HomeMy WebLinkAboutEA 2019-0002; VETERANS' MEMORIAL PARK; Early Assessment (EA)( City of
Carlsbad
WHAT is an Early Assessment?
EARLY ASSESSMENT
FOR CITY PROJECTS
P-15
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov
It is an early, informal review of your city project by the Planning Division prior to a formal application submittal. The
Early Assessment, or "EA," review is required for all city projects.
WHAT you need to provide:
• Application form (signed by the project engineer and individual authorizing submittal of the Early Assessment,
such as the deputy city engineer or a division/department head);
• Two {2) sets of your site plan and/or other exhibits (folded to 81/z x 11) with sufficient detail to allow staff to
adequately review your proposed project;
• Completed storm water standards questionnaire Form E-34 (see below for more information).
• Any other information that you think will contribute to staff's understanding of your proposal.
About the storm water form: The storm water standards questionnaire (Form E-34) to complete is available from
the Development Application Forms and Handouts page of the city's website at
http://www.carlsbadca.gov/business/building/permitting-process/Pages/Engineering Applications.aspx. Since
storm water requirements are location and project-specific, please complete the form for each project proposed and
for each project location proposed. For projects covering large areas, such as a pavement overlay or sidewalk
replacement, it may be appropriate to fill out only one form. For guidance on storm water or if you have questions
about the form and its applicability, please contact Jeremy Riddle, Associate Civil Engineer, in Land Development
Engineering at Jeremy.riddle@carlsbadca.gov or extension 2737.
WHERE to submit:
Please submit your application at the Planning Division Development Services Counter.
HOW your application will be processed:
After a submittal is made, your application will be sent to the Land Development engineer and Special Projects
planner assigned to review it. Depending on the project, the planner may request additional plans for review by
additional departments, such as Police or Fire.
The planner will prepare a written response to your submittal (in memo form), incorporating comments from all
reviewing departments. You should receive this memo within thirty days after the date you submitted the
application. The response memo will address (at a minimum) the following:
• General Plan, Zoning, and Coastal Zone information;
• Anticipated permit, processing, and CEQA requirements;
• Storm water requirements or comments;
• Identification of any major project Issues based upon the Early Assessment submittal; and
• Contact information for the planner and engineer and any other persons who reviewed your project.
The Early Assessment does not represent an in-depth analysis of your project. The completeness and accuracy of
your submittals will dictate the quality of your project's Early Assessment response. Additional issues of concern
may be raised after your permit application package is formally submitted and processed for a more specific and
detailed review. Also, additional and/or different issues of concern may arise with the passage of time and changing
circumstances, regulations, etc. Therefore, the issues and requirements identified in the Early Assessment
response memo might change if there is a long lead time between the Early Assessment response and the submittal
of a formal project application.
The Planning Division will retain the Early Assessment. If you submit a formal application in the future, it likely wil\
be assigned to the same planner who processed your Early Assessment.
P-15 Page 1 of 3 Revised 09111
Application Form For
EARLY ASSESSMENT BY THE SPECIAL PROJECTS TEAM
THIS SECTION FOR PLANNING DIVISION USE ONLY
PROJECT (EA)#: EJ.rot'l-DATE SUBMITTED:
PROJECT NAME/TITLE:
Veterans Memorial Park
PROJECT PROPONENT/DEPT. CONTACT SIGNATURE: AUTHORIZED SIGNATURE:
Barb Kennedy, Park Planner 760-434-2974
Barbara.Kennedy@carlsbadca.gov
Please type your responses in the boxes provided below. The form may be expanded to accommodate as much
information as you choose to provide.
Have you submitted any previous early assessment applications for this project with Planning staff? If so, please attach a
copy of the original request and the Planning Division's response. No.
Is the project part of an approved CIP budget or a future CIP budget? If so, please provide the CIP Project#. CIP 46091
List any previous and/or anticipated future Planning Commission or City Council actions (e.g., permit approvals, activity
authorizations, etc.) related to this project.
