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HomeMy WebLinkAboutCUP 12-10; Carlsbad Floral Trade Center; Conditional Use Permit (CUP)- CARLSBAD LAND USE REVIEW APPLICATION P-1 • Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov APPLICATIONS APPLIED FOR: (CHECK BOXES) Development Permits D Administrative Permit IX] Coastal Development Permit(') D Minor IX] Conditional Use Pe~mit (') D Minor D Extension IX] Environmental Impact Assessment D Habitat Management Permit D Hillside Development Permit(*) D Planned Development Permit D Minor D Residential D Non-Residential D Planned Industrial Permit D Planning Commission Determination r Site Development Plan D Special Use Permit 9 Tentative Tract Map D Variance D Administrative (FORD EPT. USE ONL YI legislative Permits iFOR DEPT USE ONLY) ~t'l \ 'd.-' q llif 1~10 • -. .,. D General Plan Amendment D Local Coastal Program Amendment(') D Master Plan D Specific Plan D Zone Change (') D Amendment D Amendment D Zone Code Amendment South Carlsbad Coastal Review Area Permits D Review Permit D Administrative D Minor D Major Village Review Area Permits D Review Permit D Administrative D Min or D MaJor (") ~ eligible for 25% discount NOTE: A PROPOSED PROJECT REQUIRING MUl TIPLE APPLICATIONS MUST BE SUBMITTED PRIOR TO 3:30 P.M. A PROPOSED PROJECT REQUIRING ONLY ONE APP UC A TION MUST BE SUBMITTED PRIOR TO 4:00 P.M. ASSESSOR PARCEL NO{S): 211-023-11-00 PROJECT NAME Carlsbad Floral Trade Center auY 1.1m It~ BRIEF DE s c RIP r1 o N o F PR o JE c T: Proposed lot subdivision and site plan for the phased development of new floral trade center & marketplace, microbrewery/winery, culinary center. Associated site grading and drainage, utilities, parking, landscaping, future expansion pads and retention of agricultural uses on portion of site. BRIEF LEGAL DE s c RIP T JON. Lot 3 of Carlsbad Tract 94-09, Carlsbad Ranch Unit 1 per map no. 13357, filed Sept, 11, 1996, in the office of the County Recorder as file no. 1997-147754, City of Carlsbad, County of San Diego, CA. LOCATION OF PROJECT: Southeast corner of Cannon Road and Car Country Drive. ON THE: BETWEEN p. 1 South (NORTH, SOUTH, EAST, WEST) Car Country Drive (NAME OF STREET) STREET ADDRESS SIDE o F Cannon Road (NAME OF STREET) AN D Armada Drive (NAME OF STREET) Pagelof6 Revised 06/12 • OWNER NAME (Print): Carlsbad Ranch Company, LP. M/\IUNG ADDRESS: 5600Avenida Encinas, Suite 100 CITY, STAH, ZIP: Carlsbad, CA 92008 TE l EPH ONE: (760) 431-5600 -------------------EM A IL ADDRESS: ccc@carltas.com App LI C IHJT NAME (Print): Mr. Chris Calkins MA I u N G A D O R ES S: 5600 Avenida Encinas, Suite 100 CITY. STATE, ZIP: Carlsbad, CA 92008 TE l E PHO tH: _,,_(7_6_0..._} _4_3_1-_5_60_0 ______ _ EMAIL Ao o RE s s. ccc@carltas.com OWNER AND THAT All THE ABO'H , CERTIFY Tli!lf I AM THE lcGH R(PRESHHAT!Vf Of THE O\11/HR CORRfCT 10 HH BEST Of MY AND H'AT All rm ABO'Jf INFORMAI!Ofl IS TRUE MIO COHRECI IC EST OWlffJG( ""',-w-<i-"-Jo-/z_ fJAH DATE AN T'S REPRESENTATIVE (Prmt) Richard W, Apel, R. W. Apel Landscape Architects, Inc. MAILING l\[){)Rl:SS 571-B HygeiaAve. CITY, STATE. ZIP: HLt:PHOIH HOil ADDRESS Leucadia, CA 92024 (760) 943~0760. rwapel2@cox.net IN THt PHOCESS OF REVIEWING THIS APPLICATION IT MAY BE NEC£SSARY FOR M[MB[HS Of CITY STAFF. PlANt~ING COMMISSIONERS OR CITY COUNCIL MfMB[RS TO INSPECT AND ENTER THE PHOPfHTY lrlAT IS THE SUBHCT Of THIS APPLICATION 1/Wf_ CONSENT TO ENTR'f fOH l>ilS PllHPOSE NOTICE OF RESTRICTION: PROPEHTY OWtHR ACKNOWLEDGES AND CONSENTS TO A "JOTICE OF RESTRICTIO'I BEING RECOR N THE TITLE TO HIS PROPERTY IF CONDl,10'-IED FOR THE APPLICANT. NOllC[ or RESTRICTIONS fl[l~J WITH THf ND frnB N SUCCESSORS IN INT REST. Page 2 or 6 SEP 1 0 2012 CITY OF CARLSBAD PLANNING DIVISION DATE STAMP APPLICATION RECEIVED Revised 06/12 CARLSBAD PROJECT DESCRIPTION P-1 (B) Development Services Plannlng Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov p R o J E c T N AM E: Carlsbad Floral Trade Center and Marketplace App LIC ANT NAME: Christopher Calkins, Carlsbad Ranch Company L.P. Please describe fully the proposed project by application type. Include any details necessary to adequately explain the scope and/or operation of the proposed project. You may also include any background information and supporting statements regarding the reasons for, or appropriateness of. the application. Use an addendum sheet if necessary. Description/Explanation: See attachment. P-1(9) Page 1 of 1 Revised 07110 The Project Carlsbad Floral Trade Center and Marketplace Project Description August 28, 2012 The Project is a four phase development with a potential of approximately 108,000 square feet in four to eight buildings serviced by a single circulation road extending from a right-in right-out access on Cannon Road to an exit on Car Country Drive approximately 2,000 feet south of Cannon Road. The buildings will accommodate a mix of farm product sales service and accessory uses. The project will be accompanied with an agricultural development of a mix of food and floral production elements in open agricultural areas to the east and south, as well as immediately adjacent on the north. All aspects of the facility and site improvements will be developed consistent with preservation of a farming /agricultural theme and use. Only Phase one is proposed for immediate development and full site plan review. Phase One Phase one will include a floral trade center accommodating wholesale distribution to both the floral trade and the public, winery and brewery processing hops and grapes and open to the public, and an educational culinary center utilizing onsite food production. While the entire approximately 17 acre area that ultimately will accommodate all phases will be rough graded, only the area which will accommodate the first 35,000 square foot floral trade center and marketplace building, 9,900 square foot winery/brewery, and 2,000 square foot culinary center will be finished and improved. The remaining area will be returned to farming until demand justifies proceeding with the additional phases of development. The floral trade center and marketplace building will be a farm style steel building on concrete slab with metal shed roofs and a central raised shed area roofed with translucent fiberglass or other rigid material. The north, east, and west elevations.of the building which will be visible to visitors as well as surrounding properties and will be dressed with faux stone or faux wood to emphasize the agricultural character. Exterior finish on the service road side of the building (west) will be metal. No equipment will be supported on the roof. The building will not be insulated nor will it have any climate control other than a range of clerestory windows/vents along the central ridge of the roof extending the length of the building. Individual tenants will improve spaces on the perimeter to accommodate back office, support needs and address specific environmental needs. Primary tenant equipment will be compressors and related refrigeration equipment located inside the building. The central floor area will Project Description Page 1 be largely open with product display areas. A clear 14' -wide central path will transverse the building north-south with large entries at each end. The main entry on the east side will front on an asphalt service road and parking area improved with permeable surface (likely decomposed granite). The building will include a loading dock accommodating two trucks at a time. The service road will loop around the building providing fire access and limited tenant parking for loading and unloading on the rear {east) side of the building. The winery/brewery will be an open plan farm building with a split level area for large tank/barrel storage and tasting rooms. The facility will be designed for production, although accommodating the public in tasting room environments. The two operations (brewery and winery) will be demised within the single building. Phase one will also include a culinary education center for the training and utilization of locally grown agricultural crops, foods and flowers. The facility will be housed in temporary structures for an approximately five-year period while the concept is tested for public acceptance. If public acceptance is confirmed, then a permanent facility will be proposed in a future site plan amendment. Located immediately adjacent to the culinary education center is a large "kitchen garden" where vegetables, herbs, flowers and other crops will be grown and will link the initial field food production with the product in use. Parking will be provided on a ratio of approximately 3 spaces per 1,000 square feet of floor area reflecting the wholesale characteristic of the facility. Landscaping throughout the project will focus on fruiting trees, shrubs, vines and flowering plants that are representative of the San Diego regional agricultural and floral growing industries. The landscape of the parking area will utilize low impact design concepts and is seen as an extension of the proposed fruit tree orchard located to the east. The parking areas will be paved with permeable decomposed granite or grave surfacing and include vegetated bio-swales for the treatment of any excess storm water runoff. Site Improvements Consistent with the thematic land use characteristics, the site improvements away from the main building site will be minimal. The main circulation road will be farm in character with no curb, gutter or sidewalk and with minimal lighting in the first phase of development. Additional improvements consistent with use may be proposed for later phases. Thus in lieu of sidewalks some unimproved or partially improved trail may be proposed with the additional phases, and if nighttime uses become significant then additional lighting will be incorporated. In lieu of formal landscaping {other than perhaps at the Cannon Road and Car Country Drive entries}, the farm orchards, vineyards c1nd agricultural crop areas will be extend right up to the roads and parking areas, thereby providing the agricultural theme as the "landscape" of the project. Improvements at the Cannon Road access are proposed to include a deceleration lane and entry monumentation. Only the Cannon Road access will be built with phase 1. The Car Country Drive entry Project Description Page 2 and completion of the interior road loop will occur when traffic demand requires it in phases 2-4. The Car Country Drive entry will be monumented but will not have deceleration or entry lanes. Drainage management A storm water treatment/detention basin will be designed to accommodate all phases of the development, but built in stages with the phases of impermeable development, all consistent with RWQCB standards. Tenant Improvements Tenant improvements will be of a character and scale similar to those in the current Floral Trade Center located on Avenida Encinas, i.e., self-contained coolers, small back office areas and miscellaneous storage areas. Standard specifications will be developed for pre-approved Tl's; others will require landlord review and compliance with City standards. Phase 2, 3, and 4 Phase 2-4 will build out the site with an appropriate mix of supporting uses and will be subject to future design review/CUP/CDP applications, Phases 2, 3, and 4 are identified on the site plan by generic building pad envelops, circulation and service ,.iccess, and potential parking areas, all of which will be subject to review as amendments to the site plan. Each future phase is identified in a logical expansion relationship to the initial floral trade center building and is intended to use the same architectural vocabulary. The buildings may have a greater variety of services and products related to food and flower production, such as olive oil production, beer or wine production, processed fruit and vegetable facilities and food service. The mix will be centered on the onsite agricultural production (e.g. hops for beer, grapes for wine, etc.). Agricultural Plan The project is accompanied by a proposed agricultural plan that illustrates farm areas for food production in the immediately adjacent 20-25 acres. The main circulation road will provide a division of uses but will serve as a service access for the farming areas. The plan includes areas designated for a variety of tree and field crops, separated by farm roads and planting delineations. Production of locally appropriate products and those supporting key San Diego County strengths (such as hops for craft beers} will be included. The agricultural areas will be developed with an objective of creating an environment that can be made accessible to the public, both for the development and implementation of school/educational programs, as well as a direct recreational experience within a farming environment. Project Description Page3 Entitlement Matters Land Use: - The project is proposed as a permitted and accessory agricultural use consistent with (1) the Carlsbad Ranch Specific Plan and (2) the overlay zone for Cannon Road Agricultural areas (pending at Coastal Commission). Development standards: The project will include a request for a series of variances to City standards including the following: 1. A right-in, right-out access on Cannon Road. 2. Design standards that support a "farm" character to the development including internal roads without curb, gutter, or sidewalk and limited lighting, parking areas with a permeable surface, no curbs, and a landscape designed around productive plants like olives, citrus, kiwi fruit, etc. 3. A parking ratio (approximately 3 spaces/1,000 square feet floor area) that is consistent with the hybrid nature of the agricultural/industrial/wholesale uses but open to the public. 4. Potential roof heights above 25' (the limit in the OS zone) for certain building elements fn phases 2-4. 5. A deferral of trail requirements or locations until development of phase 3 determines the character of the project and the field operations. 6. Modifications to standard City landscape requirements (refer to conceptual landscape plan) to reflect the more rural agricultural theme. Minor Subdivision: The project contemplates a minor subdivision of four lots with three lots for the proposed building development sites and one lot for the remaining farming area. Project Description Page 4 - Memorandum Carlsbad Floral Trade Center and Marketplace Consistency with Current Zoning August 28, 2012 The Purpose of this memorandum is to articulate the basis for conformance of the proposed Carlsbad Floral Trade Center and Market place with the existing zoning and Carlsbad Ranch Specific Plan. Existing Zoning and General Plan The Carlsbad Ranch Specific Plan is the current zoning for the site in Lot 3 of the Carlsbad Ranch (Planning area 8) under the citywide designation of Open Space. Specific Plan Agricultural uses are a permitted use pursuant to Section 1.1.a.i of the Carlsbad Ranch Specific Plan including the full range of production crops from field and seed to tree farms, together with produce sheds. Accessory Uses and structures are permitted under Section 1.1.a.iii as follows: "iii. Accessory Uses and structures permitted: ... -Parking, staging, Processing and Storage Areas for agricultural crops; ... -Other similar accessory uses and structures, determined by the Planning Director to be required for the conduct of the principal uses." General Plan The General Plan provides as follows in its City goals for Agriculture: "A.1. A City which prevents the premature elimination of agricultural land and preserves said lands wherever possible. "A.2. A City which supports agriculture while planning for possible transition to urban uses." The General Plan specifies an objective" ... [B.3] To develop measures to ensure the compatibility of agricultural production and adjacent land uses." In its implementation, the General Plan calls out a requirement to: " ... [C.4] Attempt to preserve [in agriculture} the ... lands east of 1-5 to the first ridge line between Cannon Road and Palomar Airport Road through whatever method created and most advantageous to the City of Carlsbad." Consistency with Current Zoning Page 1 Even more specifically the General Plan calls out for special considerations for the Cannon Road Open Space Farming and Public Use Corridor. As a key element of implementation the plan calls out for: " ... C.1. {2) Farming and other related agricultural support uses ... " The consistent message of all elements is the support for a viable and community oriented agricultural operation in the context of the conflicting and competing adjacent land uses. Proposed Land Use and Project The existing and proposed primary use of the property is the field growing of flowers. While the project is proposed for Lot 3, its contiguous and integrated operation with the Flower Fields on Lot 1 is consistent with the City's primary objective of preserving the agricultural and open space character of the area to the first ridge east of the freeway. The proposed project, encompassing accessory uses directly in support of the primary uses, will occupy approximately 15% of the total area, with total projected phase 1 buildings occupying less than 3% of the total area (5% at future build-out). Floral Trade Center Support for Primary Use The continued economic viability of the agricultural operation is dependent upon access to an adequate support infrastructure, distribution and sales vehicle for its products, and the ability to offset the higher costs and limitations of farming in an urban area through direct access and engagement with the retail consumer. This has been provided in part by the proximate San Diego International Floral Trade Center, a facility slated for demolition and the formerly significant flower grower community in Carlsbad/Encinitas. With the conversion of a majority of the flower growing operations and the obsolescence and scheduled demolition of the Floral Trade Center, the project will provide onsite a range of the needed economic anc:I technical supports required for continued field agricultural operations. The project combines the elements which have been proven to be critical to success for the Flower Fields operations and to distributors in the Los Angeles Flower Market-wholesale distribution and direct public access to public sales, an element not permitted at the existing Floral Trade Center. With this combination of revenue and market the project will be able to attract a range of distributors and producers to the facility and in support of the farm operations. Food Production and Processing Support for Primary Use To assure a secondary and year around support for the farming operations and increase the market sustainability of the new Floral Trade Center, the project includes the introduction of field and orchard food production, and limited food crop processing and sales (wholesale and retail). The initial proposed elements -an educational and culinary facility with large "kitchen garden" and a brewery with associated hops production and crop and orchard product sales in the floral trade center area-allow for and encourage the sale and processing of products on a partially countercyclical basis to Consistency with Current Zoning Page 2 the primary field flower crop. By encouraging access and sales during off cycle periods (outside the spring floral sales seasons) the project will increase the overall customer base, and provide a revenue stream to support the primary field farming operations. By engaging the public/retail customers directly in the processing and use of the products the project will enhance the retail value to the consumer, and the farming revenue return. Project as Required to Offset Urban Costs of Primary Use The cost of farming in an urbanizing environment is substantially higher than in an agricultural environment-labor is more expensive and availability less reliable, water is more expensive and its management in the context of surrounding land uses more difficult, the use of fertilizers and other amendments limited, and the need for increased control of cultivation impacts such as dust and hours of operation increased. The experience with the Flower Fields, which is a mono crop farming operation, has demonstrated that without access to the vendors of multiple crops, the product value is compromised. The flowers produced onsite are a small fraction of the products desired in the marketplace. The loss of a proximate marketplace which offers the full range of products would increase the cost of sale and distribution. Consequently the economic viability of the primary use depends on the development of adequate accessory supporting uses which utilize the proximity to retail consumer and visitor support created by the urbanizing environment together with wholesale customers, to offset the higher costs. The project is specifically targeted to provide these kinds of enhanced market support for the primary use. Public Access and Gathering Places The project is also consistent with the general plan objective to increase public access and create community gathering spaces. By allowing the public direct engagement with the field production, processing and producer direct sales, in an environment with an educational element and vehicular circulation to view the fields, the project provides an environment for the public that does not exist in Carlsbad. The normal Floral Trade Center operations, with wholesale trade primarily during the week and early morning hours, allows for the potential for complementary weekend farmers' markets and associated activities consistent with the overall objective of supporting the primary uses, but in addition addressing the City objectives of increasing public access and gathering places. Compatibility with Surrounding Land Uses By providing onsite the necessary supporting uses for the agricultural operation, the project helps assure compatibility with surrounding land uses-none of which are consistent with the support activities required for the primary field agricultural use. The project will reduce the potential conflict in competing uses. The surrounding land uses all require higher space and use costs than the uses supporting the primary field operations can economically absorb. Consequently without the project, the field operation will no longer be compatible with the surrounding land uses. Consistency with Current Zoning Page 3 -• Conclusiol'I Based on the requirements for continuation and economic viability of the primary use, and the goals and objectives of the General Plan, the project and its structures are an appropriate accessory use required for the conduct of the primary use as set forth in the Carlsbad Ranch Specific Plan. Consistency with Current Zoning Page 4 ~ , .. .,, ,._ ~ CITY OF CARLSBAD TIME LIMITS ON DISCRETIONARY PROJECTS P-1(E) PLEASE NOTE: Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www .carlsbadca.gov Time limits on the processing of discretionary projects established by state law do not start until a project application is deemed complete by the City. The City has 30 calendar days from the date of application submittal to determine whether an application is complete or incomplete. Within 30 days of submittal of this application you will receive a letter stating whether this application is complete or incomplete. If it is incomplete, the letter will state what is needed to make this application complete. When the application is complete, the processing period will start upon the date of the completion letter. If you have any questions regarding application submittal requirements (i.e., clarification regarding a specific requirement or whether all requirements are necessary for your particular application) please call (76 602-461 . Applicant Signature: Staff Signature: Date: 9-/0-/d- To be stapled with receipt to the application P-1(E) Page 1 of 1 • i -, , I I' . 11 .fi -'. ( ,,_ __ --r-·-w. ,(Jy Revised 07/10 «,'>~. • CITY OF DISCLOSURE STATEMENT P-1(A) Development Services Planning Dhllslon 1635 Faraday Avenue (760) 602-4610 www .carlsbadca.gov CARLSBAD Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the Qty Coon di a any appointed Board, Commission or Committee. The following information MUST be disdosed at the time of application submittal. Your project cannot be reviewed until this infamation is con,pleted. Please print. Note: Person is defined· as ,•p.ny lndMdual, finnf ci>-partnership I joint ventu"',. association' ~at ,clubt fraternal organization, corp~ilon, estate, t~st~:receiver, syndicate, in this and any·olher CQt.inty, city and ~ty. aty municipality, district or oth~ political subdivision or any other group or corn bination ading as a .unit- Agents may sigh this document; however, the legal name and entity Of the appilcant and property owner must be provided below. · 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the applicatioo. If the applicant includes a corporatjoo or partnership. indude the names, tiffes, addresses c:I all indMduals owning more than 100/4 of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publidy-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attadled if necessary.) Person_________ Corp/Part SEE ATTACHED Title __________ _ Title ____________ _ Address. _________ _ Address~----------- 2. OWNER (Not the owner's agent) P-1(A} Pro'Ade the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature c:A the legal ownership (i.e., partnership, tenants in common, non-profit, corporatioo, etc.). If the ownership indudes a corporatia, a parblership, include the names, titles, addresses of all individuals owning more than 100/4 of the shares. IF NO INDIVIDUALS OWN MORE THAN 100/4 OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publicly-owned corporation, indude the names, tities, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person ----------Corp/Part SEE ATTACHED Tit I e __________ _ Title ____________ _ Address~---------Address ___________ _ Page 1 of2 Revised 07/10 -- 3. NON.PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust. list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profd/Trust_________ Non Profd/Trust __________ _ T~e___________ Tille ____________ _ Address, _________ _ Address~----------- 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes [!] No If yes, please indicate person(s):. __________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. Signature of owner/date Print or type name of owner SEE ATTACHED SIGNATURE PAGE Signature of applicant/date Print or type name of applicant Signature of owner/applicant's agent if appicable/date Print or type name of owner/applicant's agent P-1(A) Page 2 of2 Revised 07/10 -- SIGNATURE PAGE ATTACHED TO DISCLOSURE STATEMENT P -l(A) OWNER Carlsbad Ranch Company, L.P., a California limited partnership By: Carltas Company, a California limited partnership Its: General Partner By: Carltas Management, a California corporation Its: G APPLICANT Carlsbad Ranch Company, LP., a California limited partnership By: Carltas Company, a California limited partnership Its: General Partner By: Carltas Management, a California corporation Its: Ge ral artner (Carlsbad Marketplace) Date: September 5, 2012 Date: September 5, 2012 -- ATTACHED TO DISCLOSURE STATEMENT P-l(A) (Carlsbad Marketplace) 1. APPLICANT Carlsbad Ranch Company, LP., a California limited partnership 5600 Avenida Encinas, Suite 100 Carlsbad, CA 92008 Carltas Company, a California limited partnership 5600 Avenida Encinas, Suite 100 Carlsbad, CA 92008 Paul Ecke Jr. Exempt Marital Trust 5600 Avenida Encinas, Suite 100 Carlsbad, CA 92008 Paul Ecke Jr. Non-Exempt Marital Trust 5600 Avenida Encinas, Suite 100 Carlsbad, CA 92008 Paul Ecke Ill. Trustee 5600 Avenida Encinas, Suite 100 Carlsbad, CA 92008 Sara Ecke May, Trustee 5600 Avenida Encinas, Suite 100 Carlsbad, CA 92008 Lizbeth Ecke, Trustee 5600 Avenida Encinas, Suite 100 Carlsbad, CA 92008 2. OWNER Same as 1., above Page lA f ,, ... ~ 1 ., \~.