lots is
reduced, the resultant development area shall not extend beyond the
boundaries of the original 17-lot design. No construction within the
subdivision shall occur in the evenings after 5 p.m.
i.
All required plantings and approved irrigation systems shall be in
place prior to use or occupancy of new buildings or structures. All
required plantings and irrigation systems shall be maintained in good
condition, and whenever necessary, shall be replaced with new materials
to ensure continued compliance with applicable landscaping, buffering,
irrigation and screening requirements as set forth in this Specific
Plan document. All landscaping and associated automatic irrigation
systems shall be maintained in a manner that will not depreciate adjacent
property values and otherwise adversely affect adjacent properties.
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Signs
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j.
Any signs proposed for this development shall be designed and placed
in conformance with the Specific Plan. Future signage for Planning
Area 4 shall conform to the provisions of the City's Sign Ordinance
or as may be permitted by the Specific Plan, or future amendments
thereto.
k.
A comprehensive Sign Program for development within Planning Area
2 shall include temporary subdivision advertising signs and any model
home and information signing to be submitted to the Community Development
Department for review and approval prior to issuance of building permits
in compliance with the Specific Plan.
3.
Developer
shall contact the Encinitas Fire Protection District regarding compliance
with the following conditions:
a.
The unobstructed paved width of a fire access roadway shall be not
less than 24 feet. Exception: A fire access roadway providing access
to only one single family dwelling or a one-way section of roadway
shall be not less than 16 feet in paved width.
b.
Turnarounds: All dead-end fire access roads in excess of 150 feet
in length shall be provided with a cul-de-sac or equivalent turning
area satisfactory to the Fire Chief. The minimum radius of a cul-de-sac
shall not be less than 40 feet. Where topography would prevent the
construction of a cul-de-sac, an alternative turn-around approved
by the Fire Chief may be installed.
c.
Prior to delivery of combustible building materials on site, water
system shall satisfactorily pass all required tests and be connected
to the public water system. In addition, the first lift of asphalt
paving shall be in place to provide adequate, permanent access for
emergency vehicles. Said access shall be maintained to the satisfaction
of the Fire District.
d.
All designated emergency access roads shall be posted pursuant to
Fire District Standards.
e.
All two-way traffic aisles shall be a minimum of 24 feet wide and
emergency access shall be provided, maintained free and clear a minimum
of 24 feet wide at all times during construction in accordance with
Fire District requirements.
f.
Submit a letter from the Fire District stating satisfaction with
the type and location of fire hydrants and the minimum water flow
in gallons per minute together with a letter to the appropriate agency
certifying that the fire department's minimum required water flow
is available to serve the project. Provisions shall be made to ensure
a maximum water pressure at the hydrant of 250 psi. The installation
of a pressure reducing station may be required. Fire hydrants shall
be of a bronze type and shall be identified by installing a "blue"
reflective dot on the street surface pursuant to Fire District Standards.
g.
Address numbers shall be clearly visible from the street fronting
the structure. Where structures are located off a roadway on long
driveways, a monument shall be placed at the entrance where the driveway
intersects the main roadway. Permanent address numbers shall be displayed
on this monument.
h.
Structures shall be protected by automatic fire sprinkler systems.
Sprinkler systems, as required per City Ordinance, shall be installed
to the satisfaction of the Encinitas Fire Protection District.
i.
Prior to final recordation, the developer shall submit a letter from
the Fire District stating that all development impact, plan check
and/or cost recovery fees have been paid or secured to the satisfaction
of the District.
j.
The developer shall sign a covenant agreeing to pay to the Encinitas
Fire Protection District, a fee to mitigate the project impacts on
Emergency Services.
k.
Prior to recordation of the Final Map, the developer shall submit
a letter from the Fire District to the Community Development Department
stating that fire/fuel breaks have been provided to the satisfaction
of the Fire District.
l.
Gates: All automatic gates across fire access roadways (if applicable)
shall be equipped with approved emergency key operated switches overriding
all command functions and opening the gate. Gates accessing more than
three residences or residential lots shall also be equipped with approved
emergency traffic control activating strobe sensor(s), which will
activate the gate on the approach of emergency apparatus. All automatic
gates must meet Fire District policies deemed necessary by the Chief
for rapid reliable access.
m.