Veterans M emorial Park is a 91.5 acre site. Approximately 43.5 acres on the east side of the parcel is designated as
HMP hardline preserve (Veterans Park Preserve, Macario Canyon Preserve and Poinsettia 61 Mitigation Area) The
west 48 acres is designated for development of a community park.
Anticipated applications include: Park M aster Plan (CC approval}, CUP, CDP, HDP and HMPP.
List any previously certified environmental documents (e.g., EIRs, Negative Declarations).
None. Anticipate that Initial Study/Mitigated Negative Declaration will be prepared.
List any technical studies that have been prepared or that you anticipate will be prepared (e.g., biology, archeology, traffic,
noise, etc.).
Available technical Studies: Cultural/Paleontological Resources Assessment
Studies that will be prepared: Air Quality Analysis, Biological Resources Technical Report, Geotechnical/Soils Report,
GHG Emissions Analysis, Noise and Vibration Analysis, Hazards & Hazardous Materials, Hydrology/Water Quality,
Utilities/Service Systems, Traffic Study
Is the project on City property? Yes If not, has property owner authorization or an easement been secured? NIA
un\J "I "' --"v • .a. o l.Ul:J
P-15 Page 2 of 3 Revised 09/11
Identify the project location. Include specific parcel numbers if possible.
APN 212 .w7 03 00 :,.71
The property is located south of Cannon Road, and southeast of the Agua Hedionda Lagoon. The site is bordered on
the west and south by Faraday Avenue and on the northwest by Whitman Way. The Pacific View Apartments are
located north of the site and the future Ocean View Point residential development is located northeast of the site.
Identify the project schedule. List critical and desired milestones including dates in the development review and construction
process (e.g., public hearing dates, grant application submittal deadlines, public workshops, construction phasing, etc.).
December 2018-January 2020: Public Outreach & Development of Concept Plan
January-March 2020: Meetings with Wildlife Agencies, Coastal Commission; Presentation of Concept Plan to Parks &
Recreation Commission & City Council for Preliminary approval of Park Master Plan
March -July 2020: Prepare Technical Studies and refine concept plan in preparation for submittal of applications to
Planning
July 2020: Submit applications to Planning Division (CUP, CDP, HOP, HMPP, & IS/MND)
July -September 2020: Planning Division review and coordinating with Parks Division
September -October 2020: Circulate draft MNO
December 2020: Planning Commission Hearing
January 2021: City Council Hearing
DESCRIPTION OF PROPOSAL -Describe the project in as much detail as possible. Use as much space as needed. Attach
additional sheets (drawings, etc.) if necessary. Be sure to identify, if applicable, estimated quantities of grading (including
import/export), construction staging areas on and offsite, areas of sensitive vegetation, unique construction technologies,
proposed facility technologies and byproducts, and any public art component. If preliminary or conceptual plans or exhibits
are available, please include two sets with this transmittal.
See attached description.
,
1
Supplemental exhibits:
• Veterans Memorial Park Concept A and Concept B I • Veterans Park HMP
• Area of Proposed Hardline Modification
L_-------------------·--···---~-----------------------~
P-15 Page 3 of 3 Revised 09/11
VETERANS MEMORIAL PARK -PROJECT DESCRIPTION
Background
The scheduling of Veterans Memorial Park for construction will address the parks performance need in all
city quadrants. Pursuant to the Carlsbad Facilities and Improvements Plan, Veterans Memorial Park site
will equally count toward satisfying the parks performance need in all city quadrants (i.e., 22.875 acres
applied to each city quadrant). Because of the community park's size and central location, it is intended
to serve as a city-wide and regional recreation source. The program for Veterans Memorial Park will be
shaped by the public outreach process and will include active and passive recreation amenities, natural
open space areas and interpretive gardens, public art, trails, utilities, parking, restrooms, and
maintenance facilities. Park uses which would require large flat graded areas for sports fields or sports
lighting are not appropriate for this site due to topographic and sensitive habitat constraints.
Community Outreach
The project includes public outreach in accordance with Policy 84.