~. -~ CITY or CARLSBAD HAZARDOUS WASTE AND SUBSTANCES STATEMENT P-1(C) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Consultation of Lim of Sites Related to Hazardous Wastes {Certification of Compliance with Government Code Section 65962.5) Pursuant to State of California Government Code Section 65962.5, I have consulted the Hazardous Waste and Substances Sites List compiled by the California Environmental Protection Agency and hereby certify that (check one): Ix] The development project and any alternatives proposed in this application are not contairrnd on the lists compiled pursuantto Section 65962.5 of the State Government Code. D The development project and any alternatives proposed in this application m contained on the llsts compiled pursuantto Section 65962.5 of the State Government Code. APPLICANT PROPERlY OWNER Name: Christopher Calkins, Carlsbad Ranch Company L.P. Name: Carlsbad Ranch Company L.P. Address: 5600 Avenida Encinas, Suite 100 Carlsbad. CA 92008 Phone Number: (760) 431-5600 Carlsbad Ranch Lot 3. Address: 5600 Avenida Encinas, Suite 100 Carlsbad, CA 92008 Phone Number: (?60) 431-5600 Address of site: South of Cannon Road between Car County Drive and Armada Drive Local Agency (City and County): City of Carlsbad, San Diego County, CA Assessor's book, pa ga, and parcel 11 u mber:,__,;2;;;_1;_;1_-0;;;.;;2;;;.;;3_-1.;...1;....-.;;;.00"--------------- S pecify li 5t(sL See attachment for lists consulted. Regulatory Ide ntiflcation Number: _____________________ _ The azardous Waste and Substances Sites List (Cortese List) is used by the State, local agencies and developers to comply with the California Environmental Quality Act requirements in .providing information about ttle location of l'larardous materials release sites. l'-l(C) Page 1 of 2 Revised 01110 ' -· I -o -- Lists consulted on August 29, 2012: List of Hazardous Waste and Substances sites from Department of Toxic Substances Control (DTSC) EnviroStor database. List of Leaking Underground Storage Tank Sites by County and Fiscal Year from Water Board Geo Tracker database. List of solid waste disposal sites identified by Water Board with waste constituents above hazardous waste levels outside the waste management unit {PDF). List of "active" COO and CAO from Water Board {MS Excel, 1,453 KB). List of hazardous waste faciliUes subject to corrective action pursuant to Section 25187.5 of the Health and Safety Code, identified by DTSC. State Water Resources Control Board Geotracker. City of Carlsbad Faraday Center Faraday Cashiering 001 1225401-2 09/10/2012 98 .. - Mon, Sep 10. 2012 04:46 PM Receipt Ref Nbr: R1225401-2/0082 PERMITS -PERMITS Tran Ref Nbr: 122540102 0082 0090 Trans/Rcpt#: R0091178 SET#: MS120003 Amount: Item Subtotal : Item Tota 1: PERMITS -PERMITS 1@ $3,670.00 $3,670.00 $3,670.00 Tran Ref Nbr: 122540102 0082 0091 Trans/Rcpt#: R0091175 SET#: CUP12010 Amount: Item Subtotal : Item Total: PERMITS -PERMITS 1@ $3,564.30 $3,564.30 $3,564.30 Tran Ref Nbr: 122540102 0082 0092 Trans/Rcpt#: R0091176 SET#: CDP12019 Amount: Item Subtota 1 : Item Tota 1: 3 ITEM(S) TOTAL: 1 @ $4,251.00 $4,251.00 $4,251.00 $11,485.30 -- City of Carlsbad 1635 Faraday Avenue Carlsbad CA 92008 1111 !11111111 IIIIRI 11111111111 Applicant: CALKINS CHRIS Description CDP12019 Receipt Number: R0091176 Transaction Date: 09/10/2012 Pay Type Method Description Payment Check Amount 4,251.00 Transaction ID: R0091176 Amount 4,251.00 Transaction Amount: 4,251.00 - City of Carlsbad 1635 Faraday Avenue Carlsbad CA 92008 111111111111111111 Applicant: CALKINS CHRIS Description Amount CUP12010 3,564.30 Receipt Number: R0091175 Transaction Date: 09/10/2012 Transaction ID: R0091175 Pay Type Method Payment Check Description Amount 3,564.30 Transaction Amount: 3,564.30 .. City of Carlsbad Faraday Center ,, Faraday Cashiering 001 1329601-2 10/23/2013 149 Wed, Oct 23, 2013 10:33 AM Receipt Ref Nbr: R1329601-2/0015 PERMITS -PERMITS Tran Ref Nbr: 132960102 0015 0016 Trans/Rcpt#: R0097746 SET#: CUP12010 Amount: Item Subtotal: Item Total: 1 ITEM(S) TOTAL: Check (Chk# 005974) Total Received: Have a nice day! 1@ $1,667.00 $1,667.00 $1,667.00 $1,667.00 $1,667.00 $1,667.00 - **************CUSTOMER COPY************* .. -- City of Carlsbad 1635 Faraday Avenue Carlsbad CA 92008 1111111111110011111 Applicant: CALKINS CHRIS Description Amount CUP12010 1,667.00 Not valid unless validated by Cash Register PLEASE RETAIN RECEIPT FOR REFUNDS OR ADJUSTMENTS Receipt Number: R0097746 Transaction Date: 10/23/2013 Pay Type Method Description Transaction ID: R0097746 Amount ---------------------------------------------- Payment Check 5974 1,667.00 Transaction Amount: 1,667.00 City of Carlsbad Faraday Center Faraday Cashiering 001 1331701-3 11/13/2013 149 Wed, Nov 13, 2013 12:23 PM Receipt Ref Nbr: R1331701-3/0037 PERMITS -PERMITS Tran Ref Nbr: 133170103 0037 0047 Trans/Rcpt#: R0098180 SET#: CUP12010 Amount: Item Subtotal : Item Total: 1@ $40,48 $40 .48 $40,48 ITEM(S) TOTAL: $40.48 Check (Chk# 005985) $40.48 Total Received: $40.48 Have a nice day! - City of Carlsbad 1635 Faraday Avenue Carlsbad CA 92008 IIIIIIIIUIIIIIIIIIIIIIIIIIIIIIHIIUI Applicant: CALKINS CHRIS Description Amount CUP12010 40.48 Receipt Number: R0098180 Transaction Date: 11/13/2013 Transaction ID: R0098180 Pay Type Method Description Amount Payment Check 40.48 Transaction Amount: 40.48 LEGEND: . • Study Intersection 0 Project Access ..a.. Sign Location 0 NOTTO SCALE - TIONAL SIGNS 1-5 DIREC EXHIBIT X SENDER: COMPLETE THIS SECTION • Complete items 1, 2, and 3. Also complete Item 4 If Restricted Delivery is desired. • Print your name and address on the reverse so that we can return the card to you. . • • Attach this card to the back of the mailpiece, or on the front If space permits. 1. Article Addressed to: --, .. ,-~ ... ~ -,. I ,. .. ,/ C"alifo1i1ia'toastal Commission 757-S:,lt'tftropolitan Dr., Suite 103 ·sarf Dieg~,· California 92108-4402 D. · delivery address different from Item 1? If YES, enter delivery address below: 3. Service Type D Express Mail D Certified Mall 0 Registered D Insured Mall D Return Recel~ for Merchandise. D C.O.D. 2. Article Number (Transfer from service labeQ ! PS Form 3811, February 2004 c.,u(.7\-Z..-IO cvP \ z-\1 ff\~ \9' ,-() ~ ir e ru .:r .:r ir e fT\ 4. Restricted DeliV81)1? (Extra Fee) D Yes 7012 3460 DODO 3094 4209 Domestic Return Receipt 102595-02-M-1540 . t I commission California Coas a . 7575 Metropolitan Dr., Suite 103 San Diego, California 92108-4402. .... \ , .... \ ~ «!i /t C I T Y O F ~ CARLSBAD Community & Economic Development NOTICE OF FINAL ACTION COASTAL DEVELOPMENT PERMIT o FI LE www.carlsbadca.gov --The following project is located within the City of Carlsbad Coastal Zone. A coastal permit application for the project has been acted upon. SENT TO COASTAL COMMISSION ON February 20, 2014 Application#: CUP 12-10/CDP 12-19/MS 12-03 Case Name: Carlsbad Floral Trade Center Applicant: Carlsbad Ranch Company c/o Chris Calkins Address: 7220 Avenida Encinas #204 Carlsbad 92011 Phone: 760-431-5600 Filing Date: September 10, 2012 Decision Date: December 4, 2013 Agent (if different): Address: Phone: Project Description: The project is Phase One of a four phase development on 17.22 acres within a 45.66 acre site. Phase 4 buildout is approximately 113,780 SF. Phase 1 includes the subdivision of the property into four parcels, a new 44,180 SF floral trade distribution center and marketplace, 9,900 SF micro-brewery and winery building, and 1,984 SF culinary center, and 896 SF farm shed with the remaining land dedicated to farm plots, orchard, hops farm, vineyard and parking. Future Phase 2 is proposed to include 11,700 SF of retail and surface parking. Future Phase 3 is proposed to include 32,000 SF of retail and surface parking. Future Phase 4 is proposed to include 16,000 SF of retail and surface arkin . Project Location: South of Cannon Road and east of Car Country Drive, City of Carlsbad ACTION: D APPROVED [:8l APPROVED WITH CONDITIONS D DENIED (Copy of finol resolution/decision letter is sent to: Coastal Commission, any persons who specifically requested it, and the applicant). COASTAL COMMISSION APPEAL STATUS: ~ NOT APPEALABLE TO THE COASTAL COMMISSION. 0 APPEALABLE TO THE COASTAL COMMISSION pursuant to Coastal Act Section 30603. An aggrieved person may appeal this decision to the Coastal Commission within ten (10) working days following Coastal Commission receipt of this notice. Applicants will be notified by the Coastal Commission as to the date the Coastal Commission's appeal period will conclude. Appeals must be made in writing to the Coastal Commission's district office at the following address: California Coastal Commission, 7575 Metropolitan Dr., Suite 103, San Diego, California 92108-4402, Telephone (619) 767-2370. Attachment: -Location Map to CCC for non-appealable CDPs -Staff Report to CCC for appealable CDPs The time within which judicial review of this decision must be sought is governed by Code of Civil Procedures, Section 1094.6, which hos been mode applicable · in the City of Carlsbad by Carlsbad Municipal Cade Chapter 16. Any petition or other paper seeking judicial review must be filed in the appropriate court not later than ninety (90) days fol/awing the date an which this decision becomes final; however, if within ten (10) days ofter the decision becomes final a request for the record of the proceedings accompanied by the required deposit in an amount sufficient ta caver the estimated cost af preparation of such a record, the time within which such petition may be filed in court is extended to not later than thirty (30) days following the date on which the record is either personally delivered or mailed ta the party, or his attorney of record, if he has one. A written request far the preparation of the record of the proceedings shall be filed with the City Clerk, City of Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, California 92008. 0 Planning Division • 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-4600 I 760-602-8558 fax ~ m, u.£-b u I , e I ,.s ' \.< tf~' C l T Y O f -~ CARLSBAD --a FIL Community & Economic Development www.carlsbadca.gov NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN to you that the Planning Commission of the City of Carlsbad will hold a public hearing at the Council Chambers, 1200 Carlsbad Village Drive, Carlsbad, California, at 6:00 p.m. on Wednesday, December 4, 2013, to consider a request for the following: CASE NAME: CUP 12-10/CDP 12-19/MS 12-03 -CARLSBAD FLORAL TRADE CENTER PUBLISH DATE: November 22, 2013 DESCRIPTION: Request for the adoption of a Negative Declaration and the approval of a Conditional Use Permit, Coastal Development Permit, and Tentative Parcel Map to allow for the subdivision of the property into four parcels, and the development of a new 44,180 sq. ft. floral trade distribution center and marketplace, a 33 foot tall, 9,900 sq. ft. micro-brewery and winery building, 1984 sq. ft. culinary center, and 896 sq. ft. farm shed with the remaining land dedicated to farm plots, orchard, hops farm, vineyard and parking on 17.22 acres of land within a 45.60 acre site located within the Carlsbad Ranch Specific Plan south of Cannon Road and east of Car Country Drive in Local Facilities Management Plan Zone 13 and the Mello II segment of the Local Coastal Program. Those persons wishing to speak on this proposal are cordially invited to attend the public hearing and provide the decision makers with any oral or written comments they may have regarding the project. Copies of the staff report will be available online at http://carlsbad.granicus.com/ViewPublisher.php?view id=6 on or after the Friday prior to the hearing date. If you have any questions, or would like to be notified of the decision, please contact Christer Westman in the Planning Division at (760) 602-4614, Monday through Thursday 7:30 a.m. to S:30 p.m., Friday 8:00 a.m. to 5:00 p.m. at 1635 Faraday Avenue, Carlsbad, California 92008. APPEALS The time within which you may judicially challenge these projects, if approved, is established by State law and/or city ordinance, and is very short. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City of Carlsbad at or prior to the public hearing. D Appeals to the City Council: Where the decision is appealable to the City Council, appeals must be filed in writing within ten (10) calendar days after a decision by the Planning Commission. D Coastal Commission Appealable Project: [ZI This site is not located within the Coastal Zone Appealable Area. !ZI Application deemed complete: May 20, 2013 Where the decision is appealable to the Coastal Commission, appeals must be filed with the Coastal Commission within ten (10) working days after the Coastal Commission has received a Notice of Final Action from the City of Carlsbad. Applicants will be notified by the Coastal Commission of the date that their appeal period will conclude. The San Diego office of the Coastal Commission is located at 7575 Metropolitan Drive, Suite 103, San Diego, California 92108-4402. CITY OF CARLSBAD PLANNING DIVISION r'\ Planning Division W 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-4600 I 760-602-8558 fax i " • II SITE MAP • N - NOT TO SCALE Carlsbad Floral Trade Center CUP 12-10 / CDP 12-19 / MS 12-03 -NO;TICE IS HEREBY GIVEN u, because your interest may be affected, that tti, Planning Con,mission of the Ci. Carlsbad will hold a public hearing at the Councl Chambers, 1200 Carlsbad Vlllog rive, Carlsbad, California, at 6:00 p.m. on Wednes (I . PLANNING,COMMISSION PUBLIC HEARING . . day, December,4, 2013, to consider the following: , PROOF OF Pu B LICATIO " 1 l SDP 98-o6(A)/CDP 98·33(A) · HOEHN SPRINTER · Request tor approval of a Site Developmen I' Plan Amendment and Coastal Development Permit Amendment to allow for the construction of , 3,760 squore foot Sprinter repair facility at the Hoehn Mercedes Benz dealership, located on a 5.88 acre property on the west side of Car Country Drive, within the Cot Country Specific Pion, th Mello 11 Segment of the Local Coastal Program and Local Facllities Management Zone J. Th, protect qualifies as a CEQA Guidelines Section 15303(e) (New Construction or Conversion of Smal (2010 & 2011 C.C.P.) STATE OF CALIFORNIA County of San Diego I am a citizen of the United States and a 1 of the County aforesaid: I am over the eighteen years and not a party to or interE Structures) Closs 3 Categorical Exemption. · the above-entitled matter, f am the princip 2) CDP 13-µ • 4419 PARK DRIVE · Request for approval of a Cocistal Development Permit too low for the construction of o new 3,780 square foot single fomlly residence and attached three co Of the 'printer Of garage within the·City'sCoostol Zone located at 4419 Park Drive In the Mello 11 Segment of the Le cal Coastal Program and within Local Facilities Management Zone ·1. The City Planner has deter mined that the prolect belongs to a class of projects that the State Secretory for Resources tia found do, not hove a significant Impact on the environment, and It is therefore categorically e> UT -North County Formerly known as the North County Tim which newspaper has been adjudicated newspaper of general circulation by the S Court of the County of San Diego, S1 California, for the City of Oceanside and the Escondido, Court Decree numbers 171 empt from the requirement for the prePOrotion of ·envlronmentar documents pursuant fo Sectio, 15303 Ca) construction of o single fomilY. residence of the state CEQA Guidelines. 172171, for the County of San Diego tt 3) SOP 13-04/PUD 13-07/CDP 13-16/MS 13-05. BEACHWALK AT JUNIPER. Request for approve • 1 of a. Site Dev.elopment Plan, Planned Development Permit, Coastal Development Permit, an notice Of Which the annexed iS a printed CO Tentative Parcel Map to d~molish gn existing slngle-famlly home and.shed to allow for the deve · opment of a four-unit mult1ple-fam1IY residential air-space condominium prolect on a 0.202 acr in type not smaller than nonpariel), ha: ~n,wt~~i'°rf~~m.f::s ~aJn~~~e~t~~~! t i!p~~ :~1~"~1~ i~e~~'W1\~tn1~~eLgg~~~!0~fe~ogr1r.. bl . h d · h I d t· · California Coastal Commission. The City Planner has determined that thls project ls exempt fror pU IS e In eac regu ar an · en ire ISSUe the requirements of the California Environmental Qualify Act (CEQA) pursuant to Section 1533! ne,A!Spape d t . . I t th ;In-FIii D. evelopment Projects• of the State CEQA Guidelines and will not hove any adverse signif •&11.o-~--M-~-lo!----r~a~n -no m any supp emen e cont impact on .the environment. . th Mtnl~~M&it: ul 11r·~ 'll•i"'l,,Mui!iTA:ifflU NOV 25 2013 j Pl.A,~,%'-,-, i.;.:,/Afi1~1cNl ·· -------November 22nd, 2013 Dated at Oceanside, California This nd day November, 2013 5) CUP 11-10/CDP 12-19/MS 12-03 · CARLSBA•D FLORAL TRADE CENTER • Request for the OdOI tion of o Negative Declaration and the approval of a Conditional Use Permit, Coastal Develo1 ment Permit, and Tentative Parcel Mop to allow for the subdivision of the property into four PO eels, and the development of a new 44;180 sq. ft. florol trade distribution center and marketploci ---+--+-----------------o 33 foot tall, 9,900 sq. ft. micro-brewery and winery building, 1984 sq. ft. culinary center, and 8' sq. ff. form shed with the remaining land dedicated to farm plots, orchard, hops farm, vlneyar and parking on 17.22 acres of lond within a 45.60 acre site located within the Carlsbad Ranch Sp, cific Pion south of Cannon Road and eost of Car Country Drive in Local Facilities Monagemer Pion Zone 13 and the Mello 11 segment of the Local Coastal Program. The site is not locoted witl In the oppegloble oreo of the Colifornio Coastal Commission. Jane Allshouse NORTH COUNTYTIMES Legal Advertising The City P.lonner ha:i. determined th.at the proiect wlll not result In POtentially slgnificont impac, ond hos Issued a Notice of Intent ta adopt a Negotlve Declaration. No comment letteri; were r· ceiv~d during the 20-dOy public review (November l, 2.013 • November 20, 2013). 6) ZCA 13·01/LCPA 13-02 DENSITY BQNUS REGULATIONS · A request for recommendotion , approval of o zone Code Amendment and Local Coastal Program Amendment to amend the clh Zoning Ordinance to make the city's regulation of density bonuses consistent with state and cm low. The proiect Is exempt from the California Environmental Quality Act. 7) ELECTION OF OFFICERS ,' If you chollenge ·these prolects in court, you may be limited to raising only those issues y'ou , someone else raised at the public hearing described in this notice or In written correspandence d livered to the City of Carls.bod at or prior to the publf~ hearing. • Coples of the environmental documents ore available at the Plonning Division at 1635 Fate Avenue during regular business hours from 7:30 am to 5:30 pm M.onday through Thursday or 8:00 om to 5:00 Pm Friday·. · .. . . Those persons wishing to speak.on these proposal~ ore cordially invited to ottend the publlc ea ing. Coples of the $1aff reports will be available onllne at . ~~t.!'.:t{~a~~~~~-~~~~LC~!~c!'~.1.~r,.u~~· l!!1!!;~~·m:to'1~;~;.,,.. ~~,?:;"aJ~: ,\~~, ~~~~Xn.f rior o ti .,. i • Complete Items 1, 2, and 3. Also complete item 4 if Restricted Delivery Is desired. • Print your name and address on the reverse so that we can return the card to you. • Attach this card to the back of the mailpiece, or on the front If space pennits. 1. Article Addressed to: California Coastal Commission 7575 Metropolitan Drive, Suite 103 San Diego, CA 921084402 D Agent D Addressee D. Is delivery address different from Item 17 D Yes If YES, enter delivery address below: D No 3. Service lype 0 Certified Mail O Express Mall D Registered D Return Receipt for Merchandise D Insured Mail O C.O.D. 4. Restricted Delivery? (Extra Fee) O Yes 2. Artk:le Number · . ((ransfer from service 'rabeQ 7012 3460 DODD ' 3094 4087 · PS Form 3811, February 2004 Domestic Return Receipt 102595-02·M·1540 • ru U.S. Postal Service · CERTIFIED MAIL--RECEIPT (Domestic Mail Only; No Insurance Coverage Provided) Postmark Here .-'I ~i;"Ai,"ili CJ orF08oxM California Coastal Commission 7S75 Metropolitan Drive, Suite 103 San Diego, CA 921084402 I'-Olly. Stare, Z PS Form 3800 August 2006 See Rever~" for ln~truct1ons ~~~) CITY OF -. ~·CARLSBAD Community & Economic Deve lopment NOTICE OF INTENT TO ADOPT A NEGATIVE DECLARATION Carlsbad Floral Trade Center ww.carlsbadca.gov f? ~ \ll ~ 11@)) 1E~t ll Orunenhu!J!. ltr .. 1Reirnri1Br1Coun1~ Glefk NOV 1012013 PROJECT NAME: . PROJECT NO: CUP 12-10/CDP 12-19/MS 12-03 BY ON. Hernandez DEPUTY PROJECT LOCATION: Southeast corner of Cannon Road and Car Country Drive PROJECT DESCRIPTION: The project is Phase One of a four phase development on 17.22 acres within a 45.66 acre site. Phase 4 buildout is approximately 113,780 SF. Phase 1 includes the subdivision of the property into four parcels, a new 44,180 SF floral trade distribution center and marketplace, 9,900 SF micro-brewery and winery building, 1,984 SF culinary center, and 896 SF farm shed with the remaining land dedicated to farm plots, orchard, hops farm, vineyard and parking. Future Phase 2 is proposed to include 11,700 SF of retail and surface parking. Future Phase 3 is proposed to include 32,000 SF of retail and surface parking. Future Phase 4 is proposed to include 16,000 SF of retail and surface parking. PROPOSED DETERMINATION: The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, the Initial Study did not identify any potentially significant impacts on the environment. Therefore, a Negative Declaration will be recommended for adoption by the City of Carlsbad Planning Commission. AVAILABILITY: A copy of the Initial Study (documenting reasons to support the proposed Negative Declaration is on file in the Planning Division, 1635 Faraday Avenue, Carlsbad, California 92008 and is available online at: http://www.carlsbadca.gov/planning-notices.aspx. COMMENTS: Comments from the public are invited. Pursuant to Section 15204 of the .CEQA Guidelines, in reviewing Negative Declarations, persons and public agencies should focus on the proposed finding that the project will not have a significant effect on the environment. If persons and public agencies believe that the project may have a significant effect, they should: (1) identify the specific effect; (2) explain why they believe the effect would occur; and (3) explain why they believe the effect would be significant. Written comments regarding the draft Negative Declaration should be directed to Christer Westman Senior Planner at the address listed below or via email to christer.westman@carlsbadca.gov. Comments must be received within 20 days of the date of this notice. The proposed project and Negative Declaration are subject to review and approval/adoption by the Planning Commission. Additional public notices will be issued when those public hearings are scheduled. If you have any questions, please call Christer Westman in the Planning Division at (760) 602-4614. PUBLIC REVIEW PERIOD PUBLISH DATE November 1, 2013 -November 20, 2013 ~ November 1. 2013 . . ,( ... J ....... \ -.) ... .• J 0 -Planning Division _ ·---·. ' :) 1635 Faraday Ave . I Carlsbad, CA 92008 I 760-602-4600 I 760-602-8558 fax b .. -- FILED IN THE OFF CE OF THE COUNTY CLERK San Diego County on MDV O J 11m Posted WQV Q i 1Q1;; RemoYed. ___ _ Pelumed _, en ~ ..... He._...m-a-n ...... d~ez--- • Complete Hems 1, 2, and 3, Also complete nem 4 lf Restricted Oel1ve!y Is desired. • Print your name and address on the reverse so t!)at we can ...tum the cam 10 you. • Attach this csn:I to the back of the mallplece, or on the front H space permns. 1. -le Addressed to: Caliloriiia Coastal Coirimission Attn: Kanani Brown Suite 103 . 7575 Metropolitan Drive San Diego, CA 92108-4402 D. Jsclelivoryaddrass d-from 11!am 1? Cl Yes ~ YES. entor dellve<y add'""• below: D No 3.-'fyp@ Cl Cmffied Mall Cl ll<!gls!ered Cl Insured Mall a Express l,4all [J Rel1.lm RscslptforMsro- CJ C.OD. 2 •. Mlcle Number . 