Response Maps: Any development which, by virtue of new structures,
necessitates fire hydrants, roadways or similar features, shall be
required to provide map updates in a format compatible with current
department mapping services, and shall be charged a reasonable fee
for updating all response maps.
n.
Grade: The gradient for a fire apparatus access roadway shall not
exceed 20%. The angle of departure and approach shall not exceed the
maximum approved by the Encinitas Fire Protection District.
4.
Developer
shall contact the Public Works Department regarding compliance with
the following conditions:
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Grading
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a.
No grading permits shall be issued for the residential subdivision
in Planning Area 2 prior to recordation of the Final Subdivision Map.
b.
The developer shall obtain a grading permit prior to the commencement
of any clearing or grading of the site.
c.
The grading for this project is defined in Chapter 23.24 of the Encinitas Municipal Code. Grading shall be performed under the observation of a civil engineer whose responsibility it shall be to coordinate site inspection and testing to ensure compliance of the work with the approved grading plan, submit required reports to the City Engineer and verify compliance with Chapter 23.24 of the Encinitas Municipal Code.
d.
No grading shall occur outside the limits of the subdivision unless
a letter of permission is obtained from the owners of the affected
properties. This does not pertain to the off-site road improvements.
e.
A separate grading plan shall be submitted and approved and a separate
grading permit issued for any borrow or disposal sites if located
within the city limits.
f.
All newly created slopes within this project shall be no steeper
than 2:1.
g.
A soils/geological/hydraulic report (as applicable) shall be prepared
by a qualified engineer licensed by the State of California to perform
such work. Said reports, if not already on file with the City, shall
be submitted prior to building permit issuance or at first submittal
of a grading plan.
h.
Prior to hauling dirt or construction materials to any proposed construction
site within this project the developer shall submit to and receive
approval from the City Engineer for the proposed haul route. The developer
shall comply with all conditions and requirements the City Engineer
may impose with regards to the hauling operation.
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Drainage and Flood Control
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i.
The developer shall exercise special care during the construction
phase of this project to prevent any offsite siltation. The developer
shall provide erosion control measures and shall construct temporary
desiltation/detention basins of type, size and location as approved
by the City Engineer. The basins and erosion control measures shall
be shown and specified on the grading plan and shall be constructed
to the satisfaction of the City Engineer prior to the start of any
other grading operations. Prior to the removal of any basins or facilities
so constructed the area shall be protected by additional drainage
facilities, slope erosion control measures and other methods required
or approved by the City Engineer. The developer shall maintain the
temporary basins and erosion control measures for a period of time
satisfactory to the City Engineer and shall guarantee their maintenance
and satisfactory performance through cash deposit and bonding in amounts
and types suitable to the City Engineer.
j.
A drainage system capable of handling and disposing of all surface
water originating within the subdivision, and all surface waters that
may flow onto the subdivision from adjacent lands, shall be required.
Said drainage system shall include any easements and structures as
required by the City Engineer to properly handle the drainage. Drainage
being concentrated in the roads must be carried in the road or drainage
system to the satisfaction of the City Engineer.
k.
The developer shall pay the current local drainage area fee prior
to approval of the Final Map for this project or shall construct drainage
systems in conformance with the Master Drainage Plan and City of Encinitas
Standards as required by the City Engineer.
l.
Concentrated flows across driveways and/or sidewalks shall not be
permitted.
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Streets and Sidewalks
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m.
Reciprocal access and/or maintenance agreements shall be provided
ensuring access to all parcels over private roads, drive or parking
areas and maintenance thereof to the satisfaction of the City Engineer.
n.
The developer shall obtain the City Engineer's approval of the project
improvement plans and enter into a secured agreement with the City
for completion of said improvements prior to issuance of any building
permit within the project. The improvements shall be constructed prior
to occupancy of any building on any lot within the project. The improvements
are:
Construction of public right-of-way improvements for the portions
of the property in Planning Areas 1 and 2 which front onto El Camino
Real. Raised landscaped medians and a traffic light control system
shall be provided on El Camino Real along the Planning Area 1 frontage
to the satisfaction of the City Engineer and Director of Public Works.