The Communications Department is taking the lead role in designing and executing the public outreach
plan for Veterans Memorial Park. Two events have occurred to date:
• Public Workshop #1 {March 9, 2019) and on-line survey (March 9 -23, 2019)
• Public Workshop #2 (Sept. 21, 2019) and on-line survey (Sept. 21-Oct. 6, 2019)
The Communications Department has prepared detailed Public Input Reports for these public
engagement opportunities. Comments from the participants, information from the Parks & Recreation
Needs analysis, and the physical constraints analysis (biological, cultural resources, topographic, etc.)
are being used by the design team to shape the design of the park.
Subsequent to submitting applications for the project, the remaining public outreach would consist of: 1)
Notice of Project Application; 2) 'Enhanced Stakeholder Outreach' that consists of 'o project website that
enables the public to learn about the project and understand how to provide input'; 3) presentation to
Parks & Recreation Commission; 4) Planning Commission hearing; and 5) City Council hearing.
Discretionary permits
Applications for discretionary permits will be submitted for the Master Plan. The master plan deliverable
is a Master Plan and Pattern Book which includes: Preliminary Landscape Plan, Site Plan, Grading Plan,
Basis of Design and design approach, Slope Analysis, Slope Profiles, Preliminary Hydrology Study and
SWMP. Plans for any landscape/shade structures or restrooms will be conceptual. Detailed plans would
be submitted with future building permit applications.
An initial study/MND will be submitted for the project. Plans will have a sufficient level of detail for
analysis of any potential direct or indirect environmental impacts.
Please identify any technical studies that will be necessary for submittal with discretionary permits and
those that can be deferred until plans are submitted for grading and building permits. (ie. for CIP projects
-deferral of SW PPP until issuance of grading permit)
Sensitive Habitat
The 91.5 acre Veterans Memorial Park site consists of 43.5 acres of Habitat Management Plan (HMP)
hardline preserve and 48 acres identified for park development. Portions of the area designated for
development contain sensitive habitat. One of the project objectives is to avoid or minimize impacts to
sensitive habitat to the greatest extent possible. Any impacts to habitat will be mitigated on-site in
accordance with the HMP. Where park development occurs adjacent to the existing preserve, guidelines
in the HMP concerning adjacency standards will be followed.
There are two potential scenarios that may be explored. Please provide comments.
1. There are small pockets of riparian habitat, located between the low-lying areas north of Faraday
and the old irrigation basin (north of pedestrian undercrossing to golf course). Unfortunately,
both of these man-made areas (road and basin) have resulted in riparian growth, that would not
have likely happened otherwise. There may be an opportunity to develop a portion of the park
with a riparian/nature park interpretive element in this area, that generates more and higher
quality habitat. The objective would be twofold: 1) to mitigate any impacts to disturbed riparian
areas and 2) to create excess wetland mitigation credits for city projects in the coastal zone.
2. There is a relatively flat area within the south portion of the adjacent Macario Canyon Preserve
that contains non-native grassland. There may be an opportunity (with approval of a hardline
modification) to develop some of this area with passive recreation uses (native/interpretive
gardens, meditation areas, seating, etc.) in exchange for revegetating the non-native grasslands
with native habitat to improve the biological value. Additionally, an equal size area within the
development area would be designated as hardline preserve so that the resulting hardline
modification is 'equal to or better' than the existing hardline in acreage and habitat value.
Cultural Resources
A Cultural & Paleontological Resources Assessment has been prepared for the Veterans Memorial Park
project. Cultural Resources were identified within½ mile of the site. AB 52 consultation letters were sent
to interested tribes, and parks and planning staff met with tribes that requested formal consultation {San
Luis Rey and Rincon Band of Mission Indians). Requested mitigation measures included: avoid
development near known areas of discovery, monitoring by both Native American and Archeological
monitors, protocol for discovery, repatriation of human remains on site with open space preserve areas,
and a final monitoring report. A Cultural & Paleontological Resources Technical Report will be prepared
based-on the project footprint and mitigation measures will be developed in accordance with the Carlsbad
Tribal, Cultural and Paleontological Resources Guidelines.