0-lrom-/obel) 7011 2970 0003 8761 4615 PS Form 3811, February 2004 U.S. Postal Service,· CERTIFIED MAIL, RECEIPT (Domestic Mad Onty; No Insurance Coverage Provided) -PROOF OF PUBLICATIO N (2010 & 2011 C.C.P.) STATE OF CALIFORNIA County of San Diego I am a citizen of the United States and a resident of the County aforesaid: I am over the age of eighteen years and not a party to or interested in the above-entitled matter. I am the principal clerk of the printer of UT -North County Formerly known as the North County Times and which newspaper has been adjudicated as a newspaper of general circulation by the Superior Court of the County of San Diego, State of California, for the City of Oceanside and the City of Escondido, Court Decree numbers 171349 & 172171, for the County of San Diego, that the notice of which the annexed is a printed copy (set in type not smaller than nonpariel), has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit: November01~ 2013 I certify (or declare) under penalty of perjury that the foregoing is true and correct. Dated at Oceanside, California c§:Ji,;mber, 2013 Jane Allshouse NORTH COUNTY TIMES Legal Advertising - This space is for the County Clerk's Filing Stamp Proof of Publication of ------------------------.::--NOTICE OF INTENT TO ADOPT A NEGATTVE DECLARATION PROJECT NAME: carlsbad Floral Trade Center PROJECT NO: CUP 12·10/CDP 12·19/MS 12-03 PROJECT LOCATION: Southeaat corner of Cannon Road and car Country Dr PROJE ·-r l. P .1 TION: The project ls Phose One of a four phase development on 17.22 acres within a 45.66 acre site. Phase 4 buildout Is approximately 113,780 SF. Phose 1 includes the subdivision of the property into four parcels, o new "4,180 SF flo-rol trade distribution center and morketploce, 9,900 SF micro- brewerv ond winerv building, 1,98" SF cullnory center, ond 896 SF form shed with the remaining land dedicated to form plots, orchard, hops form, vineyard and parking. Future Phase 2 is proPOsed to include 11,700 SF of retail ond surfoce parking. Fu-ture Phase 3 is proPOsed to include 32,000 SF of retail and sur- face parking. Future Phase 4 ls proPOsed to Include 16,000 SF of retoil and surface parking. PROF'~.. Of .ERllLNATION: The City of Carlsbad hos conducted an environmental review of the above described proj-ect pursuant to the Guidelines for Implementation of the Colifor• nia Environmental Quality Act (CEQA) ond the Environmental Protection Ordinance of the City of Carlsbod. As a result of sold review, the Initial Study did not Identify any POtentlallY signifi- cant impacts on the environment. Therefore, a N<>qallve oeda • .sli nwill be recommended for adoption by the City of Carlsbad Planning Commission. AVAILABILITY: A copy of the Initial Studv (documenting rea-sons to suPPOrt the proposed Negative Declaration is on file In the Planning Division, 1635 Farodoy Avenue, Corlsbod, Califor- nia 92008 and Is available online at: htt~, ,..,.,.,_ ·arlsbadca.qov'plenn1nq·notlces.aapx. <:<.MMLNT., Comments from the public ore invited. Pursuant to Section 15204 of the CEQA Guidelines, In reviewing Negative Declarations, persons and PtJbllc agencies should focus on the proPOsed finding that the project will not hove a significant ef- fect on the environment. If persons ond PtJblic agencies believe that the proiect moy have a significant effect, they should: Cl ) identify the specific effect; (2) explain why they believe the ef-fect would occur; and (3) explain why they believe the effect would be significant. Written comments regarding the draft Negative Declaration should be directed to Chrisler Westman Senior Plonner ot the address listed below or via email to chrun,•r.w ~, a. ao• carlebadca .qov. Comments must be re-ceived within 20 days of the dote of this notice. ' The prop05ed project and Negative Oeclarotlon ore sublect to review ond approval/adoption by the Planning Commission. Ad-ditional public notices will be Issued when thase PtJbllc hearings ore scheduled. If you have any questions, pleose call Chrisler Westman in the Planning Division at (760) 602-46 U. Public Review Period November l. 2013 Novemher 20, 2013 ~l.lt11:JU!Uol.--------------~~ ; • • FILE COPY ~ (~CARLSBAD /•.;,q.13 Community & Economic Development www.carlsbadca.gov I PROJECT NAME: PROJECT NUMBER: EARLY PUBLIC NOTICE Carlsbad Floral Trade Center CUP 12-10/ CDP 12-19 This early public notice is to let you know that a development application for the relocation of the Carlsbad Floral Trade Center to the northern end of the "Flower Fields" has been submitted to the City of Carlsbad on September 10, 2012. The project application is undergoing its initial review by the City. LOCATION: The 17 acres south of Cannon Road, east of Car Country Drive, and west of the Gemological Institute. PROJECT DESCRIPTION: Lot subdivision and a phased development of a new Floral Trade Center and marketplace, microbrewery/winery, culinary center, and supporting specialty agricultural production. Please keep in mind that this is an early public notice and that the project design could change as a result of further staff and public review. A future public hearing notice will be mailed to you when this project is scheduled for public hearing before the Planning Commission. CONTACT INFORMATION: If you have questions or comments regarding this proposed project please contact Chrisler Westman, Senior Planner at christer.westman@carlsbasca.gov, (760) 602-4614, City of Carlsbad Planning Division, 1635 Faraday Avenue, Carlsbad, CA 92008. Planning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 I ,SENDER: COMPLETE THIS SECTION • Complete Items 1, 2, and 3, Also complete Item 4 If ~ l)eljye,y Is desired. • Print )ll)!Jr name and address on the reverse so that w,, can retum the card to you. . • Atla,;h !hill caro to the back of the mailpiece, or on the front tt space permlts. D. Is deilllll!Y -dlll1••n!from -17 If YES, enter dolive<y address below: California Coastal Commission Attn: Kanani Brown Suite 103 7575 Metropolitan Drive San Dieg.o, CA 92108-4402 3c S;!I\'"" 1\'Pe ~ Mall Cl Express Mall 0 Reglswed ~RecalpttorMerohandloa a 1nsuroo Mall a c.o.o. PS Fam, 3811, fet,rua,y 2004 i::io,,-., l!eturn Recolpt ' J :.._-'~-...=~[r,~~~~~~~~Lr~~ij~_JI ""'"""'""" m 0 , ••• !'.!":"!> ,, •• ,.,.tF,. 0 ---"""l 0 -~ t----...-J t:J ~-t ~ r--(.Up -/-•· tr To ... _ • • ...... n.J rr.=,--California Coastal Commission Attn: Kanani Brown Suite 103 7575 Metropolitan Drive san Diego, CA 92108-4402 I I ·-! I ~-····-' • Complete Items 1, 2, and 3. Also complete Item 4 ff Restncted Delivery Is desired. • Print your name and address on the reverse so that we can return the card to you. . • Attach this card to the back of the mailpiece, or on the front II space permits. 1. Article Addressed to: California Coastal Commission Attn: Kanani Brown Suite 103 7575 Metropolitan Drive San Diego, CA 92108-4402 D. Is delivery add1'8S:$ dlfferanl: from Item 1? CJ Yes If YES, enter deltvery address below: D No 3.:.. s_,ti(lce Type ~ed Mall Cl Express Mail Cl Registered _;is:l\etum -pt for Merohandlse 0 Insured Mall O C.O.D. 4. Restrlc!ed Oellve,y? (E)<tra Fee) D Yes 7011 2970 0003 8761 4325 PS Form 3811, February 2004 Domestic l'letum Receipt U.S. Postal Service,, "' I\J m ::r CERTIFIED MAIL., RECEIPT (Domestic Mail Only; No Insurance Coverage Provided) For delivery information visit our Website at www.usps.com: -· --USE ,.,,.,.,. $ r------J m CJ Return Recelp! Fea r------J CJ (Endomement R8q!.llledJ CJ {~~ Oellvery Fee f------~ CJ ....... -rnent AeQi,Jrvd} (;; Total Postag UlP 11...JJ~. ~Wl~--.:e:J. / OJ ru r..=c--California Coastal Commission .-'I O Attn: Kanani Brown .-'I ~A,i,l.-,.; Suite 1 D3 CJ orPOBoxNo. 7575 Metropolitan Drive . I'-llity,ili,i;;;z;; San Diego, CA 92108-44D2 Cet11f18dFee " 09 A -N83.,00'15"W N62" 56' H"W B -N36° 25'26"W C -·SB8"06'01"E D -Nsr 31'-44"E E -522° 28'16''E F -567" 33°26"W 71.0B 21.676 M 5.106 M 11.463 M 25.665 M 10.87;,i M 15.840 M (72.26 F1) CALC (lld) (17.02 F1) CALC (38.21 F1) CALC (89.55 FT) CALC (36.24 F1) CALC (52.80 FT) CALC (Dd) THIS MAP WAS PREPARED FOO ASSES:MNT PvllfDSES OIU. f{J L~BlITY IS ASSIMD FOO Tlic ACCUlACY OF Thi: CIITA Sl{)WN. ASSESSJR'S PARCELS MAY OOT IXMU WITH LOCAi. SUBONISON OR BUILDII-.G ORDNA~ES. SAM DIEGO COUNTY ASSESSOR'S MAP BK 211 PG 01 fSB5.9o 's @ 3 ""-9 /4 -"Gu-'! § 181.23 AC ~ 0 SHT 2 4-:~~ I IRMADA DFI SHT2 I I I ' /208\ ~ SHT 7 PAR 8 SBE MAP 141-37-73J POR LOT F • 211-01 } 1 "=800' ,/ 08/28/02 JHH l'jJ CHANGES 26 30&31 02 2067 ,.. . PAR 9 SSE MAP 141-37-7;,iJ MAP 823 -RHO AGUA HEDIONDA-POR LOT H&F-MM209 MM 209 ROS 1806, 11737, 12462, 13995, 16331, 17350 • 09 DETAIL "E" -1''=100' Q1ill Qv aim Qv . 3 \@ 26,65 11.C DETAIL "F" -1 "= 1 oo· \ 2 I ~ SHT 2 @ 53.40 AC A R-89.50 26.09 B N71'8'2"W 17.22 C R-89.50 26.09 D N87'50'W 34.3D E N72"30"W 17.17 F N1 T59'30"E 22.91 G S72"30"E 190.98 H N1T59'30"E 46.83 I S72'30"E 64.32 J N63'50'20"E 29.52 K N17"59'30"E 52.68 L N60"27'08"E 36.93 @ I -,-st_ \ ~ ¾~'{II / -t,, ~ DETAIL "A., - DETAIL "B" 1"=100' ..J w Cl 0 w WI-en Cl:'.: <(0 Q.z r=so· DETAIL "C" -1"=40' SAN DI EOO CCOH TY ASSESSOR'S UAP t 211-02 SHT 1 OF 2 1" = 400' 9/15/2009 JGD timm.· 02.hi_/o1 9 .. AP Fra11: 211-021 CHANG• .s 111.K mo/lAPN /Ct"'1, "' cm //0 02t ., -02J-()1 ., ID021 Ql2 rl,,~IJ2.07 09 .t15 f11HRIJ 21 022 aJitt, 22 022 10,11.t:16 m1 PG ro Ott I/of PARal J/J /£XI 022 ,, JJ~1,1. UJ .t. fg 1J I! 26 !121 22 ....-A STOP 022 2J ,t J..4 21, 2wg 022 21 sa:s, 022 " ~· 022 2' A :II .,, (JZ1 !'aii!id J/J """ .,, azr J/J JJ IHIW J5 1• TIMESHARE GRAND PACIFIC 97 ., ., .. !IP .. w "' w "' 10 P AU SADES RESORT DOC99-0065269 .. lfSI 2 ,..,, "58 ,,. ,,,,. ,.., zrm ,.., ,.,, (SEE Pil.GES 11 & 12 FOR INFORMATION ONLY PARCELS) 2• PEDESTRIAN ACCESS DETAIL "D" -1''-40' MAP 13719 -CARLSBAD RANCH HOTEL AND TIMESHARE RESORT CT 96-01 MAP 13357-CARLSBAD TCT NO 94-09 CARLSBAD RANCH UNIT 1 MAP 13215 -CARLSBAD TCT NO 92-7 UNIT 3 MAP 13078 -CARLSBAD TCT NO 92-7 UNITS 1 & 2 ROS 12462,13466,13995,17595 _,--,-- 09 / ;;: ~ 4 @ 7.75 AC ,• Q ~,~~(:) 45.,AC \Q \~ \ @ 20.86 AC AG PR (C) __ 651160__ \ \ 6 \' GD SHT 1 J0.15- "A" -1"=200' \ \ \ ' \ I \ \ \ NO \ \ \ ' ' 5 (m 26.'.i:s' AC ~ SHT 2 AG PR (C) = AGRICULnJRAL PRESERVE (CONTRACT) "-PT 9 LOT F SAN DIEGO COUNTY ASSESSOR'S ~Af' ~ 211-02 SHT 2 OF 2 1" = 400' 9/15/06 JGRO j Orawr,: 02116 1r>4 El'-1'f From: 211 021 CHANGES 8/J( PRIOR NW 02J -021-(}I. 02 . . Of .t Af OJ THRU r,,, PDR 022-1 09 01, ()8 .t 09 14 &I' 15 10 ,:t 12 am ~ NfW APN 01 THRU 06 07 -a22-15 "= • ST OP .t SAA/£ ll3 ml(U 1G sr w .t S)J,/[ 11 lhru 15 PDR PC 10 16 ,:t 17 )R CUT NQ 94 60 94 10021 " 10028 " '611 " 1,i;o " 4764 97 ., 1998 2 06 "'° MAP 13357 -CARLSBAD TCT NO 94-09 CARLSBAD RANCH UNIT 1 MAP 13078 -CARLSBAD TCT NO 92-7 UNITS 1 & 2 MAP 823 -RANCHO AGUA HEDIONDA ROS 13995, 16331 _J 09 _4:~,.~,_ - ~ ~OO!J' SAN DIEGO COUNTY ASSESSOll•s MAP IJK 211 PG OS 6 @ 2.93 AC PAR I @ 2.93 AC PAR 2 ·~er.,, 110---..i,•,,i.,,. .. j PASEO 7 ® "' 4.47AC ':. PAR I .... -:. "' ... __ ""t_:11!_3!_ __ -~--~4J;ZL ® 3.IJAC PAR Z h 760-166-47 :MNT PURro5ES QIU hO LIABLITT IS THSJ:b W THE j,'c1/k?r ~~Sf~ D'.TA Sl{J;IN. ASSESSOR S PARCE~ ~ >OT ccwt.Y WITH LOCAL SUlD~~ON 00 BUILD\~ ORDINANCE 10' SIDEWALK. ESMT 5, 73 AC. 0 10 S? ,:,(,~ 1/"' MAP 7492 -CARLSBAD TCT NO. 72-3 211-06 -:z \ " I"; ZOO' Q·· 'CV SHT I 09 a--oJ 00 .!. ' .. EB ' ',. ' ' '· ' ~ ~ ~ 0 < < 2r i ~ & ~ 102 0 2 SAN DIEGO COUNTY ASSESSOR'S MAP BOOK 211 PAGE 08 102 --3> ,': iv ¾ 2 i: G ~ Iii 1 SEE DETAIL @ ,.A'' 4.41 AC -- R=335 ' 91.52 110.19 @ 2.93 AC R=40 J t 24 -----... se1•ss'18"E 20,61--.... @ 1.75 AC THIS MAP WAS PREPARED FOR ASSESS!ENT PURPOSES ONLY. NO UABILJTY IS ASSUMED FOR THE ACCURACY OF THE DATA SHOWN. ASSESSOR'S PARCUS !MY NOT COl,PLY WITH LOCAL SUBDIVISION OR BUILDING ORDINANCES. EB , , 2 8 © 7 0 2.70AC 211-08 1. 9/16/2003 SM I• NO ACCESS C HANGES BU< OLD NEW YR CUT 080 1-10 89 215 2&:3 11 91 1182 4 12&13 01 1309 o1n•,, 14 03 1737 14 B/LCH~ 04 4729 MAP 12242 -CARLSBAD TCT NO 87-3 MAP 7492 -CARLSBAD TCT NO. 72-3 ROS 16331, 17295 -==\ z 1"=200' EB SHT I 09 6-B SHT 2 SEE DETAIL "B" _/" @ 7.38 AC 9i.o3 14 DETAIL "B" -SCALE 1"=50' _____ \ ~ SHT 2 ~ ~ 132.11 AC ~ SHT 1 MATCH LINE "A" NBl18'5£tE 322,IB 16 @) 10.00 AC OPEN SPACE (212'\ ~ (212'\ ~ SHT 2 DETAIL "A" -SCALE 1 "=50' ~ ~ MATCH LINE "A" ~~ NO Aa:£5S SAN D[GO COUNTY ASSESSOR'S MAP t 211-10 1" = 400' 9 /27 /06 JGRO fkawn.• 08/lf /o7 Bv RJO Fran: 2/f-022 CHANGt :s Bl/( PRICRJf'N /£0N'H //XJ ()I THRIJ 12 OH05 IJ {)f/, ,a " -010-29 " S<N£1t sroP " PfslJ SH l'2 1• PRIVATE ST 2• ROCKEFELLER CT W2'i ~ SHT 1 )R CIJTN( 98 2 99 /0,1 99 121'1- S9 "" 01 85 MAP 13408 -CARLSBAD TCT 94-09 CARLSBAD RANCH UNITS 2 & 3 ROS 16331 _J 09 A -NBS 00'15"W NB2" 56' 47"W B -NJB" 25'2B"W C -SBBa 06"01"E D -NB7°31'44"E E -S22°28'16"E F -557• JJ'26"W ~ 71.0H 21.678 M' 5.108 M 11.463 M 25.665 M 10.B73 M 15.840 M (72.26 FT) CALC (Dd) (17.02 FT) CAI.C (J8.21 FT) CAI.C (89.55 FT) CALC (J6.24 FT) CALC (52.80 FT) CALC (Dd) ..•. •' THIS MAP WAS PR£PAAED fOR ASSES::M'NT PURPOSES ONLY. tO L~Brnr IS ~,9JIEI:) f<JI 1\£ ~CIJ.!!W:.Y \lf WE l'J,1~ Sl{)<jM_ ~55£~{!)1\"5 ~~oca, MAY tOT CCl.<PLY WITH LOCAL SIJBOIVl50N 00 Bl.llDI~ OODNANCES. SAN DIEGO COUNTY ASSESSOR'S MAP BK 211 PG 01 "',, ~ "' .. . "" 1.40 AC A 0 18B.68 AC POR PAR 7 09 g ~ ~ \02 ~ SAN DIEGO COUNTY ASSESSOR'S MAP BOOK 211 PAGE 08 1 @ 4.41 AC SEE DETAIL "A" @ 2.93 AC R=40 11.24~ S81°55'16"E 20.61-... DETAIL"A" SCALE -1 "=50' ms MAP WAS PREPARED FOR ASSESSI.ENT PURPOSES ONLY. NO LIABILITY IS ASSUMED FOR THE ACCURACY OF THE DATA SHOWN. ASSESSOR'S PARCELS W..Y NOT Cou:>L..Y Wini LOCAL SUBDIVISION OR BUILDING ORDINANCES. 211-08 9/16/2003 SM !• NO ACCESS C -lANGES BU< OLD NEW YR CUT 080 1-10 89 215 2&3 11 91 1182 4 12&13 01 1309 -<M12 14 03 1737 14 ~i~~ 04 4729 MAP 12242 -CARLSBAD TCT NO 87-3 MAP 7492 -CARLSBAD TCT NO. 72-3 ROS 16331,17295 ' 1 "=200' @ SHT I 09 A -NBJ° 00'1 S"W N82" 56'47"W . B -N38" 25'.28"'W c -saaG oa•o1"E D -N67°31'#"E E -522d 28'16"E F -567' 33'26"W 71.06 21.678 M 5.108 M 11.433 M 25.665 M 10.873 M 15.640 M ~ 2 (72.26 Fl) CALC (ild) (17.02 Fl) CALC (38.21 Fl) CALC (B9.55 Fl) CALC (36.24 F0 CALC (52.80 F0 CALC (lld) THlS MAP WAS PREPARED Fal ASSESMNT P\All\'.JSES OHI.Y, t0 l~BLITY IS ASSLMl:0 FOO THE ACClllACY OF THE IJ,\TA SfOWN. ASSESSDR·s PARCELS MAY tOT COAPLY WITH LOCAL SUBOWISON 00 BUILDlfli ORDNANCES. SAM DIEGO COUNTY ASSESSOR'S MAP BK 211 PG 01 ,__ "' 0 1B6.88 AC (207\ \JV SHT2 (2Qfil \g} SHT 7 PAR 8 SBE MAP 141-37-73J POR LOT F 211-01 1 1 "=800' ./ 0B/2B/02 JHH rtJ CHANGES 27 29 _frf6f;.,,4. 99 1214 26 30&31 02 2067 POR PAR 7 SBE MAP 141-37-73J I I I ... ,. SHT 2 PAR 9 SBE MAP 141-37-73J l2ill ~ MAP 823 -RHO AGUA HEDIONDA-POR LOT H&F-MM209 MM 209 ROS 1806, 11737, 12462, 13995, 16331, 17350 09 DETAIL "E" -1''=100' a1fil Qy illill Qv \ \ \ \ \ ~ 3 ® 26.65 AC \ DETAIL "F" -1"=100' ~ SHT 2 @ 53.40 AC A R-89.50 26.09 B N71"8'2"W 17.22 C R-89.50 26.09 0 N87"50'W 34.30 E N72"30"W 17.17 F N1T59'30"E 22.91 G S72"30"E 19D.98 H N1T59'30"E 46.83 I 572'30"E 64.32 J N63"50'20"E 29.52 K N17"59'30"E 52.68 L N60"27'0B"E 36.93 ~ r -,-s!.._ I "l.!'l:: / -DETAIL "A'> - DETAIL "B" DETAIL "C" -- 1''=1 oo· J w 0 Ow WI-en o:: <(0 a.. z 1"=50' 1"=40' SIN CNEGO COONTY ASSESSCft'S MAP ~ 211-02 SHT 1 OF 2 1" = 400' 9/15/2009 JG[) Drr,wri: a2.1,,n, ,.__ AP From: 211-02.1 CHANG• ·s BIX f'r,r;/,</'1/ IC/1,</'I/ "'ctn/If. "" " -b2.>-01 ., - 022 01,0ZOl imA-i 09 .tl5 ,, 1HHiJ 21 91 021 aJI 11 21 ., 022 11},llldS P(RPGIQ .. rm I/Sf PAI/CD. J/11/fXT 022 ,, JJ•H .. 18 .i f9 ... ,. 021 21 S4II!'" ll!I 570P 022 jJ,tlt4 27.RM29 .. 022 21 ,. .,, UJ 022 ,, ~ll' IX) 022 2011 J2 00 "" ,~_,u ,_ .. .,.,,,,,, OJ 021 J/1 JJ f'HRU JS to 1• TIUESHARE GRAND PACIFlC PALISADES RESORT DOC99-0065269 '9 1151 2 "" -181 "'" 469] '°'' 11185 11/J> (SEE PAGES 11 &: 12 FOR INFORMATION ONLY PARCELS) 2• PEDESTRIAN ACCESS DETAIL "D" -1"=4:0' MAP 13719 -CARLSBAD RANCH HOTEL AND TIMESHARE RESORT CT 96-01 MAP 13357-CARLSBAD TCT NO 94-09 CARLSBAD RANCH UNIT 1 MAP 13215-CARLSBAD TCT NO 92-7 UNIT 3 MAP 13078 -CARLSBAD TCT NO 92-7 UNITS 1 & 2 ROS 124p2, 13466, 13995, 17595 __ ___,,-, 09 -· ---~-....._ __ ---- ·\ I. \ @ 20.86 AC , AG PR (C) 5 __ 6!J0.6o __ \ 6 ' ---- ~ SHT 1 1"-200' 5 @ ACCESS R=H!J "5.85 26-45 AC (7\ ~ ~ SHT 2 AG PR (C) ~ AGRJCULTIJRAL PRESERVE (CONTRACT) "-PT 9 LOT F SAN DEOO COONTI ASSESSIJl'S MAf ~ 211-02 SHT 2 OF 2 1" = 400' 9/15/06 JGRO j Orown: 02. lrQ AJ4 Bu: AP f,r;rn: 211-021 CHANC-' I s 8/J( Pll!OR"" 023 -02H)4 02 -- OJ ,t 03 OJ THRU ~ POR-022-1 09 m. ()!J '* D9 U..t 15 10 ,t 12 (212\ ~ ""·"" lfi" CUT NO 01 1HRl1 06 " 60 07 94 10021 -022-15 ,. 10028 "~. ' " ST OP ct " ,.,, ""' 08 1HRU 10 96 mo ST CP it 96 .,., -11 thru 15 " '' POR PG 10 1998 2 16 « 11 06 /460 MAP 13357-CARLSBAD TCT NO 94-09 CARLSBAD RANCH UNIT 1 MAP 13078 -CARLSBAD TCT NO 92-7 UNITS 1 & 2 MAP 823 -RANCHO AGUA HEDIONDA ROS 13995, 16331 • Notice ••• of Determination • To: D Office of Planning and Research PO Box 3044 From: CITY OF CARLSBAD Planning Division 1635 Faraday Avenue Carlsbad, CA 92008 (760) 602-4600 ~0[].~@ Sacramento, CA 95812-3044 F.mest J Dronenburg. Jr. Recorder Cou~ Cletk DEC 19 ZD13 J. vargas SD County Clerk Attn: James Scott 1600 Pacific Highway, Suite 260 PO Box 121750 San Diego, CA 92101 BY 130213 Project No: CUP 12-10/CDP 12-19/MS 12-03 Filing of Notice of Determination in compliance with Section 21108 or 21152 of the Public Resources Code. Carlsbad Floral Trade Center Project Title N/A State Clearinghouse No. Christer Westman Lead Agency, Contact Person (760) 602-4614 Telephone Number Located within the Carlsbad Ranch Specific Plan south of Cannon Road and east of Car Country Drive in Local Facilities Management Plan Zone 13 and the Mello II segment of the Local Coastal Program, City of Carlsbad, CA, County of San Diego. The site is not located within the appealable area of the California Coastal Commission. Project Location (include County) Name of Applicant: Carlsbad Ranch Company Applicant's Address: 5600 Avenida Encinas. Suite 100. Carlsbad, CA 92008-4452 Applicant's Telephone Number: 760-431-5600 Project Description: The subdivision of the property into four parcels. and the development of a new 44,180 sq. ft. floral trade distribution center and marketplace, a 33 foot tall. 9,900 sq. ft. micro-brewery and winery building. 1984 sq. ft. culinary center. and 896 sq. ft. farm shed with the remaining land dedicated to farm plots. orchard. hops farm, vineyard and parking on 17.22 acres of land within a 45.60 acre site This is to advise that the City of Carlsbad has approved the above described project on December 4, 2013, and has made the following determination regarding the above described project. 1. The project will not have a significant effect on the environment. 2. D An Environmental Impact Report (EIR) was prepared for this project pursuant to the provisions of CEQA. DEPUTY !8J D A Negative Declaration was prepared for this project pursuant to the provisions of CEQA. This project was reviewed previously and a(n) Negative Declaration was p~dofreGanlsba.d provisions of CEQA. -c;-,ty OTC~frlsoad 3. Mitigation measures were not made a condition of the approval of the project. 4. A mitigation reporting or monitoring plan was not adopted for this project. ~-A statement of Overriding Considerations was not adopted for this project. 6. Findings~ made pursuant to the provisions of CEQA. Planning DivJ~lqn Planning D1v1s1on This is to certify that the final Negative Declaration with comments and responses and record of project (\oval is available to the General Public at THE CITY OF CARLSBAD. ~d) )1M 1,z-10-1,~ DON NEU, City Planner Date Date received for filing at OPR: Revised 05/13 ------------------------~ • FILED IN THE OFFICE OF THE COUNTY CLERK San Otego Coonty on DEC 19 2013 Posted OE C 1 9 zo-=U-R-emo-ved--,-,J A,..N .,...2 .,,...,1 2"""01,,--4 - Returned to agerq 01\ ~ JAN Z 1 2014 Deputy J. vargas • •• <._(~f' C I T Y O F ~ CARLSBAD • • Community & Economic Development PROJECT NAME: PROJECT NO: PROJECT LOCATION: NEGATIVE DECLARATION Carlsbad Floral Trade Center CUP 12-10/CDP 12-19/MS 12-03 Southeast corner of Cannon Road and Car Country Drive www.carlsbadca.gov PROJECT DESCRIPTION: The project is Phase One of a four phase development on 17.22 acres within a 45.66 acre site. Phase 4 buildout is approximately 113,780 SF. Phase 1 includes the subdivision of the property into four parcels, a new 44,180 SF floral trade distribution center and marketplace, 9,900 SF micro- brewery and winery building, 1,984 SF culinary center, and 896 SF farm shed with the remaining land dedicated to farm plots, orchard, hops farm, vineyard and parking. Future Phase 2 is proposed to include 11,700 SF of retail and surface parking. Future Phase 3 is proposed to include 32,000 SF of retail and surface parking. Future Phase 4 is proposed to include 16,000 SF of retail and surface parking. DETERMINATION: The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, the Initial Study did not identify any potentially significant impacts on the environment, and the City of Carlsbad finds as follows: cgJ The proposed project COULD NOT have a significant effect on the environment. D The proposed project MAY have "potentially significant impact(s)" on the environment, but at least one potentially significant impact 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. (Negative Declaration applies only to the effects that remained to be addressed). D Although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. Therefore, nothing further is required. A copy of the Initial Study documenting reasons to support the Negative Declaration is on file in the Planning Division, 1635 Faraday Avenue, Carlsbad, California 92008. ADOPTED: December 4, 2013, pursuant to Planning Commission Resolution No. 7023 ATTEST: 9L rt DON NEU City Planner Planning Division 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-4600 I 760-602-8558 fax Initial Study «'~ CITY OF ~ CARLSBAD 1. PROJECT NAME: Carlsbad Floral Trade Center 2. PROJECT NO: CUP 12-10/CDP 12-19/MS 12-03 3. LEAD AGENCY: City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008 4. PROJECT APPLICANT: Carlsbad Ranch Company, L.P. Chris Calkins 5600 Avenida Encinas Suite 100 Carlsbad CA 92008 5. LEAD AGENCY CONTACT PERSON: Christer Westman, Senior Planner 760-602-4614 christer.westman@carlsbadca.gov 6. PROJECT LOCATION: Southeast corner of Cannon Road and Car Country Drive 7. GENERAL PLAN LAND USE DESIGNATION: Open Space (OS) 8. ZONING: Open Space {OS)/ Carlsbad Ranch Specific Plan 9. PROJECT DESCRIPTION: The project is Phase One of a four phase development on 17.22 acres within a 45.66 acre site. Phase 4 buildout is approximately 113,780 SF. Phase 1 includes the subdivision of the property into four parcels, a new 44,180 SF floral trade distribution center and marketplace, 9,900 SF micro-brewery and winery building, and 1,984 SF culinary center, and 896 SF farm shed with the remaining land dedicated to farm plots, orchard, hops farm, vineyard and parking. Future Phase 2 is proposed to include 11,700 SF of retail and surface parking. Future Phase 3 is proposed to include 32,000 SF of retail and surface parking. Future Phase 4 is proposed to include 16,000 SF of retail and surface parking. 10. ENVIRONMENTAL SETTING/SURROUNDING LAND USES: The entire 45.66 acres are currently being used for agricultural production. To the north is Cannon Road and north of Cannon Road are fields used for strawberry production, to the south are the Carlsbad Flower Fields, to the east is the Gemological Institute of America, and to the west is Car Country Carlsbad a collection of new and used car sales facilities. 11. OTHER REQUIRED AGENCY APPROVALS (i.e., permits, financing approval or participation agreements): No other agency approvals are required. 12. PREVIOUS ENVIRONMENTAL DOCUMENTATION: The site was previously analyzed in the Carlsbad Ranch/Legoland Specific Plan Amendment Environmental Impact Report. (EIR 94-01) September 2013 -1-Initial Study CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 13. SUMMARY OF ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The summary of environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact," or "Potentially Significant Impact Unless Mitigation Incorporated" as indicated by the checklist on the following pages. D Aesthetics D Greenhouse Gas Emissions D Population & Housing D Agriculture & Forestry Resources D Hazards/Hazardous Materials D Public Services D Air Quality D Hydrology/Water Quality D Recreation D Biological Resources D Land Use & Planning D Transportation/Traffic D Cultural Resources D Mineral Resources D Utilities & Service Systems 14. PREPARATION: The Initial Study for the subject project was prepared by: Christer Westman, Senior Planner 15. DETERMINATION: (to be completed by Lead Agency) On the basis of this initial evaluation: October 15, 2013 Date 00 I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. D I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described herein have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. D I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. D I find that the proposed project MAY have a "potentially significant impact(s)" on the environment, but at least one potentially significant impact 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described herein. A Negative Declaration is required, but it must analyze only the effects that remain to be addressed. D I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION pursuant to applicable standards and (b) have been avoided or mitigated June 2013 -2-Initial Study CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19 EVALUATION OF ENVIRONMENTAL IMPACTS: 1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from "Earlier Analyses," as described in (5) below, may be cross-referenced). 5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a. Earlier Analysis Used. Identify and state where they are available for review. b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c. Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8. The explanation of each issue should identify: a. The significance criteria or threshold, if any, used to evaluate each question; and b. The mitigation measure identified, if any, to reduce the impact to less than significant. September 2013 -4-Initial Study I. CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19 ~ ~l ~ Ill Ill 0. ·j 5 0. .5 .5 AESTHETICS .i!: .. C C e-.. ~ -C C C ·l! B 111 B 8 :: Ill 0. C q:: -5 !E .5 .5 Sc ::: ;i.t: _ijj Would the project: ti 0 .!I iii ::e z a) Have a substantial adverse effect on a scenic vista? D D D 00 b) Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a State scenic D D D 00 highway? c) Substantially degrade the existing visual character or quality of the D D D 00 site and its surroundings? d) Create a new source of substantial light and glare, which would D D D 00 adversely affect day or nighttime views in the area? a-d) No Impact. The project site is undeveloped and planted seasonally with flower crops. The project site is surrounded by commercial development and east of the 1-5 Freeway and as such there are no public scenic vistas available from the site or across the site. No trees or rock outcroppings will be impacted by the proposed project. No historic buildings are located in or adjacent to the site. The Carlsbad Flower Fields are located to the south and will not be affected by the project. The area of proposed impact is not located within the viewshed of a State scenic highway or any State highway that is designated by CalTrans as eligible for listing as a scenic highway. The proposed use is consistent with the adjacent uses and will only produce light and glare in a comparable or less manner to its neighbors, and as such, the increase in light and glare will not contribute a significant amount of light or glare or create a significant impact. Distant views looking west to the ocean will be maintained from the right- of-way of Armada Drive. Proposed buildings are located north of the vista points along Armada Drive and their roof peaks will be at elevations ranging from 0-10 feet below the vista point pavement. No impact is assessed. September 2013 -5-Initial Study II. CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 ~ -s I ~ .., .., Q, Q, E 1 ~ § AGRICULTURAL AND FOREST RESOURCES ~;: C ~ e-... ~ -C C C .!! ~ i~J .., ~ .., Q, ~ii: == § Sc "'c ..i "' C Would the project: it 3 IIO-st 0 iii :E z a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to D D D 00 the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act D D D 00 contract? c) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland to D D D 00 non-agricultural use or conversion of forest land to non-forest use? a-c) No Impact. Although the site is currently used for agriculture, the project site is not designated as prime agricultural land in the Local Coastal Program (LCP) and is not identified on Map X as agricultural land subject to the LCP Agricultural Conversion Mitigation Fee. The project site is not designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (California State Department of Conservation, June 1990); therefore, the project will not impact important agricultural resources. The project is subject to the disturbed/agriculture land in-lieu fee pursuant to the City of Carlsbad Habitat Management Plan. The existing and proposed General Plan designation is Open Space (OS). A major component of the project is the agricultural production of various crops which is a continued use of the property for agricultural purposes consistent with the Open Space General Plan land use designation. The subject site is not encumbered by a Williamson Act contract. The project would not conflict with the existing zoning or land uses within the project area or in adjacent areas since the land use to the south is agriculture in the form of the Carlsbad Flower Fields. The project is not proposed within a forestry or timber zone, nor is any part of the project area used for forestry or timber purposes. As a result, no impacts will occur related to the rezoning of forest land, timberland, or timberland production. The project is not located within or in the vicinity of a Federal, State, or locally designated forest and will not result in the loss of forest land or the conversion of any forest lands to a non-forest use either directly or indirectly. As a result, no impacts will occur related to conversion of forest lands. The subject property is an infill site which is currently being used as flower production with accessory buildings and is substantially surrounded by existing urban development. No changes proposed by the project will impact other farms or result in additional farmland conversion in the area. June 2013 -6-Initial Study Ill. AIR QUALITY* CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 ~ -s I ~ "' "' Q. Q. E 1 a § ~;; C ~ e-.. ~ -C C C "' ~ "' ~ 8 "' ~ "' Q. ~ !E -5 !E .5 i= !E § fl C .,, Q .,J 0 tlO 0 Would the project: 0.. iii s iii ~ ji z a) Conflict with or obstruct implementation of the applicable air D D D 00 quality plan? b) Violate any air quality standard or contribute substantially to an D D 00 D existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard D D 00 D (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? D D D 00 e) Create objectionable odors affecting a substantial number of D D D 00 people? * Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. a) No Impact. The project site is located in the San Diego Air Basin which is currently designated as a nonattainment area for the state standard for PM10, PM 2.5, 1-Hour and 8-Hour ozone, and the Federal 8-Hour Standard for ozone. The periodic violations of national Ambient Air Quality Standards (AAQS) in the San Diego Air Basin (SDAB), particularly for ozone in inland foothill areas, requires that a plan be developed outlining the pollution controls that will be undertaken to improve air quality. In San Diego County, this attainment planning process is embodied in the Regional Air Quality Strategies (RAQS) developed jointly by the Air Pollution Control District (APCD) and the San Diego Association of Governments (SANDAG). The RAQS outlines the APCD's plans and regulatory control measures designed to attain state air quality standards for ozone. The RAQS, which was initially adopted in 1991, is updated on a triennial basis with the most recent update occurring in April 2009. The APCD has also developed the SDAB's input into the State Implementation Plan (SIP) which is required under the Federal Clean Air Act (CAA) for pollutants that are designated as being in nonattainment of national air quality standards for the air basin. The SIP relies on the same information from SANDAG to develop emission inventories and emission control strategies that are included in the attainment demonstration for the air basin. The proposed project relates to the SIP and/or RAQS through the land use and growth assumptions that are incorporated into the air quality planning document. These growth assumptions are based on each city's and the County's general plan. If a proposed project is consistent with its applicable General Plan, then the project presumably has been anticipated with the regional air quality planning process. Such consistency would ensure that the project would not have an adverse regional air quality impact. Section 15125(d) of the State of California Environmental Quality Act (CEQA) Guidelines contains specific reference to the need to evaluate any inconsistencies between the proposed project and the applicable air quality management plan. Transportation Control Measures (TCMs) are part of the RAQS. The RAQS and June 2013 -7-Initial Study CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 TCM plan set forth the steps needed to accomplish attainment of state and federal ambient air quality standards. The California Air Resources Board provides criteria for determining whether a project conforms with the RAQS which include the following: • Is a regional air quality plan being implemented in the project area? • Is the project consistent with the Carlsbad General Plan and also the growth assumptions in the regional air quality plan? The project area is located in the San Diego Air Basin, and as such, is located in an area where a RAQS is being implemented. The project is consistent with the Carlsbad General Plan and also the growth assumptions in the regional air quality plan and will in no way conflict with or obstruct implementation of the regional plan. b) Less than Significant Impact. The closest air quality monitoring stations to the project site are at Camp Pendleton and Escondido (E. Valley Parkway). Data available for these monitoring sites from 2009 through 2011, indicate that the most recent air quality violations recorded were as follows: the 1-Hour ozone concentration did not exceed the state standard any time during the years 2009 through 2011; the 8-Hour ozone concentration exceeded both the state and federal standard in 2009 and 2010 and the state standard was exceeded twice in 2011; the daily PM 10 concentration exceeded the state standard in 2009, but not in 2010 or 2011; and the federal standard for PM 10 and the federal 24-Hour PM 2.5 standard was not exceeded during the 2009 through 2011 time period. No other violations of any air quality standards have been recorded during the years 2009 through 2011. The project would involve minimal short-term emissions associated with minimal grading and construction. Such emissions would be minimized through standard construction measures and Best Management Practices (BMPs) that would reduce fugitive dust emissions and other criteria pollutant emissions during construction. Long-term emissions associated with travel to and from the project will be minimal. Although air pollutant emissions would be associated with the project, they would neither result in the violation of any air quality standard (comprising only an incremental contribution to overall air basin quality readings), nor contribute substantially to an existing or projected air quality violation. Any impact is assessed as less than significant. c) Less than Significant Impact. The air basin is currently in a state non-attainment zone for ozone and suspended fine particulates. The proposed project would represent a contribution to a cumulatively considerable potential net increase in emissions throughout the air basin. As described above, however, emissions associated with the proposed project would be minimal. Given the limited emissions potentially associated with the proposed project, air quality would be essentially the same whether or not the proposed project is implemented. According to the CEQA Guidelines Section 15064(h)(3), the proposed project's incremental contribution to the cumulative effect is not cumulatively considerable. Any impact is assessed as less than significant. d) No Impact. As noted above, the proposed project would not result in substantial pollutant emissions or concentrations. In addition, there are no sensitive receptors (e.g., schools or hospitals) located in the vicinity of the project. No impact is assessed. e) No Impact. The construction of the proposed project could generate fumes from the operation of construction equipment, which may be considered objectionable by some people. Such exposure would be short-term or transient. In addition, the number of people exposed to such transient impacts is not considered substantial. June 2013 -8-Initial Study IV. CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 ti .t:. ] i "' a. .. "' a. E 'i l5 .§ BIOLOGICAL RESOURCES > :: C 1: e-.. ti = C C C .!! i, 1 i, 8 "' i, "' a. 1: q:: .. !E .5 -5 !E .§ !I c ~ l;ij:/ ., C Would the project: 0 IIO XI·'* 0 A, iii .!I iii :E _, "' z a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or D D D 00 regulations, or by California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian, aquatic or wetland habitat or other sensitive natural community identified in D D D 00 local or regional plans, policies, or regulations or by California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including but not D D D 00 limited to marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident D D D 00 or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological D D D 00 resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved D D D 00 local, regional, or state habitat conservation plan? a-f) No Impact. The project site is fully disturbed and does not include any natural vegetation that is classified as habitat or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or the U.S. Fish and Wildlife Service. The site is elevated and has no wetlands or wetland habitat on site. No tributary areas are on site. The City of Carlsbad has no adopted tree preservation policy or ordinance which would affect the subject project. The subject project will not significantly impact trees or other biological resources protected by such policy or ordinance. As stated above, the project does not conflict with the HMP. There are no overriding preservation ordinances or policies that would be in conflict with the proposed project. June 2013 -9-Initial Study v. CULTURAL/PALEONTOLOGICAL RESOURCES CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 id ~l ~ Q, I!. E l ~ .5 2:= C 1; e-.. ~ -C C C -! ~ .! :, 8 "' :, "' Q, C !E .. !E .!i -s !E .5 J!I C "' C :ll &I .t! Would the project: 0 IIO "' IIO 0 A. iii .!I iii :IE .!I iii z a) Cause a substantial adverse change in the significance of a historical D D D 00 resource as defined in §15064.5? b) Cause a substantial adverse change in the significance of an D D D 00 archeological resource pursuant to §15064.5? c) Directly or indirectly destroy a unique paleontological resource or D D D 00 site or unique geologic feature? d) Disturb any human remains, including those interred outside of D D D 00 formal cemeteries? a-d) No Impact. The project site is included within the Carlsbad Ranch/Legoland Specific Plan {SP 207) which was analyzed by a program Environmental Impact Report EIR 94-01 (SCH 95051001). A data recovery and capping program were implemented for the entire Carlsbad Ranch property prior to the issuance of a grading permit for the first development of the Carlsbad Ranch. Therefore there will be no impacts to cultural or paleontological resources by the project. June 2013 -10-Initial Study VI. CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 i .c ! ~ ., i I!! a. E .5 GEOLOGY AND SOILS 2:-;; ... g_ ... ~ -C C C '-C C ., ., ., :, 8 ., :, ., +I u a. CQ: -:5 q: .E -:5 !E .5 !c .,, C • ~i Would the project: i~ .! IIO ~ 0 iii :::E z a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other D D D 00 substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii. Strong seismic ground shaking? D D D 00 iii. Seismic-related ground failure, including liquefaction? D D D 00 iv. Landslides? D D D 00 b) Result in substantial soil erosion or the loss of topsoil? D D D 00 c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in D D D 00 on-or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? d) Be located on expansive soils, as defined in Section 1802.3.2 of the California Building Code (2007), creating substantial risks to life or D D D 00 property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are D D D 00 not available for the disposal of wastewater? a-e) No Impact. There are no Alquist-Priolo Earthquake Fault zones within the City of Carlsbad and there is no other evidence of active or potentially active faults within the City. The project is primarily crop production. Topsoil will be retained onsite and erosion controlled to protect crop fields. During finish grading, exposure of soils could lead to an increased chance for the erosion of soils from the site. However, such grading will follow best management practices for the control of erosion, such as straw bale or sand bag barriers, silt fences, slope roughening, and outlet protection in exposed areas. The project site was investigated by Coast Geotechnical and a report prepared in August 2012. The conclusions of the report are that the site is relatively free of potential geologic hazards such as landslide, liquefaction and seismically induced subsidence. The residual soil and Pleistocene sands of the project site reflect an expansion potential in the very low range. Where structures are proposed the soils should be removed up to five feet in depth and re-compacted. The proposed project does not propose septic tanks and will utilize the public sewer system. Therefore, there will be no impacts involving soils that support the use of septic tanks or alternative wastewater disposal systems. June 2013 -11-Initial Study 11 .c 1 CL l ~ E VII. GREENHOUSE GAS EMISSIONS ~i C 1: e- .!l! rl "' ri 8 1: i.: -5 i.: .5 Be = c . Would the project: f 8f s 8f I a) Generate greenhouse gas emissions, either directly or indirectly, D D that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for D D the purposes of reducing the emissions of greenhouse gases? Project Number Project Title ti I!. .5 .. ti C C "' rl "' CL -5 5 .5 111 C 3 8f 0 z 00 D D 00 a) Less Than Significant Impact. Development of the Carlsbad Floral Trade Center and Marketplace project would result in a net increase in CO2 and other greenhouse gas emissions due primarily to transportation, energy use and solid waste disposal from the existing situation, which is the production of flower crops, or the approved situation, which allows for wholesale flower distribution, agricultural production, and public assembly for a culinary center, winery, and brewery. The project "business as usual" C02e generation is estimated to be 8,403 Metric Tons per year at buildout (Greenhouse Gas Assessment dated October 4, 2013 prepared by Ldn Consulting, Inc.) by facilitating these uses and thereby increasing vehicle miles traveled associated with transporting people and goods to, from and within the project. Vehicular transportation is a major contributor to greenhouse gas emissions. Transportation is the direct result of population and employment growth, which generates vehicle trips to move goods, provide public services, and connect people with work, school, shopping, and other activities. Growth in vehicular travel is due in large part to urban development patterns. Over the last half century, homes have been built further from workplaces, schools have been located further from neighborhoods they serve, and other destinations, including shopping, have been isolated from where people live and work. The proposed development is considered "infill" development, projected to be surrounded on two of four sides by urban uses and conveniently accessible to mass transit bus routes. As such, the proposed project is consistent with the planning principle of encouraging higher intensity infill development wlthin an existing urban area at transit corridor locations with bus service. The GHG emissions from any individual project, including the project, do not individually generate GHG emissions sufficient to measurably influence global climate change. However, the GHG emissions from individual projects contribute to cumulative GHG emissions on a global, national, and regional scale. The combination of all of the regulatory measures currently in place will reduce the estimated C02e by 29% which will meet and exceed the State mandated goals as well as the City of Carlsbad reduction goals. In light of the above factors, the development of the Carlsbad Floral Trade Center represents a less than significant contribution to the impact of GHG contribution to global climate change. b) No Impact. While the proposed project will intensify the use of the site, the project will be consistent with the adopted plans, policies or regulations regulating the emissions of greenhouse gases. The proposed project is consistent with the City of Carlsbad General Plan, the Carlsbad Zoning Ordinance, and the Carlsbad Ranch Specific Plan. These plans are all consistent with SANDAG's Regional Comprehensive Plan (2004). The project will not violate any air quality standard or state guidelines, and as indicated above will not contribute substantially to an existing or projected air quality or greenhouse gas violation. Greenhouse gas-contributing emissions from developed-condition electricity consumption, solid waste disposal, and construction related power consumption would not be in conflict with adopted plans, policies or regulations. Thus, the project will result in no impact to these adopted plans, policies or regulations. As a result of these factors, it is concluded that greenhouse gas emissions from the project will be less than significant, and no mitigation is required. September 2013 -12-Initial Study CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 ii iii ii a. a. E it l:, § VIII. HAZARDS AND HAZARDOUS MATERIALS ~= C 1: e, ... tl -C C C -! I! 111 " 8 Ill " Ill a. C q: i:i !E .5 i:i !E § !le tl io ~ "' Q Would the project: 0 1111 .!I iii ::e ~ iii 0 0. iii z a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous D D D 00 materials? b) Create a significant hazard to the public or environment through reasonably foreseeable upset and accident conditions involving the D D D 00 release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile D D D 00 of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section D D D 00 65962.5 and, as a result, would it create a significant hazard to the public or environment? e) For a project within an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or public D D D 00 use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in D D D 00 the project area? g) Impair implementation of or physically interfere with an adopted D D D 00 emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are D D D 00 adjacent to urbanized areas or where residences are intermixed with wildlands? a-h) No Impact. The project includes a significant agricultural component, however, the materials used are not of a type or kept in quantities that would explode and create a significant hazard to the public or environment. The project site is not within a quarter mile of an existing or proposed school nor is it included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. The project site is within the boundaries of Review Area 2 of McClellan-Palomar Airport Land Use Compatibility Plan. Limits on heights of structures, particularly in areas of high terrain, are the only restrictions on land uses within Review Area 2. The project is not located such that building height is a potential hazard for the airport and not in a review area that restricts land use due to potential hazard from airport operations. The project site is not located such that it could adversely affect an emergency or evacuation plan. The project site is an infill property and not adjacent to wildlands. June 2013 -13-Initial Study IX. CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 ~ .c ! ~ IV l CL i ~ E .5 HYDROLOGY AND WATER QUALITY ~i C 1: e-.. ~ C C IV ~ IV ~ 8 .! ~ IV CL ~ci: -s !E .5 .. !E .5 .2lc V, ;, ,.J ., C Would the project: f ~ .!I iii~ s~ 0 z a) Violate any water quality standards or waste discharge D D D 00 requirements? b) Substantially deplete groundwater supplies or interfere substantially with ground water recharge such that there would be a net deficit in aquifer volume or a lowering of the local ground D D D 00 water table level (i.e., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner, which would result in substantial erosion or siltation D D D 00 on-or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the flow rate or amount (volume) of D D D 00 surface runoff in a manner, which would result in flooding on-or off-site? e) Create or contribute runoff water, which would exceed the capacity of existing or planned stormwater drainage systems or provide D D D 00 substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? D D D 00 g) Place housing within a 100-year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or D D D 00 other flood delineation map? h) Place within 100-year flood hazard area structures, which would D D D 00 impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure D D D 00 of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? D D D 00 a-j) No Impact. The project is required by law to comply with all federal, state and local water quality regulations, including the Clean Water Act, California Administrative Code Title 23, specific basin plan objectives identified in the "Water Quality Control Plan for San Diego Basin" (WQCP), and the city's Standard Urban Storm Water Management Plan (SUSMP). The WQCP contains specific objectives for the Carlsbad Hydrologic Unit, which includes the requirement to comply with National Pollutant Discharge Elimination System (NPDES) and the use of Best Management Practices (BMPs). Construction activities for this project are covered under state-wide construction permit Order No. 2009-0009-DWQ issued by the State Water Resource Control Board Permit. As part of the permit requirements, the applicant will prepare and submit a Storm Water Pollution Prevention Plan {SWPPP) for the project. Through each phase of construction, the SWPPP will identify specific erosion control and June 2013 -14-Initial Study CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 storm water pollution prevention plan practices that will be implemented to protect downstream water quality. Post-development activities for this project are covered under Order No. R9-2007-0001 issued by the California Regional Water Quality Control Board San Diego Region. As part of these requirements, the applicant must prepare and submit a Storm Water Management Plan (SWMP) addressing what treatment Best Management Practices (BMPs) will be constructed to treat the post-development runoff from the project. The SWMP will address how pollutants from this project will be reduced, captured, filtered, and/or treated prior to discharge from the project site. Through this process, the project will not violate any water quality standards or waste discharge requirements. The project does not propose to directly draw any groundwater; instead it will be served via existing public water distribution lines within the public right-of-way adjacent to the site. Existing water lines will adequately serve the project's water demands. Rainwater infiltration is needed to provide adequate groundwater recharge. A Preliminary Storm Water Management Plan dated June 14, 2013, was prepared for the project by Aquaterra Engineering, Inc. According to the reports, the project incorporates Low Impact Development (LID) design features, which promote infiltration of storm