Access driveways into Planning Area 1 shall be designed and installed
in accordance with adopted design standards to the satisfaction of
the City Engineer. The developer shall contribute a fair share amount
to the satisfaction of the City Engineer for future improvements to
Olivenhain Road and other intersections and roadway segments as identified
in the Final Environmental Impact Report mitigations.
o.
Engineering Services staff, in implementing the City's Road Standards,
will require Home Depot to pay for, or post a cash deposit or Letter
of Credit for the value of the improvements as approved by the City
Engineer for the construction of 24 feet of pavement, curb and sidewalk
on Olivenhain Road for the length of Planning Area 1. Such payment
will be made at the time of construction of the re-alignment and widening
of Olivenhain Road. In addition, an Irrevocable Offer of Dedication
for the excess area of land south of the existing alignment of Olivenhain
Road shall be recorded for road right-of-way or road construction
mitigation. Interim improvements and dedication of right-of-way as
identified in the Home Depot EIR to bring the intersection of Olivenhain
Road and El Camino Real to a Level of Service "C" prior to Final Occupancy
approval, will be required.
5.
The
developer shall contact the appropriate agency regarding compliance
with the following conditions:
a.
The developer shall comply with all the rules, regulations and design
requirements of the respective utility agencies regarding services
to the project.
b.
The developer shall be responsible for coordination with SDG&E,
Pacific Telephone, and Cable TV authorities and all other affected
utilities.
c.
All proposed utilities within the project shall be installed underground
including existing utilities unless exempted by the Municipal Code.
d.
The developer shall be responsible for the relocation and undergrounding
of public utilities as required.
e.
Non-publicly maintained sewers located under private streets or easements
shall be designed and installed pursuant to public utility standards
and final certification by a registered civil engineer must be submitted.
f.
The subdivider shall install or agree to install a public sewer system
within the development site to serve each parcel and obtain approval
of the Leucadia Water District of plans and specifications for the
installation of such public sewer system before Final Map recordation.
g.
All sewage generated within this subdivision shall be capable of
gravity flow to the public sewer system.
h.
All newly created public sewer easements outside of maintained roadways
but within this subdivision shall be graded and surfaced in accordance
with district policies and specifications.
6.
An
Environmental Mitigation Monitoring and Reporting Program has been
made a part of the conditions of approval for the Specific Plan area.
It shall be the responsibility of the property owner to ensure that
the program, as described in Section 1.3 of the Certified EIR, is
implemented to the satisfaction of the Community Development Director.
Failure to implement this program will be cause for revocation of
this approval. Conditions of the program are summarized as follows:
a.
Short-term Flooding: The developer of Planning Area 1 shall be responsible
for the initial dredging beneath and within 20 feet upstream of the
El Camino Real bridge structure to an elevation of 72 feet. The dredging
shall be completed in conjunction with the Wetlands Enhancement Program
to the satisfaction of the City Engineer.
b.
Long-term Sedimentation and Flooding: After the initial dredging
beneath the El Camino Real bridge by the developer, the City of Encinitas
Public Works Department shall annually inspect the channel elevation
in early October and dredge the channel as necessary to maintain the
elevation at 72 feet.
c.
Long-term Erosion and Sedimentation: Erosion control plans shall
be prepared for the development of Planning Areas 1 and 2 to the satisfaction
of the City Engineer. The erosion control plans shall include temporary
desilting basins as necessary, as well as sandbags and/or other types
of barriers placed at the limits of grading and energy dissipators
located at the base of the storm drain outlets in Planning Areas 1
and 2.
d.
Short-term Erosion and Sedimentation: Except for the surcharge fill
in Planning Area 1, all graded and cleared areas must be revegetated
immediately upon the completion of grading. Exposed cut slopes must
be immediately reseeded and/or revegetated with a suitable erosion
control groundcover.
e.
Water Quality Degradation from Spillage of Materials: Design and
implement an operational plan designed to result in immediate and
correct responses to accidental spills.
f.
Water Quality Degradation from Hazardous Materials: Monitor water
quality of Encinitas Creek prior to any project development, then
twice yearly, preferably in April and October to ensure no substantial
increase in contaminants.
g.