Parking
Parking lots are planned for the north and south areas of the park. Because of the desire to minimize
grading, maintain the hillside topography, and maximize use of the flatter areas of the site for park uses,
is it possible to count some of the on-street parking (east side of Faraday and south side of Whitman Way)
towards the parking requirements of the site? Off-street lots would be prioritized for ADA spaces, EV
charging spaces and drop off zones, with the remainder of the lots used for standard parking spaces.
Also, please advise as to what standards will be used to determine parking requirements.
Traffic
A traffic study will be prepared based on the uses identified on the conceptual park master plan. Please
provide recommendations for mitigating potential conflicts related to ingress/egress into the site, such as
traffic calming features within Faraday Ave. at the parking lot entrance points to enable left turns into and
out of the site.
'
( City of
Carlsbad
I INSTRUCTIONS:
STORM WATER STANDARDS
QUESTIONNAIRE
E-34
Development Services
Land Development Engineering
1635 Faraday Avenue
(760) 602-2750
www.carlsbadca.gov
To address post-development pollutants that may -be generated from development projects, the city requires that new
development and significant redevelopment priority projects incorporate Permanent Storm Water Best Management
Practices (BMPs) into the project design per Carlsbad BMP Design Manual (BMP Manual). To view the BMP Manual,
refer to the Engineering Standards (Volume 5).
This questionnaire must be completed by the applicant in advance of submitting for a development application
(subdivision, discretionary permits and/or construction permits). The results of the questionnaire determine the level of
storm water standards that must be applied to a proposed development or redevelopment project. Depending on the
outcome, your project will either be subject to 'STANDARD PROJECT' requirements or be subject to 'PRIORITY
DEVELOPMENT PROJECT' (PDP) requirements.
Your responses to the questionnaire represent an initial assessment of the proposed project conditions and impacts. City
staff has responsibility for making the final assessment after submission of the development application. If staff
determines that the questionnaire was incorrectly filled out and Is subject to more stringent storm water standards than
initially assessed by you, this will result in the return of the development application as incomplete. In this case, please
make the changes to the questionnaire and resubmit to the city.
If you are unsure about the meaning of a question or need help in determining how to respond to one or more of the
questions, please seek assistance from Land Development Engineering staff.
A completed and signed questionnaire must be submitted with each development project application. Only one
completed and signed questionnaire is required when multiple development applications for the same project are
submitted concurrently.
PROJECT INFORMATION
PROJECT ID:
APN: 2 ( '2. • '2 f 7 -0 "3 -0 0
The project is (check one): ~ew Development D Redevelopment
The total proposed newly created and/or replaced impervious area is: ___ ft2( .._ __ __,) acres (Mt k--~ tW V\
If your project is covered by an approved SWQMP as part of a larger development project, provide the project ID and the
SWQMP # of the larger development project: \J/A
Project ID. _______________ _ SWQMP #: _______________ _
Then, go to Step 1 and follow the instructions. When completed, sign the form at the end and submit this with your
application to the city.
E-34 Page 1 of 4 REV 02/16
STEP1
TO BE COMPLETED FOR ALL PROJECTS
To determine if your project is a "development project•, please answer the following question:
YES NO
Is your project LIMITED TO routine maintenance activity and/or repair/improvements to an existing building I
or structure that do not alter the size (See Section 1.3 of the BMP Design Manual for guidance)? □ l 'hf
If you answered "yes• to the above question, provide justiftcation below then go to Step 5, mark the third box stating •my
project is not a 'development project' and not subject to the requirements of the BMP manual" and complete applicant
infonnation.
Justification/discussion: (e.g. the project includes only interior remodels within an existing building):
-
If vou answered "no• to the above auestion the project is a 'develooment orolect', DO to SteD 2.
STEP 2 ,. ~
TO BE COMPLETED FOR ALL DEVELOPMENT PROJECTS
To determine If your project is exempt from PDP requirements pursuant to MS4 Permit Provision E.3.b.(3), please answer
the following questions:
Is your project LIMITED to one or more of the following:
YES NO
1. Constructing new or retrofitting paved sidewalks, bicycle lanes or trails that meet the following criteria:
a) Designed and constructed to direct storm water runoff to adjacent vegetated areas, or other non-
erodible permeable areas: □ ~ b) Designed and constructed to be hydraulically disconnected from paved streets or roads;
c) Designed and constructed with permeable pavements or surfaces in accordance with USEPA
Green Streets auidance?