water run-off by proposing pervious parking surface areas, directing run-off to landscaped swales and two bio-retention basins. The implementation of the LID design features will mitigate the potential impacts that the development can have on stormwater. The project will not significantly deplete groundwater supplies or quality. There are no streams or rivers within or adjacent to the site. The Preliminary Storm Water Management Plan dated June 14, 2013, for the project indicates that the proposed drainage design does not adversely affect surrounding properties and the storm drain system adequately drains the proposed project in a 100-year storm event. Construction of the proposed project improvements is required by law to comply with all federal, state and local water quality regulations, including the Clean Water Act and associated NPDES regulations and temporary impacts associated with the construction operation will be mitigated. The total post development runoff discharging from the site will not significantly exceed the pre-development amounts. The project incorporates Low Impact Development (LID) design features, which promote infiltration of storm water run-off by proposing to include pervious parking surfaces, directing run-off to landscaped swales and two bio-retention basins to serve as a treatment BMP to attain water quality objectives. Therefore, the project will not violate any water quality standards, deplete groundwater supplies or quality, substantially alter existing drainage patterns, cause substantial erosion or flooding, or significantly impact the capacity of stormwater drainage systems. The Preliminary Storm Water Management Plan, dated June 14, 2013, for the project indicates that Standard Storm Water Permanent Best Management Practices (BMPs) will be incorporated into the project design to address water quality for the project. BMPs will be implemented during construction and post construction phases, which specifically address sediments, nutrients, trash and debris, oxygen demanding substances, oil and grease, bacteria and viruses, and pesticides. As discussed in the sections above, the project will not significantly increase pollutant discharges and will not alter the water quality of the receiving surface waters, and the amount of discharge and velocity of run-off will not significantly exceed pre-development levels. As a result of these project design features, there will be less than significant impact to water quality, site erosion, and pollutant discharge, and no receiving water quality will be adversely affected through implementation of the proposed project. The project site is not located within a 100-year flood hazard area according to Flood Insurance Rate Map, Map No. 06073C0764G, Effective Date May 16, 2012; and according to the City of Carlsbad Geotechnical Hazards Analysis and Mapping Study, Catastrophic Dam Failure Inundation, Tsunami and Seiche Hazard Zone Maps, November 1992, the project site is not located within an area affected by tsunami, seiche, or mudflow, nor is the site located within a Catastrophic Dam Failure Inundation Area. Therefore, no impact is assessed. June 2013 -15-Initial Study x. CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 i .r.] i C. .. Ill C. E l l5 .5 LAND USE AND PLANNING ~ 'Z C 1: f-... t, -C C C -~ ~ 111 i, 8 .! i, Ill C. -5 !E .5 ... !E .5 !le = Q;t! ., C Would the project: i~ .!I~ 0 .!I iii :E z a) Physically divide an established community? D D D 00 b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including but not limited to the general plan, specific plan, local coastal program, or D D D 00 zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural D D D 00 community conservation plan? a-c) No Impact. The site does not physically divide an established community, nor does the proposed project conflict with any existing or proposed land use plans or policies, or habitat conservation plans or natural community conservation plans of the City of Carlsbad. Project uses are consistent with the primary and accessory use permitted by the General Plan, Zoning Ordinance, Local Coastal Program, and Carlsbad Ranch Specific Plan in that the proposed uses are both permitted as they relate to the use of the property for agricultural purposes and accessory uses that are necessary for the benefit of agricultural open spaces uses. The property is not subject to a natural communities conservation plan. t, 'O t, Ill QI Ill C. .c .... C. .5 ·i a .5 XI. MINERAL RESOURCES > .... .... C. .... t, = C C C '-C C ·! G ra G 8 Ill rJ Ill C. ~ !g -s $: .5 -s 5 .§ VI C • VI C Would the project: 0 .'le ~ ~~ "' 00 0 QI·-a. Vl ...J Vl z a) Result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the D D D 00 State? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific D D D 00 plan, or other land use plan? a-b) No Impact. Carlsbad is devoid of non-renewable energy resources. Mineral resources within the City are no longer being utilized and extracted as exploitable natural resources. Therefore, no mineral resource impacts will occur as a result of any project. (MEIR 93-01, page 5.13-1) June 2013 -16-Initial Study CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 t: .c ! 1a "' Q. ~ I! Q. E ! g_ .5 XII. NOISE ~:: .. t: -C C C '-C C -a ~ "' ~ 8 "' ~ "' Q. C q:: -5 q:: .5 -5 !E .5 Sc :=ti~ ., C Would the project result in: 0 till ~~ 0 II, iii s iii ::e z a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance 0 0 0 IX] or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundbourne 0 0 0 IX] vibration or groundbourne noise levels? c) A substantial permanent increase in ambient noise levels in the 0 0 0 IX] project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels 0 0 0 IX] in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within 2 miles of a public airport or 0 0 0 IX] public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to 0 0 0 IX] excessive noise levels? a-f) No Impact. The project will not generate noise in excess of levels established by the City of Carlsbad General Plan as acceptable nor are there external noise sources that generate noise levels that will result in excess impacts to the project site. The project site is not within close enough proximity to be adversely impacted by the freeway corridor or McClellan-Palomar Airport. t: "O t: "' .c !I "' Q. .. "' Q. E l ~ .5 XIII. POPULATION AND HOUSING >= C ~ e-.. t: = C C C ~ ~ "' ~ 8 "' ~ "' Q. C !E -fi q:: .5 -fi !E .5 !I C ~i~ ., C Would the project: f~ ., till 0 s iii ::e s iii z a) Induce substantial growth in an area either directly (for example, by proposing new homes and businesses) or indirectly (for example, 0 0 0 IX] through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the 0 0 0 IX] construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? 0 0 0 IX] a-c) No Impact. There is no residential component of the proposed project and the project site is not located in a residential/housing area. June 2013 -17-Initial Study CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 XIV. PUBLIC SERVICES Would the project: a) Result in substantial adverse physical impacts associated with the provision of new or physically altered government facilities, a need for new or physically altered government facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: i. Fire protection? ii. Police protection? iii. Schools? iv. Parks? v. Other public facilities? D D D D D D D D D D D D D D D i .5 0 z 00 00 00 00 00 a) No Impact. The proposed open space and accessory uses are consistent with the General Plan and therefore will not affect the provision and availability of public facilities (fire protection, police protection, schools, parks, libraries, etc.). Through the Carlsbad Growth Management Plan and Zone 13 Local Facilities Management Plan (LFMP), the projection of impacts of development on public services for uses in Planning Area 8 such as agricultural uses, Golf Course, driving range, putting green, public park, and City playgrounds were analyzed. The project will not create a need for new or physically altered government facilities such as fire stations, police facilities, schools, parks or other public service facility. Adequate public services are available through the City's existing facilities to meet the needs of the development. 11 -s l 11 a. a. E "j l5 .5 XV. RECREATION ~i .. a. .. tl C C ._ C C {! rl .. rl 8 .. rl .. a. Cti: -s !E .s -s !E .5 QI -., C "' C • "' C o!:I "" tlO -~ s1 0 D. .,, s ii'i :IE z a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial D D D 00 physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might D D D 00 have an adverse physical effect on the environment? a-b) No Impact. The project will not affect any existing recreation facilities nor will it generate the need for new or improvements to recreation facilities. June 2013 -18-Initial Study CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 ~ -s 1 ~ a a E 1 l5 .5 XVI.TRANSPORTATION/TRAFFIC ~~ C C f-... ~ -C C C .!! ~ ! ~ 8 ! ~ "' a. eri: ... !E .5 ... !E .5 !'E ::: fo ~ ., C Would the project: o!!I §I 0 ~ Ill .!!l iii :ill z a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of D D 00 D the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel D D D 00 demand measures, or other standards established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial D D D 00 safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm D D D 00 equipment)? e) Result in inadequate emergency access? D D D 00 f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the D D D 00 performance or safety of such facilities? a) Less than Significant Impact. The project will generate 2,076 Average Daily Trips (ADT) and X peak hour trips. This traffic will utilize the following roadways Cannon Road, Car Country Drive, Paseo Del Norte, Legoland Drive, Armada Drive, and Palomar Airport Road. The most current estimates for existing traffic on Cannon Road and Palomar Airport Road are 25,420 and 48,626 ADT respectively and the peak hour level of service at the arterial intersection(s) of Cannon/I-5 is LOS Band Cannon/Paseo Del Norte is LOS A. The design capacities of the arterial roads affected by the proposed project are up to 40,000 vehicles per day on Cannon Road and more than 40,000 vehicles per day on Palomar Airport Road. The project traffic would represent 6.9 % of the existing traffic volume and 4.37 % of the design capacity of Cannon Road. While the increase in traffic from the proposed project may be slightly noticeable, the street system has been designed and sized to accommodate traffic from the project and cumulative development in the City of Carlsbad. The Traffic Impact Analysis Report states that the 11 intersections surrounding the project site currently operate at acceptable levels. The proposed project would not, therefore, cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system. The impacts from the proposed project are, therefore, less than significant. b) No Impact. In 2009 the congestion management agency (SANDAG) employed an "opt out" option defined in Assembly Bill (AB) 2419. The congestion management program is no longer relevant to development in the City of Carlsbad. June 2013 -19-Initial Study CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 c) No Impact. The proposed project does not include any aviation components. It would not, therefore, result in a change of air traffic patterns or result in substantial safety risks. No impact assessed. d) No Impact. All project driveways, circulation aisles, parking and loading areas will be designed and constructed to City standards; and, therefore, would not result in design hazards. The proposed project is consistent with the City's general plan and zoning. Therefore, it would not increase hazards due to an incompatible use. No impact assessed. e) No Impact. The proposed project has been designed to satisfy the emergency requirements of the Fire and Police Departments. No impact assessed. f) No Impact. The project site is close to bus routes on Cannon Road, as well as public streets and sidewalks. The project has been designed with pedestrian access as well as onsite bicycle "parking" facilities. June 2013 -20-Initial Study CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 ~ .c 1 ~ a .. ~ I! a. E ! 8. .E XVII. UTILITIES AND SERVICE SYSTEMS ~;: .. ~ -C C C ._ C C :! rl -s ~ ! .. rl .. a. cii: -s !E .E Be = l.t! ., C Would the project: 0 1111 §I 0 A, iii .!I iii :e z a) Exceed wastewater treatment requirements of the applicable D D D 00 Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the D 00 construction of which would significant environmental D D cause effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of D D D 00 which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded D D D 00 entitlements needed? e) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity D D D 00 to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? D D D 00 g) Comply with federal, state, and local statutes and regulations D D D 00 related to solid waste? a-g) No Impact. The existing water and wastewater treatment capacity for the site will adequately serve the project and no new or expanded entitlements for water or wastewater treatment are needed. In addition, the Zone 13 LFMP anticipated that the project site would be developed with open space and open space accessory uses and wastewater treatment facilities were planned and designed to accommodate future residential uses on the site. All public facilities, including water facilities, wastewater treatment facilities and drainage facilities, have been planned and designed to accommodate the growth projections for the City at build-out. The proposed development will incrementally increase the demand for these facilities; however, will not result in an overall increase in the City's growth projection in the NW quadrant. Therefore, the project does not create development that will result in a significant need to expand or construct new water facilities/supplies, wastewater treatment or storm water drainage facilities. No impact assessed. June 2013 -21-Initial Study XVIII. MANDATORY FINDINGS OF SIGNIFICANCE CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 l .c 'M ~ "' 'i ~ a. E .§ ~i C 1: e-C 1: ~ .!! ~ i]~ "' ~ "' a. 1: q:: -5 = .§ .2lc ~ i.t:! = ~ Would the project: i~ 0 3 iii :ii: 3 iii z a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal D D D 00 community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when D D 00 D viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects?) c) Does the project have environmental effects, which will cause the substantial adverse effects on human beings, either directly or D D D 00 indirectly? a) No Impact. There are no significant habitats, fish or wildlife species onsite to be affected by the development proposal. No Impacts have been identified that might contribute to a significant adverse cumulative impact. b) Less Than Significant Impact. The San Diego Association of Governments (SANDAG) projects regional growth for the greater San Diego area, and local General Plan Land Use policies are incorporated into SANDAG projections. Based upon those projections, region-wide standards, including storm water quality control, air quality standards, habitat conservation, congestion management standards, etc., are established to reduce the cumulative impacts of development in the region. All of the City's development standards and regulations are consistent with the region wide standards. The City's standards and regulations, including grading standards, water quality and drainage standards, traffic standards, habitat and cultural resource protection regulations, and public facility standards, ensure that development within the City will not result in a significant cumulatively considerable impact. There are two regional issues that development within the City of Carlsbad has the potential to have a cumulatively considerable impact on. Those issues are air quality and regional circulation. As described above, the project would contribute incrementally to a cumulatively considerable potential net increase in emissions throughout the air basin. However, the air quality would be essentially the same whether or not the development is implemented. The County Congestion Management Agency (CMA) has designated three roads (Rancho Santa Fe Rd., El Camino Real and Palomar Airport Rd.) and two highway segments in Carlsbad as part of the regional circulation system. The CMA had determined, based on the City's growth projections in the General Plan, that these designated roadways will function at acceptable levels of service in the short-term and June 2013 -22-Initial Study CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 at build-out. The project is consistent with the City's growth projections, and therefore, the cumulative impacts from the project to the regional circulation system are less than significant. With regard to any other potential impacts associated with the project, City standards and regulations will ensure that development of the site will not result in any significant cumulatively considerable impacts. c) No Impact. Based upon the fact that future development of the site will comply with all City standards, the project will not result in any direct or indirect substantial adverse environmental effects on human beings. Development of the site and structures will be required to comply with all applicable Federal, State, Regional and City regulations, which will ensure that development of the site will not result in adverse impacts on human beings, either directly or indirectly. June 2013 -23-Initial Study XIX. LIST OF MITIGATION MEASURES (if applicable) June 2013 -24- CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 Initial Study ----------------·----- CARLSBAD FLORAL TRADE CENTER CUP 12-10/CDP 12-19/MS 12-03 EARLIER ANALYSES Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation measures. For effects that are "Less Than Significant with Mitigation Incorporated," describe the mitigation measures, which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. EARLIER ANALYSIS USED AND SUPPORTING INFORMATION SOURCES The following documents were used in the analysis of this project and are on file in the City of Carlsbad Planning Division located at 1635 Faraday Avenue, Carlsbad, California, 92008. 1. Final Master Environmental Impact Report for the City of Carlsbad General Plan Update (MEIR 93-01), City of Carlsbad Planning Division, March 1994. 2. Carlsbad General Plan, City of Carlsbad Planning Division, dated March 1994, as updated. 3. City of Carlsbad Municipal Code (CMC}, Title 21 Zoning, City of Carlsbad Planning Division, as updated. 4. Habitat Management Plan for Natural Communities in the City of Carlsbad (HMP}, City of Carlsbad Planning Division, final approval dated November 2004. 5. San Diego Regional Airport Authority/San Diego County Airport Land Use Commission. McClellan- Palomar Airport Land Use Compatibility Plan (ALUCP). Amended December 1, 2011. 6. Carlsbad Ranch Specific Plan Amendment Environmental Impact Report (EIR 94-01), Cotton/Beland and Associates, November 1995. 7. Carlsbad Marketplace and Floral Trade Center Traffic Impact Analysis Report, RBF Consulting, June 17, 2013. 8. Preliminary Geotechnical Investigation, Coast Geotechnical, August 29, 2012 9. Preliminary Storm Water Management Plan, Aquaterra Engineering, Inc., June 14, 2013 10. Greenhouse Gas Assessment dated October 4, 2013 prepared by Ldn Consulting, Inc. June 2013 -25-Initial Study ~ . .• « '4.~) C I T Y O F City •~c:rlsbati DEC O 4 2013 ~ CARLSBAD Community & Economic Development CcmmL:r::·,y ,_, Economic www.carlsbadca.gov Deve!oorrer t 'leo3rtmenl NOTICE OF INTENT TO ADOPT A ~OIL~IID NEGATIVE DECLARATION NOV 012IH3 Carlsbad Floral Trade Center PROJECT NAME: . PROJECT NO: CUP 12-10/CDP 12-19/MS 12-03 B'f ON. Hernandez DEPUTY PROJECT LOCATION: Southeast corner of Cannon Road and Car Country Drive PROJECT DESCRIPTION: The project is Phase One of a four phase development on 17 .22 acres within a 45.66 acre site. Phase 4 buildout is approximately 113,780 SF. Phase 1 includes the subdivision of the property into four parcels, a new 44,180 SF floral trade distribution center and marketplace, 9,900 SF micro-brewery and winery building, 1,984 SF culinary center, and 896 SF farm shed with the remaining land dedicated to farm plots, orchard, hops farm, vineyard and parking. Future Phase 2 is proposed to include 11,700 SF of retail and surface parking. Future Phase 3 is proposed to include 32,000 SF of retail and surface parking. future Phase 4 is proposed to include 16,000 SF of retail and surface parking. PROPOSED DETERMINATION: The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, the Initial Study did not identify any potentially significant impacts on the environment. Therefore, a Negative Declaration will be recommended for adoption by the City of Carlsbad Planning Commission. AVAILABILITY: A copy of the Initial Study (documenting reasons to support the proposed Negative Declaration is on file in the Planning Division, 1635 Faraday Avenue, Carlsbad, California 92008 and is available online at: http://www.carlsbadca.gov/planning-notices.aspx. COMMENTS: Comments from the public are invited. Pursuant to Section 15204 of the CEQA Guidelines, in reviewing Negative Declarations, persons and public agencies should focus on the proposed finding that the project will not have a significant effect on the environment. If persons and public agencies believe that the project may have a significant effect, they should: (1) identify the specific effect; (2) explain why they believe the effect would occur; and (3) explain why they believe the effect would be significant. Written comments regarding the draft Negative Declaration should be directed to Christer Westman Senior Planner at the address listed below or via email to christer.westman@carlsbadca.gov. Comments must be received within 20 days of the date of this notice. The proposed project and Negative Declaration are subject to review and approval/adoption by the Planning Commission. Additional public notices will be issued when those public hearings are scheduled. If you have any questions, please call Christer Westman in the Planning Division at (760) 602-4614. PUBLIC REVIEW PERIOD PUBLISH DATE Planning Division November 1, 2013 -November 20, 2013 November 1, 2013 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-4600 I 760-602-8558 fax . ' ' .... '/ .. ; • • • .. -,, ... diif~_h. CITY OF • ~CARLSBAD • Community & Economic Development www.carlsbadca.gov September 24, 2013 Carlsbad Ranch Comp~ny, L.P. c/o Chris Calkins 5600 Avenida Encinas Suite 100 Carlsbad CA 92008 SUBJECT: CUP 12-10/CDP 12-19/MS 12-03 CARLSBAD FLORAL TRADE CENTER -CALIFORNIA ENVIRONMENTAL QUALITY ACT {CEQA) APPLICABILITY/PROCESS DETERMINATION This is to advise you that after reviewing the application for the project referenced above, the City has determined that the following environmental review process (pursuant to CEQA) will be required for the project: L8J The project is subject to the provisions of CEQA. Based on the City's analysis of the proposed project, the following CEQA documentation/process is required for the project (fees effective January 1, 2013): L8J A NEGATIVE DECLARATION (ND) will be prepared for the project pursuant to the provisions of CEQA. Please submit the Environmental Impact Assessment Fee of $1,667 ($917 single family lot) for the continued processing of the CEQA documentation. A Notice of Determination will be filed after approval of the project amendment with the San Diego County Clerk's Office which involves a filing fee. Please submit a check to the project planner in the amount of $50.00 made out to the San Diego County Clerk. The check should be submitted approximately one week prior to the Planning Commission hearing date. For additional information related to this CEQA applicability/process determination, please contact the project planner, Christer Westman, at (760) 602-4614 or christer.westman@carlsbadca.gov. Sincerely, DON NEU, AICP City Planner DN:CW:fn c: Chris DeCerbo, Principal Planner David Rick, Projec:t Engineer File Copy Data Entry Planning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® ' :~ (4/ }:: __ , ~ CITY Of EIA INFORMATION FORM CARLSBAD P-1 (D) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www .carlsbadca.gov INSTRUCTION SHEET FOR COMPLETING AN ENVIRONMENTAL IMPACT ASSESSMENT INFORMATION FORM This Environmental Information Form will be used to assist staff in determining what type of environmental documentation (i.e., Environmental Impact Report, Mitigated Negative Declaration, Negative Declaration or Exemption) will be required to be prepared for your application, per the California Environmental Quality Act (CEQA) and Title 19 of Carlsbad's Municipal Code. The clarity and accuracy of the information you provide is critical For purposes of quickly determining the specific environmental effects of your project Any environmental studies (i.e., biological, cultural resource, traffic, noise) that are necessary to substantiate a "no impact" or "yes impact" determination should be submitted as an attachment to this Environmental Information Form. This is especially important when a Negative Declaration is being sought The more information provided in this form, the easier and quicker it will be For staff to complete the Environmental Impact Assessment Form -Initial Study_ P-1 (D) Pagelof4 Revised 07/10 • • ENVIRONMENTAL INFORMATION FORM (To be Completed by Applicant) Date Filed &pnl'YI bu IQ,?01?,-+ro be completed by City) ApplicationNumber(s):~OP IQ-IC\) C.\,lP l@-04 General Information Carlsbad Floral Trade Center and Marketplace. 