Short-term Water Quality Degradation Due to Runoff: Install the oil/sediment/water
separator system and drainage retention basins as described in the
Specific Plan in conjunction with the grading and wetlands mitigation
planting program.
h.
Long-term Water Quality Degradation Due to Runoff: Inspection and
maintenance of oil/sediment/water separators and the runoff water
treatment system, marsh vegetation in the detention basins and all
erosion and sediment control measures and devices, including replacement
of any devices that are not working adequately. Sediment traps and
the oil/sediment/water separator system shall be cleaned out in October
and late March of each year. Not more than 50% of the plant material
shall be removed from the marshy detention basins every two years.
i.
Water Quality Degradation Due to Runoff from Future Development in
Planning Areas 1 and 2: Additional environmental analysis and implementation
of runoff water treatments system for Planning Areas 3 and 4 will
be required when they are proposed for development.
j.
Erosion Control: All grading should be accomplished during the dry
months unless a specific erosion control plan and program have been
approved by the City Engineer and Director of Community Development
and all necessary erosion control devices are in place. Grading in
upland areas within Planning Areas 1, 2 and 3 should occur in later
summer and early fall to minimize potential impacts to the California
gnatcatcher or as directed by the U.S. Fish & Wildlife Service.
k.
Degradation of Sensitive Habitats and Vegetative Communities: A detailed restoration/planting program must be completed. It should include specific plants to be used in each area, using the plant lists included in Chapter III, Section 3, Plant Lists. The program should also include planting specifications for the installation, maintenance and monitoring of the plantings.
l.
Implementation of Restoration/Planting Program: Planting and maintenance
of the size and type of plants described in the restoration/planting
program prepared by the biological consultant, including replacement
of vegetation that does not survive.
m.
Degradation of Wetlands: A qualified biologist should be on site
during the grading and dredging in the vicinity of wetland areas to
ensure that sensitive areas are fenced and that no substantial damage
occurs to existing wetlands to be preserved and that wetland restoration
and enhancement is completed according to the restoration plan.
n.
Degradation of Coastal Mixed Chaparral from Invasive Plants and Human Intrusion: Fencing shall be located between Fuel Management Zones 3 and 4 in Planning Area 2 (reference: Chapter III, Section C.5, Fuel Management Program).
o.
Degradation of Coastal Mixed Chaparral from the Fuel Management Program: On-site monitoring during thinning for the Fuel Management Program to ensure that the recommendations described in Chapter III, Section C.5, Fuel Management Program, are implemented.
p.
Potential Degradation of Wetlands from Human Intrusion and Illegal
Dumping: Construction of a minimum 5-foot high fence between the Home
Depot development area and the wetlands. The fence should be covered
by spiny plants, either California blackberry or California rose.
q.
Loss of Wetlands: Implementation of the mitigation included in the
U.S. Army Corps of Engineers Section 404 permit.
r.
California Gnatcatcher Habitat: Acquisition of off-site gnatcatcher
habitat or preservation of onsite gnatcatcher habitat to the satisfaction
of the U.S. Fish & Wildlife Service.
s.
Southern Mixed Chaparral Impacts: Implementation of one of three
following options:
1.)
An intensive planting program to restore the Southern Mixed Chaparral,
including containerized planting of pretreated plants and some seeding
(not all hydroseeding);
2.)
Implementation of the cribwall alternative instead of the proposed
project; or
3.)
The purchase and preservation, in a natural state, of good quality
Southern Mixed Chaparral off-site.
t.
Loss of Del Mar Manzanita and Coast White Lilac: Planting and maintenance
of liner and 1-gallon sized container plants: 4 Del Mar Manzanita
and 700 Coast White Lilac. The planting should be conducted during
the early winter months to take advantage of high soil moisture and
maximum growing season. A temporary drip irrigation system or intermittent
hand watering will be necessary to carry these plants through a 6-month
establishment period.
u.
Coast Scrub Oak Impacts: Any one of three mitigation measures:
v.
Preservation of Open Space: Placement of an open space easement for
the preservation of natural resources over all areas designated as
open space on the Tentative Map for Planning Areas 1 and 2.
w.