2. Retrofitting or redeveloping existing paved alleys, streets, or roads that are designed and constructed in ·□ ti accordance with the USEPA Green Streets guidance?
3. Ground Mounted Solar Array that meets the criteria provided in section 1.4.2 of the BMP manual? □ &'
If you answered "yes• to one or more of the above questions, provide discussion/justification below, then go to Step 5, mark
the second box stating ·my project Is EXEMPT from PDP ... • and complete applicant Information.
Discussion to justify exemption ( e.g. the project redeveloping existing road designed and constructed in accordance with
the USEPA Green Street guidance):
If vou answered "no" to the above auestions, vour oroiect is not exemot from PDP, DO to Stec 3.
E-34 Page 2 of 4 REV04/17
STEP3
TO BE COMPLETED FOR ALL NEW OR REDEVELOPMENT PROJECTS
To determine if your project ls a PDP, please answer the following questions (MS4 Permit Provision E.3.b.(1)):
YES NO
1. Is your project a new development that creates 10,000 square feet or more of impervious surfaces
collectively over the entire project site? This includes commercia~I industrial, residential, mixed-use, 'EA □
and oublic develooment oroiects on oublic or orivate land. "SF ,, ~ -.n ,._J"t ,{ 11.. ~ ·, t. 1 ..... I.. ,. .., , ""
2. Is your project a redevelopment project creating and/or replacing 5,000 square feet or more of
impervious surface collectively over the entire project site on an existing site of 10,000 square feet or □ (3
more of impervious surface? This includes commercial, industrial, residential, mixed-use, and public
development projects on public or orivate land.
3. Is your project a new or redevelopment project that creates and/or replaces 5,000 square feet or more
of impervious surface collectively over the entire project site and supports a restaurant? A restaurant is
a facility that sells prepared foods and drinks for consumption, including stationary lunch counters and □ ~
refreshment stands selling prepared foods and drinks for immediate consumption (Standard Industrial
Classification (SIC) code 5812).
4. Is your project a new or redevelopment project that creates 5,000 square feet or more of impervious
surface collectively over the entire project site and supports.a hillside development project? A hillside ? □
develooment project includes develooment on any natural slooe that is twenty-five nArcent or areater.
5. Is your project a new or redevelopment project that creates and/or 1eplaces 5,000 square feet ·or more
of impervious surface collectively over the entire project site and supports a parking lot? A parking lot is ~ □ a land area or facility for the temporary parking or storage of motor vehicles used personally for
business or for commerce.
6. Is your project a new or redevelopment project that creates and/or replaces 5,000 square feet or more
of impervious street, road, highway, freeway or driveway surface collectively over the entire project □ □ site? A street, road, highway, freeway or driveway is any paved imperviou1/Js surface used. for the
transportation of automobiles, trucks motorcyeles, and other vehicles. , 1 ,,. '" 111 \ IA
7. Is your project a new or redevelopment project that creates and/or replaces 2,500 square feet or more
of impervious surface collectively over the entire site, and discharges directly to an Environmentally ~ □ Sensitive Area (ESA)? "Discharging Directly to" includes flow that is conveyed overland a distance of
200 feet or less from the project to the ESA, or conveyed in a pipe or open channel any distance as an
isolated flow from the oroiect to the ESA fi.e. not commingled with flows from adiacent lands).•
8. Is your project a new development or redevelopment project that creates and/or replaces 5,000 square
feet or more of Impervious surface that supports an automotive repair shop? An automotive repair □ ~ shop is a facility that is categorized in any one of the following Standard Industrial Classification (SIC)
codes: 5013 5014 5541 7532-7534 or 7536-7539.
9. Is your project a new development or redevelopment project that creates and/or replaces 5,000 square
feet or more of impervious area that supports a retail gasoline outlet (RGO)? This category includes □ )B RGO's that meet the following criteria: (a) 5,000 square feet or more or (b) a project Average Daily
Traffic (ADT) of 100 or more vehicles oer dav.