1. Name of project: ~(L_o_t_3_o_f_C_a_r_ls_b_a_d_R_a_n_c_h~) _______________ _ 2. Name of developer or project sponsor: Mr. Christopher Calkins, Carlsbad Ranch Co., L.P. Address: ___________ 56_0_0_A_ve_n_id_a_E_n_c_in_a_s~, S_u_i_te_1 O_O ______ _ city, State, Zip Code: ______ C_ar_ls_b_a_d~, _C_A_9_2_0_0_8 __________ _ Phone Number: -------~(~76_0~)_4_3_1_-5_6_0_0 ___________ _ 3. Name of person to be contacted concerning this project: Richard W. Apel (developer's representative) R. W. Apel Landscape Architects, Inc. Address: 571-B Hygeia Ave. City, State, Zip Code: Leucadia CA 92024 Phone Number: (760) 943-0760 Email: rwapel2@cox.net --~~--------~-~----------- 4. Address of Project: Lot 3 of Carlsbad Ranch. SE corner of Cannon Rd. and Car Country Dr. Assessor's Parcel Number: 211-023-11-00 --~~~~---------------- 5. List and describe any other related permits and other public approvals required for this project, including those required by city, regional, state and federal agencies: Coastal Dev't Permit, Conditional Use Permit, Site Development Plan, Minor Subdivision. 6. Existing General Plan land Use Designation: _O7:'-pe_n--;,aS~p"'"ac..,.e.,...,_(O'-S.c,-)'='"_-=-_-c=,,.--=--,-,-- Cannon Road Agriculture (CR-A) and Open Space (OS). Carlsbad 7. E xi sting zoning di strict: ...1.8-"a,,_n""c"-'h_,,S..,.p .. ea.ciljf""jc_,p_,Ja""nu.._ _______________ _ 8. Existing land use(s): _A'-"'-g'-'-ric'-'u=lt=u~re"".-------------------- 9. Proposed use of site (Project for which this form is filed): Agriculture, wholesale and retail sales, brewery/winery production facility, culinary education center. Project Description 10. site size: Total site= 45.60 acres (Lot 3). Proposed project portion of site= 17.2 acres. 11. Proposed Building square footage: 47,360 s.f. at phase 1 (109,000 s.f. at future buildout). 12: Number of floors of construction:--'-------------------- 13. Amount of off-street parking provided: __ 16'-5'------------------ 14. Associated projects: ________________________ _ P-1 (D) Page2of4 Revised 07/10 . , • • 75. If residential, include the number of units and schedule of unit sizes: N/A. ---------- 16. If commercial, indicate the type, whether neighborhood, city or regionally oriented, square footage of sales area, and loading facilities: City and regionally oriented. Commercial facilities: Floral I rade Center & Marketplace bldg (wholesale & retail sales): 34,580 s.f. Microbrewery/Winery (production facility): 9,900 s.f. Culinary education center: 1,984 s.f. Farm eq11ipmeot shed· 896 st 17. If industrial. indicate type, estimated employment per shift, and loading facilities: _N_/A_. ___ _ 18. 7 9. P-1 (DI If institutional. indicate the major function, estimated employment per shift, estimated occupancy, loading facilities. and community benefits to be derived from the project: ~N=/A~. _____ _ If the project involves a variance, conditional use or rezoning applications, state this and indicate clearly why the application is required: Variances & conditional use applications requested for proposed uses (wholesale/retail sales of agricultural products, brewery/winery production culinary center/education) Variances requested to standard City landscape requirements (see landscape plans for details). Page3of4 Revised 07/10 • • Are the following items applicable to the project or its effects? Discuss all items checked yes (attach additional sheets as necessary). 20. Change in existing features of any bays, tidelands, beaches, or hills, or substantial alteration of ground contours. (minor change to ground contours, see grading plans). 21. Change in scenic views or vistas from existing residential areas or public lands or roads. 22. Change in pattern, scale or character of general area of project. 23. Significant amounts of solid waste or litter. 24. Change in dust, ash, smoke, fumes or odors in vicinity. 25. Change in ocean, bay, lake, stream or ground water quality or quantity, or alteration of existing drainage patterns. 26. Substantial change in existing noise or vibration levels in the vicinity. 27. Site on filled land or on slope of 10 percent or more. 28. Use of disposal of potentially hazardous materials, such as toxic substances, Flammables or explosives. Yes D D 00 D D D D D D 29. Substantial change in demand for municipal services (police, fire, water, sewage, D etc.). 30. Substantially increase fossil fuel consumption (electricity, oil, natural gas, etc.). 31. Relationship to a larger project or series of projects. Environmental Setting Attach sheets that include a response to the following questions: D D No IXl IX] IX] IX] 32. Describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, historical or scenic aspects. Describe any existing structures on the site, and the use of the structures. Attach photographs of the site. Snapshots or Polaroid photos will be accepted. 33. Describe the surrounding properties, including information on plants and animals and any cultural, historical or scenic aspects. Indicate the type of land use (residential, commercial, etc.), intensity of land use (one-family, apartment houses, shops, department stores, etc.), and scale of development (height, frontage, set-back, rear yard, etc.). Attach photographs of the vicinity. Snapshots or polaroid photos will be accepted. Certification I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this initial evaluation to the best of my ability, and that the facts, statements, and information presented are true and correct to the best of my know! ge and belief. ) Date: g(u/~7z---Signature: C 1 I ~R~c7 a~r~d~W~.~A~p~e~l~=------ P-1(D) F or: B W Apel I aodscape Architects lac (Applicant's representative) Page4of4 Revised 07/10 ' . • • Attachment to Environmental Impact Assessment Response to Question #32: The existing site is currently used for agricultural farming, Crops grown are generally for the floral and bulb industries, There are no existing structures on the site, The farmer may temporarily erect shade structures on a seasonal basis for growing and processing of crops, The entire site is disturbed and graded by current and historical agricultural farming operations, The majority of the site is sloping terrain at approximately 10% (5%-15% in some areas), There are no native habitat areas, animals, native vegetation on site. There are no existing cultural features, A small storm water detention basin exists at the north-west corner of the site at the intersection of Cannon Road and Car Country Drive, Response to Question #33: The surrounding land uses are as follows: • To the north, Cannon Road, SDGE ownership north of Cannon Road, partly in agricultural use (strawberry fields) and partly vacant Overhead SDGE electrical transmission lines, • To the East: Office/commercial/research & development park, The Gemological Institute of America (GIA) campus is immediately adjacent to the project site, Two to three story buildings, • To the West: Car Country Drive and automobile dealerships, Mostly single story buildings, • To the South: agricultural (The Flower Fields). Generally, public views of the proposed site development are from Cannon Road on the north, the GIA campus on the east, and the Flower Fields on the South, Views of the project from Car Country Drive are anticipated to be mostly screened by existing landscaped slopes and the nature of the topography, The proposed project buildings are setback a large distance from Car Country Drive which will mitigate views of the project from that direction, • • Agenda Carlsbad Marketplace and Floral Trade Center December 18, 2012 1. Phasing and circulation{Cannon Road) 2. Parking 3. Landscape on perimeter and parking area. 4. Other? : ··-+ -· -···----·-. ... . . . -·------···---·---------·---------· . -···. ··--··· .. .. . .. ·---..... -·-· ···-..•.. ···--·· -.•.. -... ·-... -·······------ (t~ CITY OF ~· CARLSBAD • Memorandum September -±8~ 2013 To: From: Christer Westman, Project Planner David Rick, Project Engineer • Subject: MS 12-03/CUP 12-10/CDP 12-19 • CARLSBAD FLORAL TRADE CENTER CONDITIONS The engineering department has completed its review of the project. The engineering department is recommending that the project be approved, subject to the following conditions: Engineering Conditions NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of this proposed subdivision, must be met prior to approval of a parcel map, building or grading permit whichever occurs first. General 1. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, developer shall apply for and obtain approval from, the city engineer for the proposed haul route. 2. This project is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the district engineer has determined that adequate water and sewer facilities are available at the time of permit issuance and will continue to be available until time of occupancy. 4. Developer shall submit to the city planner, a reproducible 24" x 36", mylar copy of the Site Plan and conceptual grading planreflecting the conditions approved by the final decision making body. The reproducible shall be submitted to the city planner, reviewed and, if acceptable, signed by the city's project engineer and project planner prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever occurs first. 5. Developer shall submit to the city engineer an acceptable instrument, via CC&R's and/or Community & Economic Development -Land Development Engineering 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2740 I 760-602-1052 fax I www.carlsbadca.gov Page 1 of 15 • • other recorded document, addressing the maintenance, repair, and replacement of shared private improvements within this subdivision, including but not limited to private streets, parking lots, utilities, street trees, sidewalks, pathways, landscaping, street lighting, enhanced paving, water quality treatment measures, low impact development features, storm drain facilities, etc. located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within this subdivision. 10. Developer shall install sight distance corridors at all street intersections and driveways in accordance with City Engineering Standards. The property owner shall maintain this condition. 11. Prior to approval of Improvement Plans, Grading Plans or Final Map, developer shall submit to the city engineer written approval from North County Transit District (NCTD) demonstrating mass-transit improvement requirements for this project have been satisfied. Fees/ Agreements 12. Developer shall cause property owner to execute and submit to the city engineer for recordation, the city's standard form Geologic Failure Hold Harmless Agreement. 13. Developer shall cause property owner to execute and submit to the city engineer for recordation the city's standard form Drainage Hold Harmless Agreement. 15. Developer shall cause property owner to submit an executed copy to the city engineer for recordation a city standard Permanent Stormwater Quality Best Management Practice Maintenance Agreement. 17. Developer shall cause property owner to apply for, execute, and submit, to the city engineer for recordation, an Encroachment Agreement covering private drainage facilities and enhanced concrete located over proposed public right-of-way or easements as shown on the tentative parcel map. Developer shall pay processing fees per the city's latest fee schedule. 18. Developer shall cause property owner to apply for and obtain reapportionment of the assessments imposed on the subject project in accordance with law governing the associated Assessment District 95-1 (Carlsbad Ranch}, or the assessments must be paid in full. Developer shall pay all associated costs of said reapportionment. The application shall be submitted to the city engineer with the application for the final map. 22. Developer shall cause owner to give written consent to the city engineer for the annexation of the area shown within the boundaries of the subdivision into the existing City of Carlsbad Street Lighting and Landscaping District No. 1 and/or to the formation Page 2 of 15 • • or annexation into an additional Street Lighting and Landscaping District. Said written consent shall be on a form provided by the city engineer. Grading 27. Based upon a review of the proposed grading and the grading quantities shown on the tentative parcel map, a grading permit for this project is required concurrent with the approval of the parcel map, unless otherwise approved by the City Engineer. Developer shall prepare and submit plans and technical studies/reports for city engineer review, post security and pay ail applicable grading plan review and permit fees per the city's latest fee schedule. 32. Developer shall comply with the city's Stormwater Regulations, latest version, and shall implement best management practices at all times. Best management practices include but are not limited to pollution control practices or devices, erosion control to prevent silt runoff during construction, general housekeeping practices, pollution prevention and educational practices, maintenance procedures, and other management practices or devices to prevent or reduce the discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the maximum extent practicable. Developer shall notify prospective owners and tenants of the above requirements. 33. Prior to the issuance of a grading permit, developer shall submit to the city engineer receipt of a Notice of Intent from the State Water Resources Control Board. 34. Prior to the issuance of grading permit or building permit, whichever occurs first, developer shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3 SWPPP). The TIER 3 SWPPP shall comply with current requirements and provisions established by the San Diego Regional Water Quality Control Board and City of Carlsbad Requirements. The TIER 3 SWPPP shall identify and incorporate measures to reduce storm water pollutant runoff during construction of the project to the maximum extent practicable. Developer shall pay ail applicable SWPPP plan review and inspection fees per the city's latest fee schedule. 36. This project is subject to 'Priority Development Project' requirements. Developer shall prepare and process a Storm Water Management Plan (SWMP), subject to city engineer approval, to demonstrate how this project meets new/current storm water treatment requirements per the city's Standard Urban Storm Water Management Plan (SUSMP), latest version. In addition to new treatment control BMP selection criteria in the SUSMP, the developer shall use low impact development (site design) approaches to ensure that runoff from impervious areas (roofs, pavement, etc) are drained through landscaped (pervious) areas prior to discharge. Developer shall pay ail applicable SWMP plan review and inspection fees per the city's latest fee schedule. Page 3 of 15 • • 38. Developer is responsible to ensure that all final design plans (grading plans, improvement plans, landscape plans, building plans, etc) incorporate all source control, site design, treatment control BMP, applicable hydromodification measures, and Low Impact Design {LID) facilities. 40. Developer shall submit documentation, subject to city engineer approval, demonstrating how this project complies with Hydromodification requirements per the city's SUSMP, latest version. Documentation shall be included within the Storm Water Management Plan (SWMP). Dedications/Improvements 43. Developer shall cause owner to submit to the city engineer for recordation a covenant of easement or other means acceptable to the city engineer for securing private cross lot drainage, parking, and reciprocal access as shown on the tentative map. Developer shall pay processing fees per the city's latest fee schedule. 46. Developer shall cause owner to dedicate to the city and/or other appropriate entities a general utility and access easement for water and sewer facilities, a public street & public utility easement for a proposed deceleration lane on Cannon Road, and relinquished access rights along the new public street & public utility easement for said deceleration lane on Cannon Road as shown on the tentative map. The offer shall be made by a certificate on the final map. All land so offered shall be free and clear of all liens and encumbrances and without cost to the city. Streets that are already public are not required to be rededicated. Additional easements may be required at final design to the satisfaction of the city engineer. 48. Developer shall design the private drainage systems, as shown on the tentative map to the satisfaction of the city engineer. All private drainage systems {12" diameter storm drain and larger) shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private drainage systems. 49. Developer shall prepare and process public improvement plans and, prior to city engineer approval of said plans, shall execute a city standard subdivision Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the tentative map. Said improvements shall be installed to city standards to the satisfaction of the city engineer. These improvements include, but are not limited to: A. A deceleration lane on Cannon Road with new pavement, striping, curb, gutter, sidewalk and pedestrian ramps. B. Onsite public water and sewer facilities. C. Modifying the traffic signal at the intersection Cannon Road and Legoland Drive and installing a left turn lane on eastbound Cannon Road to Page 4 of 15 • • accommodate u-turns at said intersection OR constructing paved access to Car Country Drive with development of Phase 1. Developer shall pay the standard improvement plan check and inspection fees. Improvements listed above shall be constructed within 36 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. 53. Prior to issuance of building permits, developer shall install separate sewer services to each unit proposed by this tentative parcel map. Sewer services shall be provided to the satisfaction of the city engineer. 54. Developer shall cause owner to process an abandonment of that portion of the relinquished access rights recorded per Map 13357 that will be replaced by new easement dedication for the deceleration lane on Cannon Road. 57. Developer shall design, and obtain approval from the city engineer, the structural section for the access aisles with a traffic index of 5.0 in accordance with city standards due to truck access through the parking area and/or aisles with an ADT greater than 500. Prior to completion of grading, the final structural pavement design of the aisle ways shall be submitted together with required R-value soil test information subject to the review and approval of the city engineer. Non-Mapping Notes 59. Add the following notes to the final map as non-mapping data: A. Developer has executed a city standard subdivision Improvement Agreement and has posted security in accordance with C.M.C. Section 20.16.070 to install public improvements shown on the tentative map. These improvements include, but are not limited to: A. A deceleration lane on Cannon Road with new pavement, curb, gutter, sidewalk and pedestrian ramps. B. Onsite public water and sewer facilities. C. Modifying the traffic signal at the intersection Cannon Road and Legoland Drive and installing a left turn lane on eastbound Cannon Road to accommodate u-turns at said intersection OR constructing paved access to Car Country Drive with development of Phase 1. D. Building permits will not be issued for development of the subject property unless the appropriate agency determines that sewer and water facilities are available. Page 5 of 15 • • E. Geotechnical Caution: 2) The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any geological failure, ground water seepage or land subsidence and subsequent damage that may occur on, or adjacent to, this subdivision due to its construction, operation or maintenance. F. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to encroach within the area identified as a sight distance corridor as defined by City of Carlsbad Engineering Standards or line-of-sight per Caltrans standards. G. The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any diversion of waters, the alteration of the normal flow of surface waters or drainage, or the concentration of surface waters or drainage from the drainage system or other improvements identified in the city approved development plans; or by the design, construction or maintenance of the drainage system or other improvements identified in the city approved development plans. Utilities 61. Developer shall design public facilities to be within public right-of-way or within minimum 20-foot wide easements granted to the district or the City of Carlsbad. At the discretion of the district or city engineer, wider easements may be required for adequate maintenance, access and/or joint utility purposes. 62. Prior to issuance of building permits, developer shall pay all fees, deposits, and charges for connection to public facilities. 63. The developer shall design landscape and irrigation plans utilizing recycled water as a source and prepare and submit a colored recycled water use map to the Planning Department for processing and approval by the district engineer. 64. During construction, developer shall install potable water and/or recycled water services and meters at locations approved by the district engineer. The locations of said services shall be reflected on public improvement plans. Page 6 of 15 65. • • During construction, the developer shall install sewer laterals and clean-outs at locations approved by the city engineer. The locations of sewer laterals shall be reflected on public improvement plans. 66. During construction, the developer shall install public water, sewer, and recycled water facilities substantially as shown on the tentative map to the satisfaction of the district engineer and city engineer. 72. The developer shall submit a detailed sewer study, prepared by a registered engineer, that identifies the peak flows of the project, required pipe sizes, depth of flow in pipe, velocity in the main lines, and the capacity of the existing infrastructure. Said study shall be submitted concurrently with the improvement plans for the project and the study shall be prepared to the satisfaction of the district engineer. In addition to studying the impacts from the development of Phase 1, the study shall analyze the development impacts for future phases 2 through 4. Said assessment shall be based on the highest and most intensive development anticipated. 73. The developer shall submit a detailed potable water study, prepared by a registered engineer that identifies the peak demands of the project (including fire flow demands). The study shall identify velocity in the main lines, pressure zones, and the required pipe sizes. Said study shall be submitted concurrently with the improvement plans for the project and the study shall be prepared to the satisfaction of the district engineer. In addition to studying the impacts from the development of Phase 1, the study shall analyze the development impacts for future phases 2 through 4. Said assessment shall be based on the highest and most intensive development anticipated. 74. The developer shall submit a detailed recycled water study, prepared by a registered engineer that identifies the peak demands of the project. The study shall identify velocity in the main lines and the required pipe sizes. Said study shall be submitted concurrently with the improvement plans for the project and the study shall be prepared to the satisfaction of the district engineer. In addition to studying the impacts from the development of Phase 1, the study shall analyze the development impacts for future phases 2 through 4. Said assessment shall be based on the highest and most intensive development anticipated. Code Reminders The project is subject to all applicable provisions of local ordinances, including but not limited to the following: 78. This tentative map shall expire two years from the date on which the planning commission voted to approve this application. Page 7 of 15 • • 80. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the tentative map are for planning purposes only. Page 8 of 15 • • Community & Economic Development September 19, 2012 www.carlsbadca.gov AQ\Jaterra Engineering Inc. Attn: Gary lipska 1843 Campesino Place oc~anside, CA 92054 1st ftEVIEW OF APPLICATION PROJECT ID: MS 12-03 PROJECT NAME: Carlsbad Floral Trade Center and Marketplace Thank you for your tentative parcel map application with the City of Carlsbad. The application reforenced above has been reviewed and is incomplete as submitted. All items identified in the Incomplete Items list and Required With Next Submittal list must be included · with the next submittal. The city has 30 days to make a determination of completeness after the next submittal. Once the application is deemed complete, processing for a decision on the application will be initiated. Also included in this letter is a list of preliminary issues of concern that have been identified thus far. Please be advised that additional issues of concern may be identified upon a complete submittal. All issues of concern must be resolved or adequately addressed prior to a determination being made to approve or deny the project. j INCOMPLETE ITEMS Engineering Department 1. Submit two copies of a traffic impact analysis. Pla11ning Department 1. Comments, if any, to be addressed in a separate letter under CUP 12-10/CUP 12-19. Fire Department 1. Comments, if any, to be addressed in a separate letter under CUP 12-10/CUP 12-19. I of3 Land Development Engineering Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-2740 F 760-602-1052 ® • MS 12-03 Floral Trade Center and Marketplace • September 19, 2012 I PRELIMINARY ISSUES OF CONCERN Engineering Department 1. Combine the information from sheet C-1, C-2, and C-3 into one plan at a larger scale such as 1"=3D'. At this larger scale, the plan will need to be split into two sheets. Sheet C-1 can still be used to plot an index map, vicinity map, notes, etc. A 4th sheet at the current scale of 1"=60' may also be included. 2-Since there is drainage and driveway access crossing several lots, several covenants of easement will need to be processed. Identify these covenants of easements on the plan. As an alternative, you may process a non-residential planned development permit concurrent with the conditional use permit, coastal development permit and minor subdivision as a means to allow cross lot entitlements to be granted by an agreement or CC&R's rather than processing individual easements. Otherwise, the project will be conditioned to require processing of up to eight covenants of easement applications for vehicular access and cross lot drainage. An agreement or CC&R's would also provide a means for addressing shared parking if so desired. 