Potential Liquefaction and/or Settlement of Alluvial Soils: Surcharging
of the building areas in Planning Area 1 and incorporation of geologist-recommended
measures into the Final Map.
x.
Soil and Slope Stability: Preconstruction conference at the site
with the developer, grading contractor and civil engineer to discuss
special soil handling requirements and potential problems; on-site
monitoring during grading to ensure conformance with the recommendations
of the geotechnical report, including testing for proper compaction.
y.
Traffic Noise Impacts on Proposed Planning Area 2 Residences: Construction
of a solid noise barrier along the back portions of lots in Planning
Area 2 which are located in areas with noise levels in excess of 60
CNEL.
z.
Water Consumption: Implementation of the water conservation measures
recommended in Section 3.10.3 of the certified EIR (Pages 3-195 to
3-198).
aa.
Potential Impact to Subsurface Historic Resources: Monitoring by
a qualified archaeologist during the grading of the southern portion
of Planning Area 2.
bb.
Potential Destruction of Fossils: Coordination of paleontologist
with project applicant and grading contractor, preparation of a monitoring
and salvage plan, field monitoring, and preparation of a conclusionary
report.
cc.
EMF Hazard Within SDG&E Easement: Allow no uses within the SDG&E
easement that would require people to be continually exposed to EMF
hazards. Parking would be an acceptable use, whereas park uses or
uses requiring the daily presence of employees would not be acceptable.
dd.
Solid Waste Disposal: Use trash compactors in all of the development.
ee.
Internal Circulation Impacts: Limit future uses in Planning Area
3 and the southern portion of Planning Area 4 to those uses that will
not generate more than 1,000 ADT or 100 peak hour trips.
ff.
Cumulative Regional Traffic Impacts: Contributory funding, on a fair-share
basis, toward regional traffic improvements.
gg.
Cumulative Regional Traffic Impacts: Construction of, or participation
in, interim improvement to the intersection of El Camino Real and
Olivenhain Road to achieve a LOS C prior to occupancy of the Home
Depot Center, with improvements designed and bonded prior to issuance
of a building permit for the Home Depot Center.
hh.
Internal Circulation/Pedestrian Safety: Provision for Bomanite pads
along the main driveway in front of the Home Depot building. The same
Bomanite paving should be used at the main entrance near El Camino
Real.
ii.
Pedestrian Safety: Stripe a minimum of three crosswalks in front
of the Home Depot building along the main entry driveway on the smooth
asphalt paving. The striping should be prominent and extend to the
Bomanite paving areas on each side.
jj.
El Camino Real Access Rights: Relinquishing by the Home Depot Corporation
of access rights to El Camino Real except for the three proposed entrances.
kk.
El Camino Real Circulation: Improve El Camino Real to a one-half
graded ROW width of 68 feet with 58 feet of asphaltic concrete pavement
over approved base with Portland cement concrete curb, gutter, bike
lanes, and sidewalk, with curb at 58 feet from the centerline.
7.
The
Notice of Substantial Conformance Determination for this Specific
Plan, dated July 8, 1994, is subject to the following conditions:
a.
No parking or loading of merchandise is permitted in front of, and
5 feet on either side of, the main entrance and the two customer service
exit doors on the north side of the structure. This restriction is
to provide for emergency access and to allow customers to move freely
from the store to the parking lot.
b.
Storage of merchandise shall be in conformance with Condition 11
of this chapter.
c.
The driveway area in front of the entrance and customer exit doors
shall be paved with portland cement concrete. The east and west 3
feet of each paving section shall be stamped concrete to encourage
users of shopping carts to stay within the confines of the cement
area. The edges of the cement area may be enhanced by white or yellow
paint on the stamped concrete area in order to alert motor vehicle
operators of the pedestrian crossing.
d.
Prior to issuance of a building permit for the Home Depot store,
the applicant shall provide, subject to the satisfaction of the Director
of Community Development, replacement pages and exhibits to the Specific
Plan to reflect the approved changes and conditions stated in the
determination. Written agreement with the changes referenced within
the determination from the U.S. Fish and Wildlife Service must also
be obtained and submitted to the Community Development Department.
The revised Specific Plan shall also include all approvals, either
within the Specific Plan document or as an attachment.