10. Is your project a new or redevelopment project that results in the disturbance of one or more acres of land
and are expected to generate pollutants post construction? IA,11 V,1,. L l 11 □ □
11. Is your project located within 200 feet of the Pacific Ocean and (1) creates 2,500 square feet or more of
impervious surface or (2) increases impervious surface on the property by more than 10%? (CMC ~ □
21.203.040)
If you answered "yes• to one or more of the above questions, your project is a PDP. If your project is a redevelopment
project, go to step 4. If your project is a new project, go to step 5, check the first box stating "My project is a PDP ... •
and complete applicant information.
If you answered "no" to all of the above questions, your project is a 'STANDARD PROJECT.' Go to step 5, check the
second box stating "My proiect is a 'STANDARD PROJECT' ... • and comolete annlicant information.
E-34 Page 3of4 REV 04/17
STEP4
TO BE COMPLETED FOR REDEVELOPMENT PROJECTS THAT ARE PRIORITY DEVELOPMENT PROJECTS (PDP)
ONLY
Complete the questions below regarding your redevelopment project (MS4 Permit Provision E.3.b.(2)):
YES NO
Does the redevelopment project result in the creation or replacement of impervious surface in an amount
of less than 50% of the surface area of the previously existing development? Complete the percent
impervious calculation below:
Existing impervious area (A)= ___________ sq. ft. D
Total proposed newly created or replaced impervious area (8). = ___________ sq. ft.
Percent impervious area created or replaced (B/A)*100 = ____ %
□
If you answered "yes•, the structural BMPs required for PDP apply only to the creation or replacement of impervious
surface and not the entire development. Go to step 5, check the first box stating "My project is a PDP ... • and complete
applicant information.
If you answeted "no/ the structural BMP's required for PDP apply to the entire development. Go to step 6, check the
check the first box statina "My project is a PDP ... • and comolete annlicant information. •
STEP6 .:.t
CHECK THE APPROPRIATE BOX AND COMPLETE APPLICANT INFORMATION l,M My project Is a PDP and must comply with PDP stormwater requirements of the BMP Manual. I understand I must
prepare a Storm Water Quality Management Plan (SWQMP) for submittal at time of application.
0 My project Is a 'STANDARD PROJECT' OR EXEMPT from PDP and must only comply with 'STANDARD PROJECT'
stormwater requirements of the BMP Manual. As part of these requirements, I will submit a • Standard Project
Requirement Checklist Fann E-36' and incorporate low impact development strategies throughout my project.
Note: For projects that are close to meeting the PDP threshold, staff may require detailed impervious area calculations
and exhibits to verify if 'STANDARD PROJECT' stormwater requirements apply.
D My Project is NOT a 'dev elopment project' and is not subject to the requiremel')ts of the BMP Manual.
Applicant Information and Signature Box
Applicant Name: ::£:wrb k.e-vi (JQ d:3
Applicant Signature:<~ f /LJ ~ L , J./, -,. J iv , I
Applicant Title: _:B~a"--'C__.k::-=---t?t--\:l-0J...j(,11<J..&,.Vl&-;.f,,C>c:::..:.. __
Date: h /1 '8". / 14 l
• Envirorvnentany Sensitive Areas indude but are not limited to an Clean water Act Section 303(d) impaired water bodies; areas designated as Areas of Special
Biological Significance by the State Water Resources Control Board (Water Quality Control Plan for the San Diego Basin (199•) and amendments); waler bodies
designated with the RARE beneficial use IJ't the State Water Res01Koes Control Board (Water Quality Control Plan for the San Diego Basin (1994) and
amendments); areas designated as prese1Ves °' their equivalent under the Ml.AU Species Conservation Program "11hin the Cities and County o( San Diego; Habitat
Management Plani and any other equivalent envlforvnenlally sensitive areas which have been Identified by the City.
This Box for Cltv Use Ontv
YES NO
City Concurrence: □ □
By:
Date:
Project ID:
E-34 P~e4 of4 REV 04/17