3. Traffic analysis and related public street improvements will be analyzed once the requested traffic study is submitted with your next submittal. 4. The driveway access on Cannon Road is considered a secondary access point. The main entrance shall be located on Car Country Drive. Extend the paved portion of the private street to Car Country Drive with the first phase of development. Also, loop the proposed public water main by extending it to the 12" ACP water main in Car Country Drive with the first phase of development. 5. Address redlined comments in the enclosed Storm Water Management Plan and Geotechnical Report. 6. Screened existing topographical contours are preferred on the plans for a clearer presentation. 7. See comments on the attached marked tentative parcel map, sheets C-1, C-2 and C-3. Planning Department l. Comments, if any, to be addressed in a separate letter under CUP 12-10/CUP 12-19. Fire Department l. Comments, if any, to be addressed in a separate letter under CUP 12-10/CUP 12-19. I REQUIRED WITH NEXT SUBMITTAL l. All items identified in the Incomplete Items list above 2. All documents that were enclosed with this letter (listed below as enclosures) 2 of3 • MS 12-03 Floral Trade Centeld Marketplace September 19, 2012 3. Three copies of revised tentative parcel map • 4. One revised copy of all documents that were enclosed with this letter If you have questions regarding land development engineering issues, please contact me at 760-602- 2781 or via email at david.rick@carlsbadca.gov. For questions regarding Planning Department issues, contact Christer Westman at 760-602-4614. Sincerely, -;VL/-v; David Rick Associate Engineer Enclosure(s): Red lined Tentative Parcel Map Redlined Storm Water Management Plan Redlined Preliminary Geotechnical Investigation cc letter: Engineer of Work Engineering Manager, Glen Van Peski, P.E., P.L.S. Planner, Christer Westman File 3 of3 • • September 17, 2012 TO: FROM: RE: Christer Westman, Senior Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist Michael Elliott, City of Carlsbad's Contract Landscape Architect Landscape Architectural Review -Conceptual Review -1st Review Carlsbad Floral Trade Center, CUP 12-10, CDP 12-19 Cannon Road MELA fife: 466 ~ Carlsbad Floral Trude Center~ Con I Landscape Architect: r.w. Apel, Phone: (760) 943-0760 Please advise the applicant to make the following revisions to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. I. A copy of the preliminary civil plans was not received. Please provide a copy of all preliminary civil plans with the next submittal for cross checking. Final comments are reserved pending receipt of this information. 2. At a minimum, plans shall include the following items: a) Potable and reclaimed service locations and lines. b) All existing and proposed easements (labeled). c) All vehicular sight lines, including intersection site distance corridors (see Figures 3-A and 3-8) and CalTrans sight distance standards (i.e.: stopping sight distance). Coordinate with the civil engineer to show and label this information on the conceptual landscape plans. Ca]Trans sight distance lines need to be shown. d) North arrow. e) Proposed grading consistent with grading plans for the project. f) Indicate positive surface drainage (2% grade in planting areas) away from structures and terminating in an approved drainage system. 3. Please provide a north arrow on all sheets. 4. The applicant has added notes to the plans indicating modifications to the Landscape Manual requirements as follows: a) Street trees not required on Cannon and on-site private roadways. The project description indicates that the entire 17 acre site is to be rough graded. If the entire site is being graded it should include street trees as required by the Landscape Manual at this time. Agricultural crops may be planted below these street trees to maintain the applicant's desired agricultural farm theme. Provide a • Carlsbad Floral Trade Center Conceptual Plan Review • September I 7, 2012 Page 2 minimum of one street tree for every 40' of street frontage on all streets including Car Country Drive or show that existing trees meet the Landscape Manual requirements. Trees may be planted on center or grouped. Trees shall be selected from the approved tree replacement list identified in Chapter 6 of the Carlsbad Community Forest Management Plan, unless approved otherwise. Street tree planting located on a major or prime arterial shall be designed to provide continuity with the established street scene. Street trees shall be located: 1. A minimum of seven (7) feet from any sewer line. ii. In areas that do not conflict with public utilities. 111. Outside of sight distance areas. 1v. A minimum of three (3) feet outside the public right of way, unless approved otherwise by the City. b) Parking lot modifications. The use or non-use of permeable s.µrfacing will be as approved by the Engineering Division. The use of fruit trees with a compatible understory ground cover that allows harvesting is fine as long as Landscape Manual requirements to include screening are met. An appropriate edging that precludes vehicles from entering the landscape areas will also be required. Current detailing is insufficient in that a car can drive through the gap between wheel stops. c) Modify slope planting requirements. It is not clear why Landscape Manual standards should be modified. Appropriate shrubs and ground covers should be available that will allow an agricultural farm theme while still meeting Landscape Manual requirements. Please address all of the above items. 5. Please clearly show and label all easements on the plans. I cannot locate easement numbers 7, 14, 17 and 19. 6. Please relocate trees outside of the utility easements. Check all areas. 7. Please indicate the estimated quantities of the trees in the legend. 8. Hedera helix and Olea europa are listed as invasive species by the California Invasive Plant Council. Please provide non-invasive substitutes. Check all other proposed plantings and insure no invasive species are proposed. 9. Please note that the bio-swale and retention basin structures are to be in full working order prior to obtaining occupancy, therefore all plantings within these areas will need to be fully knitted in and covering. Insure plant sizes and spacings are such that this will be accomplished prior to requesting occupancy. I 0. Evergreen plants shall be used to screen unsightly elements and shall be spaced to provide I 00% screening within two (2) years of installation. Please provide appropriate evergreen screen plantings around 3 sides of the northerly trash enclosure and the east side of the truck loading dock. 11. Landscaping shall be used to accentuate and enhance architecture. Landscaping to include trees and shrubs is needed along the northeast, northwest and southwest sides of the • Carlsbad Floral Trade Center Conceptual Plan Review • September 17, 2012 Page 3 Microbrewery and Wine building to both soften and enhance these elevations. Please address. 12. All utilities are to be screened. Landscape construction drawings will be required to show and label all utilities and provide appropriate screening. Please also locate all light poles on the landscape plans and insure that there are no. conflicts with trees. 13. Trees shall be provided at the minimum rate of one per every four parking stalls. Trees pertaining to this requirement shall be located within the parking area, exclusive of parking lot setbacks. The trees shall be located in close proximity to the spaces they are to shade. Please check all parking areas. 14. Parking areas shall be screened from adjacent property or streets through the use of planting or any combination of planting, mounding, and decorative walls. Screening elements shalt have a total height of at least three (3) feet. Please check alt parking areas. 15. A minimum of3% of the parking area shall be landscaped. The "parking area" includes all parking spaces and drive aisles. The plantings shall be contained in planting areas with a minimum dimension of 4' and bounded by a concrete or masonry curb of a minimum of 6" in height (if a curb is not provided, please explain how cars wilt be kept out of planting areas). The plantings shall be located throughout the off-street parking areas in order to obtain the maximum amount of dispersion. Please provide a calculation proving the percentage of landscape area provided in the parking area. 16. The water use plan has been forwarded to CMWD for review. Any comments will be returned to the applicant. 17. Fragaria and Lonicera are not low water use plants. Please revise as appropriate. Check all plants. 18. Concept plans shall include calculations which document the maximum allowed annual water use for the landscaped area or maximum applied water allowance (MAW A) and estimated total water use (ETWU). A landscape project shall not exceed the MAW A. The MAW A for a landscape project shall be determined by the following calculation as defined in the City ordinance: MA WA= (ETo)(0.62)[(0.7 x LA)+ (0.3 x SLA)]. The ETWU shalt be determined by the following calculation as defined in the City ordinance: ETWU = (ETo)(0.62{ PF:eHA + SLA) Please insure that all requirements of the water use ordinance are met. The ordinance may be found at the following web site: http:/ /library. m unicode.com/index. aspx? clientld= 16 24 5&state ld =5 &stateN ame=C ali fom ia under Title 18. · 19. The plan shall provide that only low volume or subsurface irrigation shall be used to irrigate any vegetation within twenty-four inches of an impermeable surface unless the adjacent impermeable surfaces are designed and constructed to cause water to drain entirely into a landscaped area. Please provide a copy of the preliminary grading plans with the next submittal for verification of drainage patterns and insure this requirement is met. 20. The existing trees at the northeast comer of Cannon and Car Country Drive should remain as they appear healthy and views of the fields are provided by traveling a very . . • Carlsbad Floral Trade Center Conceptual Plan Review • September 17, 2012 Page 4 short distance to the east. The benefit of these trees remaining appears to outweigh the reason for removal. 21. RETURN RED LINES and provide 2 copies of all plans (concept, water conservation, and colored water use plan) on the next submittal. --CITY OF CARLSBAD PLANNING DIVISION REQUEST FOR CONDITIONS DATE: SEPTEMBER 6, 2013 FINAL REVISED PLANS INCLUDED ~ TO: ~ LAND DEVELOPMENT ENGINEERING -DAVID RICK D POLICE DEPARTMENT-J. SASWAY ~ FIRE DEPARTMENT-GREG RYAN 0 BUILDING DEPARTMENT-WILL FOSS C8] LANDSCAPE PLANCHECK CONSULTANT-PELA D PARKS/TRAILS -LIZ KETABIAN 0 M & 0 -CMWD -STEVE PLYLER *ALWAYS SEND EXHIBITS FROM: PLANNING DIVISION REQUEST FOR CONDITIONS ON PROJECT NO(S): CUP 12-10/CDP 12-19/MS 12-03 PROJECT TITLE: CARLSBAD FLORAL TRADE CENTER APPLICANT: R W APEL LANDSCAPE ARCHITECTS, INC./RICHARD APEL PROPOSAL: NEW FLORAL TRADE CENTER & MARKETPLACE Please review and submit written conditions to the PLANNING TRACKING DESK in the Planning Division at 1635 Faraday Avenue, by 9/26/13. If you have "No Conditions", please so state. Please note that time is of the essence, as the staff report preparation has begun. If you have any questions, please contact Christer Westman, at 4614. THANK YOU COMMENTS: A.Jd c~~ 1 ~~fi<>-t<t:i 7 ~c;:: ~,g2.f'<?;65, ~re c: File Request for Conditions 03/13 o»J • ~ '1irl • CARLSBAD FIRE DEPARTMENT FIRE PREVENTION BUREAU Discretionary Review Checklist PROJECT NUMBER: CARLSBAD FLORAL MARKETPLACE BUILDING ADDRESS: PROJECT DESCRIPTION: Parcel Improvements to include construction of 2 commercial buildings on agricultural lands. ASSESSOR'S PARCEL NUMBER: FIRE DEPARTMENT APPROVAL The item you have submitted for review has been approved. The approval is based on plans, information and/or specifications provided in your submittal; therefore, any changes to these items after this date, including field modifications, must be reviewed by this office to insure continued conformance with applicable codes. Please review carefully all comments attached, as failure to comply with instructions in this report can result in suspension of permit to build. Date: 09.15.2013 ATTACHMENTS DENIAL Please see the attached report of deficiencies marked with rRl. Make necessary corrections to plans or specifications for compliance with applicable codes and standards. Submit corrected plans and/or specifications to this office for review. By: Date: By: ________ Date: By: Date: -------- FIRE DEPARTMENT CONTACT PERSON NAME: GREGORY RYAN DEPUlY FIRE MARSHAL ADDRESS: 1635 Faraday Ave Carlsbad, CA 92008 PHONE: (760) 602-4665 • • September 12, 2013 TO: FROM: RE: Chrisler Westman, Senior Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist Michael Elliott, City of Carlsbad's Contract Landscape Architect Landscape Architectural Review -Conceptual Review -4th Review Carlsbad Floral Trade Center, CUP 12-10, CDP 12-19) IV\S f;J,-03 Cannon Road MELA file: 466 -Carlsbad Floral Trade Center -Con4 Landscape Architect: r.w. Apel, Phone: (760) 943-0760 All previous comments have been satisfactorily addressed. • CITY OF CARLSBAD REVIEW AND COMMENT MEMO • DATE: JUNE 20. 2013 PROJECT NO(S): CUP 12-10/CDP 12-19/MS 12-03 REVIEW NO: ----~---~------------3 PROJECT TITLE: CARLSBAD FLORAL TRADE CENTER APPLICANT: R W APEL LANDSCAPE ARCHITECTS, INC./RICHARD APEL TO: [8] Land Development Engineering -David Rick 0 Police Department -J. Sasway 0 Fire Department -Greg Ryan 0 Building Division -Will Foss 0 Parks & Recreation (Parks/Trails)-Liz Ketabian 0 Parks & Recreation (Trees & Medians)-Mike Bliss 0 Public Works Department (Streets)-Nick Roque 0 Public Works Department (Traffic) -John Kim 0 Public Works Department (Design) -Bill Plummer •ALWAYS SEND EXHIBITS FROM: PLANNING DIVISION 0 Public Works (Storm Drain) -Clayton Dobbs D Public Works (Wastewater)-Don Wasko D Public Works (Water) -Jase Warner 0 _________ Water/Sewer District [8] Landscape Plancheck Consultant -PELA D ---------~School District 0 North County Transit District -Planning Dept. 0 Sempra Energy-Land Management 0 Caltrans (Send anything adjacent to 1-5) Please review and submit written comments and/or conditions to the PLANNING TRACKING DESK in the Planning Division at 1635 Faraday Avenue, by 7/10/13. If you have "No Comments," please so state. If you determine that there are items that need to be submitted to deem the application "complete" for processing. please immediately contact the applicant and/or their representatives (via phone or e-mail) to let them know. Thank you 1 COMMENTS: ___ _,~---"~1Th~~c_l-\,L~cA ______________ _ Signature I Dafe PLANS ATTACHED Review & Comment 03/BCW (~~' CITY OF • CARLSBAD • • Memorandum July 15, 2013 To: Christer Westman, Project Planner From: David Rick, Project Engineer Via: Glen Van Peski, Engineering Manager Re: PROJECT ID: MS 12-03/CUP 12-10/CDP 12-19 CARLSBAD FLORAL TRADE CENTER ISSUES REVIEW Land Development Engineering has completed its review of the above referenced project for compliance with the previously determined issues. The project still has issues that must be addressed. The following is a list of these issues: 1. Revise the tentative parcel map per the attached red lined comments. Please have applicant return all redlined plans and documents with their next submittal. If you or the applicant has any questions regarding the above, please either see or call me at extension 2781. David Rick Associate Engineer -Land Development Engineering Attachment: Redlined tentative parcel map. Community & Economic Development 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2710 I 760-602-8560 fax I www.carlsbadca.gov DATE: PROJECT NO(S): PROJECT TITLE: APPLICANT: TO: • APRIL 8, 2013 CITY OF CARLSBAD REVIEW AND COMMENT MEMO • CUP 12-10/CDP 12-19 REVIEW NO: ----~---------------- CAR LS BAD FLORAL TRADE CENTER R W APEL LANDSCAPE ARCHITECTS, INC./RICHARD APEL 2 ~ Land Development Engineering -David Rick 0 Public Works (Storm Drain)-Clayton Dobbs 0 Public Works (Wastewater) -Don Wasko D Public Works (Water)-Jase Warner D Police Department -J. Sasway ~ Fire Department -Greg Ryan ~ Building Division -Will Foss D _________ Water/Sewer District D Parks & Recreation (Parks/Trails) -Lil Ketabian D Parks & Recreation (Trees & Medians)-Mike Bliss D Public Works Department (Streets) -Nick Roque D Public Works Department (Traffic) -John Kim D Public Works Department (Design) -Bill Plummer *ALWAYS SEND EXHIBITS FROM: PLANNING DIVISION ~ Landscape Plancheck Consultant -PELA D __________ School District 0 North County Transit District -Planning Dept. D Sempra Energy -Land Management 0 Caltrans (Send anything adjacent to 1-5) Please review and submit written comments and/or conditions to the PLANNING TRACKING DESK in the Planning Division at 1635 Faraday Avenue, by 4/26/13. If you have "No Comments," please so state. If you determine that there are items that need to be submitted to deem the application "complete" for processing, please immediately contact the applicant and/or their representatives (via phone or e-maill to let them know. Thank you COMMENTS:_--"X-~-"-~A"~~~'k~=v:t~C~b'-----"'c.p=-"tvz-"'l!/.,..._,--,"'"::>y~,~)~-------------- PLANS ATTACHED Review & Comment 03/13 (~ CITY Of ~ CARLSBAD • • Memorandum April 29, 2013 To: Christer Westman, Project Planner From: David Rick, Project Engineer Via: Glen Van Peski, Engineering Manager Re: PROJECT ID: MS 12-03/CUP 12-10/CDP 12-19 CARLSBAD FLORAL TRADE CENTER ISSUES REVIEW Land Development Engineering has completed its review of the above referenced project for compliance with the previously determined issues. The project still has issues that must be addressed. The following is a list of these issues: 1. Revise the tentative parcel map per the attached red lined comments. 2. Submit a letter or amended soils report with seal and signature from the soils engineer that verifies the depth of the ground water. Per the city SUSMP, this information is needed as ground water must be more than 10 feet deep measured from the bottom elevation of an unlined bioretention basin. Although there are perforated pipes buried below the basin, these pipes will only capture a portion of the infiltrated water. If impermeable liners are proposed, then there is no need to determine the ground water depth ilt this time. However, for sizing calculations, a basin with an impermeable liner will be considered a flow through planter rather than a bioretention basin. A flow through planter will result in a larger storage area. 3. Revise redlined SWMP. Submit two new copies of revised document. 4. Revise Traffic Impact Analysis Report dated March 27, 2013 per redlined comments. Submit two new copies of revised document. Please have applicant return all red lined plans and documents with their next submittal. If you or the applical'lt has any questions regarding the above, please either see or call me at extension 2781. David Rick fJ? , Associate Engineer -Land Development Engineering Attachment: Redlined tentative parcel map, SWMP, and Traffic Impact Analysis Report. cc: Doug Bilse, Senior Engineer ~ Community & Economic Development ~ 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2710 I 760-602-8560 fax I www.carlsbadca.gov • • CITY OF CARLSBAD REVIEW AND COMMENT MEMO DATE: APRIL 8, 2013 PROJECT NO(S): CUP 12-10/CDP 12-19 REVIEW NO: 2 PROJECT TITLE: CARLSBAD FLORAL TRADE CENTER APPLICANT: R W APEL LANDSCAPE ARCHITECTS, INC./RICHARD APEL TO: [gJ Land Development Engineering -David Rick D Police Department -J. Sasway [gJ Fire Department -Greg Ryan D Public Works (Storm Drain) -Clayton Dobbs D Public Works (Wastewater)-Don Wasko D Public Works (Water)-Jase Warner [gJ Building Division -Will Foss D _________ Water/Sewer District D Parks & Recreation (Parks/frails) -Liz Ketabian D Parks & Recreation (Trees & Medians) -Mike Bliss D Public Works Department (Streets) -Nick Roque D Public Works Department (Traffic) -John Kim D Public Works Department (Design) -Bill Plummer *ALWAYS SEND EXHIBITS FROM: PLANNING DIVISION [gJ Landscape Plancheck Consultant -PELA D __________ School District D North County Transit District -Planning Dept. D Sempra Energy-Land Management D Caltrans (Send anything adjacent to 1-5) Please review and submit written comments and/or conditions to the PLANNING TRACKING DESK in the Planning Division at 1635 Faraday Avenue, by 4/26/13. If you have "No Comments," please so state. If you determine that there are items that need to be submitted to deem the application "complete" for processing. please immediately contact the applicant and/or their representatives (via phone or e-mail) to let them know. ~- Date PLANS ATTACHED Review & Comment 03/13 CJV • I • • 0 ' . . • CARLSBAD FIRE DEPARTMENT FIRE PREVENTION BUREAU Discretionary Review Checklist PROJECT NUMBER: CARLSBAD FLORAL MARKETPLACE BUILDING ADDRESS: PROJECT DESCRIPTION: Parcel Improvements to include construction of 2 commercial buildings on agricultural lands, ASSESSOR'S PARCEL NUMBER: FIRE DEPARTMENT APPROVAL The item you have submitted for review has been approved, The approval is based on plans, information and/or specifications provided in your submittal; therefore, any changes to these items after this date, including field mc,difications, must be reviewed by this office to insure continued conformance with applicable codes, Please review carefully all comments attached, as failure to comply with instructions in this report can result in suspension of penmit to build, By: Date: ATTACHMENTS By: By: DENIAL Please see the attached report of deficiencies marked with IXL Make 1ecessary corrections to plans or specifications for compliance with applicable codes and standards, Submit corrected plans and/or specifications to this office for review. Date: 04-22-2013 ________ Date: ________ Date: FIRE DEPARTMENT CONTACT PERSON NAME: GREGORY RYAN DEPUTY FIRE MARSHAL ADDRESS: 1635 Faraday Ave Carlsbad, CA 92008 PHONE: ____ (760) 602-4665 • D • D 1 ST,c· 2NDc 3RD1, • D required. HIRING (2) • • REVIEW CHECKLIST SITE PLAN 1. Access: 0Fire Department access. Provide fire access road in Bccordance with CMG 17.04.010. This access shall provide an unobstructed width of 24 feet, and a unobstructed vertical clearance or "clear-to-sky". 0Fire Access Road surface. The surface of all fire department access routes shall be of an impervious "all-weather" surface material, designed to carry a minimum load of 75,C00 pounds axel weight. 0Fire Lanes. Access roadway less than 36-feet in width shall become fire lanes. If fire lanes are designated they shall become the responsibility of the developer to have said access restrictions recorded, that the owner is responsible to identify and provide.maintenance to and ensure enforcement~· those designated access roadways. WATER IMPROVEMENT 1. Hydrants Additional on-site public water mains and fire hydrants are required. . ' 0Provide additional fire hydrants at intervals of 300 feet along public streets and/or private driveways. Hydrants should be located at street intersections when possible, but no closer than 100 feet from the terminus of a street or driveway. 0Provide aciditional fire hydrant along public streets at the access points to Cannon Road and Carr Country Drive FIRE SPRINKLERS 1. Provide notes on all plans submitted for review that indicate that fire sprinklers are • • CITY OF CARLSBAD REVIEW AND COMMENT MEMO • DATE: APRIL 8, 2013 PROJECT NO(S): CUP 12-10/CDP 12-19 REVIEW NO: ----~--------------- PROJECT TITLE: CARLSBAD FLORAL TRADE CENTER APPLICANT: R W APEL LANDSCAPE ARCHITECTS, INC./RICHARD APEL TO: 2 ~ Land Development Engineering -0avid Rick D Police Department -J. Sasway ~ Fire Department -Greg Ryan D Public Works (Storm Drain) -Clayton Dobbs D Public Works (Wastewater) -Don Wasko D Public Works (Water) -Jase Warner ~ Building Division -Will Foss D ________ Water/Sewer District D Parks & Recreation (Parks/Trails) -Liz Ketabian D Parks & Recreation (Trees & Medians) -Mike Bliss D Public Works Department (Streets) -Nick Roque D Public Works Department (Traffic) -John Kim D Public Works Department (Design) -Bill Plummer *ALWAYS SEND EXHIBITS FROM: PLANNING DIVISION ~ Landscape Plancheck Consultant -PELA D _________ School District D North County Transit District -Planning Dept. D Sempra Energy -Land Management D Caltrans (Send anything adjacent to 1-5) Please review and submit written comments and/or conditions to the PLANNING TRACKING DESK in the Planning Division at 1635 Faraday Avenue, by 4/26/13. If you have "No Comments," please so state. lfyou determine that there are items that need to be submitted to deem the application "complete" for processing. please immediately contact the applicant and/or their representatives (via phone or e-mail} to let them know. Thank you COMMENTS: tJ7' ~(!l...l'{S. 4 C{µf,tfU:'[€ &tliF /Zffl0W W/U ft>(£ CoNtr w1+eN Pt,A,.rr A::!?ff ~'-'13,:111 rrY>a &A Signature Date PLANS ATTACHED Review & Comment 03/13 April 11, 2013 TO: FROM: RE: • Christer Westman, Senior Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist • Michael Elliott, City of Carlsbad's Contract Landscape Architect Landscape Architectural Review -Conceptual Review -2nd Review Carlsbad Floral Trade Center, CUP 12-10, CDP 12-19 Cannon Road MELA file: 466 -Carlsbad Floral Trade Center-Con2 Landscape Architect: r.w. Apel, Phone: (760) 943-0760 Please advise the applicant to make the following revisions to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. REPEAT COMMENTS I. Completed. 2. At a minimum, plans shall include the following items: a) Completed. b) Completed. c) All vehicular sight lines, including intersection site distance corridors (see Figures 3-A and 3-B) and CalTrans sight distance standards (i.e.: stopping sight distance). Coordinate with the civil engineer to show and label this information on the conceptual landscape plans. CalTrans sight distance lines need to be shown. 2nd Review: Please show and label the Ca/trans sight lines and 25' corner cut-off on the landscape plan. On collector streets and larger, landscape elements over 30 inches in height (including planting measured at maturity) as measured from adjacent street grade are not permitted at street corners within a triangular zone drawn.from two points, 25 feet outward/ram the beginning of curves. Ensure that landscape elements at interior private driveway intersections do not obstruct sight lines, so that circulation and pedestrian safety can be maintained. d)-t) Completed. 3. Completed. 4. The applicant has added notes to the plans indicating modifications to the Landscape Manual requirements as follows: a) Street trees not required on Cannon and on-site private roadways. The project description indicates that the entire 17 acre site is to be rough graded. If the entire site is being graded it should include street trees as required by the Landscape Manual at this time. Agricultural crops may be planted below these street trees to maintain the applicant's desired agricultural farm theme. Provide a • Carlsbad Floral Trade Center Conceptual Plan Review • April 11, 2013 Page 2 minimum of one street tree for every 40' of street frontage on all streets including Car Country Drive or show that existing trees meet the Landscape Manual requirements. Trees may be planted on center or grouped. Trees shall be selected from the approved tree replacement list identified in Chapter 6 of the Carlsbad Community Forest Management Plan, unless approved otherwise. Street tree planting located on a major or prime arterial shall be designed to provide continuity with the established street scene. Street trees shall be located: i. A minimum of seven (7) feet from any sewer line. ii. In areas that do not conflict with public utilities. iii. Outside of sight distance areas. iv. A minimum of three (3) feet outside the public right of way, unless approved otherwise by the City. 2nd Review: The applicant has responded: "Street trees on Cannon Road and Car Country Drive: In order to maintain and strengthen the rural agricultural theme of the project, we are reluctant to add street trees and other more formal landscaping to the Cannon Road frontage as has been installed west and east of the site. It is intended that the farm fields extend as close to the street edge as reasonably possible. We wish to allow unobstructed views of the fields from passersby on Cannon Road Further, trees and other ornamental landscaping in close proximity to agricultural crops may cause issues related to pest control, root intrusion into the fields, shade and competition for water and nutrients. We request that the City reconsider this objective and allow street trees to be "optional" at the applicant's discretion. Street trees (mature Ficus rubiginosa) already exist on Car Country Drive. Therefore, new ones are not proposed " Formal street tree plantings are not required. Street trees may be grouped in an informal fashion. No other ornamental plantings are being requested. Views of the fields can easily be maintained between and under grouped trees. Root intrusion can be controlled with root barriers if necessary. Please provide street trees as required. b) Completed. c) Modify slope planting requirements. It is not clear why Landscape Manual standards should be modified. Appropriate shrubs and ground covers should be available that will allow an agricultural farm theme while still meeting Landscape Manual requirements. 2nd Review: The applicant has responded: "Modify slope planting requirements: We propose only ground cover for erosion control purposes on perimeter slopes surrounding the future development pads. These pads will be used for farming in the interim. In order to maintain and strengthen the rural agricultural theme of the project, we do not desire to add more formal landscaping (i.e. trees and shrubs) to the farm areas which would suggest a more urban landscape character rather than the desired rural agricultural farm vernacular. When these pads are • Carlsbad Floral Trade Center Conceptual Plan Review • April 11, 2013 Page 3 permanently developed, appropriate trees and shrubs would be installed. We request reconsideration of this item. " It appears that plans currently show trees, shrubs and ground covers on the perimeter pad slopes. It is assumed that Landscape Manual requirements will be fully met in these areas as the plans do not appear to suggest othenvise. Slopes within areas to be farmed will not be required to meet Landscape Manual slope re-vegetation requirements at this time. Please modify the note to indicate that all slopes with the exception of slopes in farmed areas shall be planted per Landscape Manual slope re-vegetation requirements. Please address all of the above items. 5. Completed. 6. Please relocate trees outside of the utility easements. Check all areas. 7-14 Completed. 15. A minimum of3% of the parking area shall be landscaped. The "parking area" includes all parking spaces and drive aisles. The plantings shall be contained in planting areas with a minimum dimension of 4' and bounded by a concrete or masonry curb of a minimum of 6" in height (if a curb is not provided, please explain how cars will be kept out of planting areas). The plantings shall be located throughout the off-street parking areas in order to obtain the maximum amount of dispersion. Please provide a calculation proving the percentage of landscape area provided in the parking area. 2nd Review: The applicant has responded: "We will submit a calculation within a week. " 16-17 Completed. 18. Concept plans shall include calculations which document the maximum allowed annual water use for the landscaped area or maximum applied water allowance (MAW A) and estimated total water use (ETWU). A landscape project shall not exceed the MAW A. The MA WA for a landscape project shall be determined by the following calculation as defined in the City ordinance: MAWA = (ETo)(0.62)[(0.7 x LA)+ (0.3 x SLA)]. The ETWU shall be determined by the following calculation as defined in the City ordinance: Please insure that all requirements of the water use ordinance are met. The ordinance may be found at the following web site: http://library.municode.com/index.aspx?clientld= l 6245&stateld=5&stateName=Califom ia under Title 18. 2"'1 Review: The applicant has responded: "We will submit MA WA calculations within a week. " 19. The plan shall provide that only low volume or subsurface irrigation shall be used to irrigate any vegetation within twenty-four inches of an impermeable surface unless the adjacent impermeable surfaces are designed and constructed to cause water to drain entirely into a landscaped area. Please provide a copy of the preliminary grading plans with the next submittal for verification of drainage patterns and insure this requirement is met. 2nd Review: It appears that at least 2 areas drain to streets that do not empty into a landscaped area. Please resolve and check all other areas insuring that this requirement is met. • Carlsbad Floral Trade Center Conceptual Plan Review • April 11, 2013 Page 4 20. The existing trees at the northeast corner of Cannon and Car Country Drive should remain as they appear healthy and views of the fields are provided by traveling a very short distance to the east. The benefit of these trees remaining appears to outweigh the reason for removal. 2nd Review: The applicant has responded: "We request reconsideration to remove the three Melaleuca trees. They will preclude the installation of a monument sign (trees are too close to curb), and will block views to the agricultural fields. " There does not seem to be a good reason to remove these healthy trees. It is suggested that if views are of critical importance that the trees be thinned/laced out to open views yet save the trees. Monument signage should be designed around the trees. 21. RETURN RED LINES and provide 2 copies of all plans ( concept, water conservation, and colored water use plan) on the next submittal. NEW COMMENTS IA. Myoporum 'Pacificum' is being attacked by thrip in the Carlsbad area and the plantings are in poor health in many areas. Please provide a substitute. 2A. Please correct the sheet number. • CITY OF CARLSBAD REVIEW AND COMMENT MEMO DATE: SEPTEMBER 11, 2012 PROJECT NO(S): CUP 12-10/CDP 12-1"' [ PROJECT TITLE: CARLSBAD FLORAL TRADE CENTER APPLICANT: CARLTAS COMPANY/CHRIS CALKINS TO: r8] Land Development Engineering-Administration rgJ Police Department -J. Sasway r8] Fire Department -Greg Ryan • Building Department -Will Foss D Recreation -Mark Steyaert D Public Works Department (Streets) -Nick Roque • D _____________ Water/Sewer District r8] Landscape Plancheck Consultant -PELA D _____________ School District D North County Transit District -Planning Department D Sempra Energy-Land Management D Caltrans (Send anything adjacent to 1-5) D Parks/Trails -Liz Ketabian *ALWAYS SEND EXHIBITS FROM: PLANNING DEPARTMENT Please review and submit written comments and/or conditjg95 re the PIANNIN§ TftACKiN§ Q~~~ in the Planning Department at 1635 Faraday Avenue, b/i0/1/12. If you have "No Comments, 1 please so state. If you determine that there are items that need to be submitted to deem the application "complete" for processing. please immediately contact the applicant and/or their representatives (via phone or e-mail) to let them know. Thank you COMMENTS: D/?77t1LPZ> UN~T/(.1,(C,T /()N PKA-n/tM&f" ~ S'l(&lf/ Treo -m Tl-I(?: bUIWtlVft l)IV/>f't7JV f7t,?'HV~ I <' Signature '7/.z.,jzot z.. Date PLANS ATTACHED Review & Comment 03/10 • • Mav 8, 2012 TO: FROM: RE: Chrisler Westman, Senior Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist Michael Elliott, City of Carlsbad's Contract Landscape Architect Landscape Architectural Review -Preliminary Conceptual Review -I st Review Carlsbad Floral Trade Center, PRE 12-12 Cannon Road PELA file: 453 ~ Carlsbad Floral Trade Center -Con] Landscape Architect: R. W, Apel, Phone: (760) 943-0760 Please advise the applicant that the following will be required to meet the requirements of the City of Carlsbad's Landscape Manual. I. The project will be required to meet all appropriate requirements of the current City of Carlsbad Landscape Manual including water efficient use requirements. Those requirements include but are not limited to the following: a. Street trees along Cannon Road and Car Country Drive. b. Landscaping of parking lots as appropriate to meet Landscape Manual requirements. c, Water use calculations and irrigation design to meet Landscape Manual requirements. d. Landscaping of graded areas and slopes to meet Landscape Manual requirements. 2. Conceptual plans will be required per the current Landscape Manual at the appropriate stage of plan/drawing development. Conceptual plans are to address all current Landscape Manual requirements. Further landscape comments will be provided at that time. MCUP & CUP ANNUAL REVIEW SHEET INSTRUCTIONS 1. COMPLETE PROJECT INFORMATION BELOW AND PRINT COPY. 2. DOWNLOAD (DMS) RESOLUTIONS AND REVIEW ALL CONDITIONS AND APPROVED PLANS (COORDINATE WITH OTHER DEPARTMENTS). 3. REVIEW CODE COMPLAINT HISTORY (CODE ENFORCEMENT, POLICE, FIRE, ETC.). 4. CONTACT APPLICANT (OR OWNER) AND SCHEDULE AN APPOINTMENT FOR THE REVIEW. 5. COMPLETE REVIEW INFORMATION SECTION DURING REVIEW. 6. HA VE SENIOR PLANNER REVIEW AND SIGN. 7. PLACE COMPLETED REVIEW SHEET IN ADMIN IN-BOX FOR PROJECT FILE (AD MIN WILL FILE). PROJECT INFORMATION CASE NAME: Carlsbad Floral Trade Center CASE NUMBER(S): -=C-=U=--P-=12::::...-=.;;10~---------------- APPROVING RESO NO(S). _70_2_4 ________________ _ PLANNER COMPLETING REVIEW: Westman ---------------- PROJECT HISTORY Does project have a code complaint history? D Yes ~ No If yes, check those that apply and explain below. D Code Enforcement D Police D Fire Prevention Comments (include corrective actions taken and date compliance obtained): Project approved but not built Q:'\.CED'\PLANNING'\.ADMIN'\. TEMP LA TES'\.MCUPANNUALREVIEWSHEET 03/13 REVIEW INFORMATION Has the permit expired? D Yes ~ No Permit expires: No Ex12iration Date of review: December 8, 2015 Name: Chris Calkins ~ Applicant D Owner D Other If other, state title: *CURRENT APPLICANT INFORMATION: Name: Chris Calkins Phone: 760-431-5600 Contact name (if different): Address: 7220 Avenida Encinas Carlsbad CA 92011 Mailing (if different): E-mail: ccc@carltas.com (optional) *CURRENT OWNER INFORMATION: Name: Carltas Co. Phone: 760-431-5600 Contact name (if different): Address: 7220 Avenida Encinas Carlsbad CA 92011 Mailing (if different): E-mail: (optional) Does project comply with conditions of resolution(s) and approved plans? 12:J Yes D No If no, list below the condition(s) and/ or plan aspects the project is not in compliance with per resolution number or exhibit. Corrective action(s) to be taken: Date planner completed follow-up review •~rnoject c~ ~~ ~ anner Signature Senior Planner . == .. * Applicant and owner information must be updated for annual review to be complete. Q:\.CED\.PLANNING\ADMIN\. TEMPLATES\.MCUPANNUALREVIEWSHEET 03/13 ffella Engineering Inc.· r:..:, fJ • . • e I --I 111...;_ • · UUIJp,eet'llg LIIUU OdlimDg .. mwm,wmma:t z .... -WW~%~"·™· ,,,__~ s April20,2015 Development· Services Land ·Development Engineering 1635 Faraday Avenue · Carlsbad,··CA 92008 .- RE: Carlsbad Floral Trade Center MS,.12-03, CUP 12-10, CDP 12-03. 11HJQmpeinoPlace ~_CA920S4 Tel: 7'4439.2802 _ fK 760.439.2866 We are submitting an-application for a Substantial-Conformance for review of certain revisions .. to the proposed project development. The following items on the Tentative Parcel Map have been revi~ to conform with the proposed development changes. 1) A portion of the common boundary line between proposed Parcel 1 and Parcel 2 has been · shifted northerly to maintain the set back from the floral market building. The resulting changes in the parcels areas are shown below. Parcei description Gross Area per Gross Area per Change original approval . current aoplication Parcel 1 6.18 Acres **6.07 Acres 1.8% Parcel 2 6.56 Acres . e:67 Acres i. 7% **The Map shows a "net" ama foi Paicel 1. The net area equals the "gross" area minus the are2 of dedication for Cannon Road • 3) The configuration of the on-site General Util.ity and Access Easement has been revised to match the proposed development pattern. 4) The traffic generation count has been revised to conform to the updated project traffic report. 5) The Owner and Appiicant address was revised to reflect the current office iocation 6) The Earthwork Quantities were updated to conform with the current design . .... , Th.:. lmpeniiou,c;; Are;. T ~h!a wac i , .... Aa~ed to de.::r-r1"he th0 r-u·rrc..nt des1·0 n· f j '" ·-'"11 • I _.'" -,.. i -"' --1v • V _..,."'U t...... ........ ..,," &.I" • .._, V V ~ '!-41 • -- Should additional information be needed!-contact this offiee at any time. /'. .... Sin~rely .,---' · - Aqwatefri£~~a·n · glne11 ~ -/) / / I, . . Gary Li ska RCE 23080 Expires 12/31/15 Carlsbad Floral Market MS 12-03, CUP 12-10, CDP 12-19 Design Revisions For Substantial Conformance Review Date: April 18, 2015 By Gary Lipska 1) The southerly portion of Access Drive "A" and all Access Drive "B" are to be improved in Phase 1 2) The Hops and Vines pad is to be constructed at a higher elevation and a milder slope. 3) A connecting driving lane located northerly of the Floral Market building in the original exhibits has been eliminated. 4) The retention / treatment for Basin A (near Cannon Road) has be increased in size to accommodate the offsite drainage area. The Basin 8 retention / treatment basin has been increased in plan area to accommodate the increased impervious surface. 5) The proposed public sewer was extended southerly to terminate at the proposed Parcel 4 boundary and northerly to serve the hops /vine pad. 6) The loading dock serving the Floral Market building was moved from the north end to a location near the southerly end of the building. 7) Trash enclosures were relocated to be more convenient and expanded to provide space for recycle and green waste bins 8) The patron seating area between the brewery and wine tasting building is described in more detail. ~CARLSBAD • Community & Economic Development December 5, 2013 Chris Calkins Ste 100 5600 Avenida Encinas Carlsbad CA 92008 PLANNING COMMISSION NOTICE OF DECISION • SUBJECT: CUP 12-10/CDP 12-19/MS 12-03 -CARLSBAD FLORAL TRADE CENTER www.carlsbadca.gov At the December 4, 2013 Planning Commission meeting, your application was considered. The Commission voted 6-1 to approve your request. The decision of the Planning Commission is final on the date of adoption unless a written appeal to the City Council is filed with the City Clerk within ten (10) calendar days in accordance with the provisions of Carlsbad Municipal Code section 21.54.150. The written appeal must specify the reason or reasons for the appeal. If you have any questions regarding the final dispositions of your application, please contact your project planner Christer Westman at (760) 602-4614 or christer.westman@carlsbadca.gov. Sincerely, ~/4« DON NEU, AICP City Planner DN:CW:bd c: Data Entry File Richard W, Apel, 571-B Hygeia Avenue, Leucadia CA 92024 enc: Planning Commission Resolution No. 7023 and 7024 Planning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 State of California -Natural &urces Agency DEPARTMENT OF FISH AND WILDLIFE South Coast Region 3883 Ruffin Road San Diego, CA 92123 www.wildlife.ca.gov November 15, 2013 Chrisler Westman Planning Department City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008 Subject: CEQA Filing Fee Exemption Request Project Name: Carlsbad Floral Trade Center E.D G. BROWN JR., Governor ~ CHACITYOFCARLSBAD10 ,., l NOV 21 2013 • PLANNiNbJcPAATMENl --~----- SCH Number and/or local agency ID number: CUP 12-10/CDP 12-19/MS 12-03 Dear Chrisler Westman: Based on a review of the project referenced above, the Department of Fish and Wildlife has determined that for the purposes of the assessment of CEQA filing fees (Fish and Game Code Section 711.4(c)) the project has the potential to affect fish and wildlife, or their habitat, and the project as described requires payment of a CEQA filing fee pursuant to the California Code of Regulations, Title 14, Section 753.5(d). At the time of filing of the Notice of Determination with the county clerk or Office of Planning and Research (State Clearinghouse), the appropriate CEQA filing fee will be due and payable. Please see the following website for a list of current fees: http://wWW.dfg.ca.gov/habcon/cega/cega changes.html This determination is for the purpose of assessment of CEQA filing fees and is independent of a lead agency's conclusion or determination regarding a project's effect on the environment pursuant to CEQA Statute 21082.2 or CEQA Guidelines 15064. If you have any questions, please contact me at (858) 467-2717. Sincerely, Jennifer Edwards Environmental Scientist Conseroing Ca{ifomia's 'Wila{ife Since 1870 (~CARLSBAD • Community & Economic Development November 12, 2013 Chris Calkins 5600 Avenida Encinas Suite 100 Carlsbad CA 92008 • SUBJECT: CUP 12·10/CDP 12·19/MS 12-03 -CARISBAD FLORAL TRADE CENTER ~tcuilia l \ \ l 1::,, \ \?:::, FfLE COPY www.carlsbadca.gov The preliminary staff report fonhe above referenced project will be sent to you via email on Monday, November 18, 2013. If you have any questions concerning your project, please contact your project planner as soon as possible. It is necessary that you provide the following required information to your project planner in order for your project to go foiward to the Planning Commission: 1. Unmounted colored exhlblt(s) of your site plan and elevations. For residential projects of 2 or more homes a typical street scene of the elevations shall be provided. The corresponding rear elevations for the homes shown for the typical street scene shall also be provided; and 2. A PDF of your colored site plan and elevations. The colored exhibits must be submitted at this time to ensure review by the Planning Commission at their briefings. If the colored exhibits are not available for their review. your project could be rescheduled to a later time. The PDF of your colored site plan and elevations will be used in the presentation to the Planning Commission and the public at the Planning Commission Hearing. Please make arrangements with your project planner to submit your colored exhibit(s) and the PDF. Should you wish to use visual materials in your presentation to the Planning Commission, they should be submitted to the Planning Division no later than 12:00 p.m. on the day of a Regular Planning Commission Meeting. Digital materials will be placed on a computer in Council Chambers for public presentations. Please label all materials with the agenda item number you are representing. Items submitted for viewing, including presentations/digital materials, will be included in the time limit maximum for speakers. All materials exhibited to the Planning Commission during the meeting (slides, maps, photos, etc.) are part of the public record and must be kept by the Planning Division for at least 60 days after final action on the matter. Your materials will be returned upon written request. If you need additional information concerning this matter, please contact your Planner, Christer Westman at (760) 602-4614 or at christer.westman@carlsbadca.gov. DON NEU, AICP City Planner DN:CW:bd c: File Copy David Rick, Project Engineer Richard W. Apel, 571-B Hygela Avenue, u,ucadla CA 92024 Planning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 (tA C l"r Y OF ~V-CARLSBAD • rv\:~.',\.eJ 1\10~ /Is • FILE COPY Community & Economic Developme11t www.carlsbadca.gov November 8, 2013 Richard W. Apel 571-B Hygeia Avenue Leucadia, CA 92024 SUBJECT: CUP 12-10/CDP 12-19/MS 12-03 -CARLSBAD FLORAL TRADE CENTER Your application has been tentatively scheduled for a hearing by the Planning Commission on December 4, 2013. However, for this to occur, you must submit the additional items listed below. If the required items are not received by November 15, 2013, your project will be rescheduled for a later hearing. In the event the scheduled hearing date is the last available date for the City to comply with the Permit Streamlining Act, and the required items listed below have not been submitted, the project will be scheduled for denial. 1. Please submit the following plans: A) 10 copies of your (site plans, landscape plans, building elevation plans, floor plans) on 24" x 36" sheets of paper, stapled in complete sets folded into 9" x 12" size. B) One 8½" x 11" copy and a PDF version of your reduced site plan, building elevation and floor plans. These copies must be of a quality which is photographically reproducible. Only essential data should be included on plans. 2. As required by Section 65091 of the California Government Code, please submit the following information needed for noticing and sign the enclosed form: A) 600' Owners List -a typewritten list of names and addresses of all property owners, including all forms of interval ownership, within a 600 foot radius of the subject property, including the applicant and/or owner. The list shall include the San Diego County Assessor's parcel number from the latest equalized assessment rolls. B) 100' Occupant List -(Coastal Development Permits Only) a typewritten list of names and addresses of all occupants within a 100 foot radius of the subject property, including the applicant and/or owner. Planning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® • • CUP 12-10/CDP 12-19/MS 12-03 -CARLSBAD FLORAL TRADE CENTER yqos:;1r1°13 .. C) Mailing Labels -If the number of owners within the 600 foot radius is 1,000 or greater, a display advertisement in two papers of general circulation will be placed in lieu of direct mailing and labels will not be required to be submitted. If the number of owners within the 600 foot radius is less than 1,000, please submit two (2) separate sets of mailing labels of the property owners within a 600 foot radius and occupants within a 100 foot radius of the subject property. For any address other than a single-family residence, an apartment or suite number must be included. DO NOT provide addressed envelopes-PROVIDE LABELS ONLY. Labels should be prepared in ALL CAPS using block or sans serif typeface. A sample label is as follows: ACCEPTABLE MRS JANE SMITH APT3 123 MAGNOLIA AVE CARLSBAD CA 92008 D) Radius Map -a map to scale, not less than 1" = 200', showing all lots entirely and partially within 600 feet of the exterior boundaries of the subject property. Each of these lots should be consecutively numbered and correspond with the property owner's list. The scale of the map may be reduced to a scale acceptable to the City Planner if the required scale is impractical. E) Fee -a fee shall be paid for covering the cost of mailing notices. Such fee shall equal the current postage rate times the total number of labels. In the case of ownership list that is 1,000 or greater, the fee is equal to the current cost of publishing an 1/8 page ad in two newspapers of general circulation. Cash, check (payable to the City of Carlsbad) and credit cards are accepted. Sincerely, CHRISTER WESTMAN Senior Planner CW:fn Attachment c: File Copy Data Entry • • , ' I HEREBY CERTIFY THAT THE PROPERTY OWNERS LIST AND LABELS SUBMITTED TO THE CITY OF CARLSBAD ON THIS DATE REPRESENT THE LATEST AVAILABLE INFORMATION FROM THE EQUALIZED ASSESSOR'S ROLES. APPLICATION NAME AND NUMBER APPLICANT OR APPLICANT'S REPRESENTATIVE BY: _____________ _ DATE: ____________ _ RECEIVED BY DATE: ____________ _ Christer Westman From: Sent: To: Subject: • Chris Calkins <ccc@carltas.com> Tuesday, October 29, 2013 10:32 AM Chrisler Westman Staff report-Floral Trade Center • 1. Wholesale to the trade prior to 9ish, and then public and trade ag and ag related products 2. Tasting room etc probably less than 30% 3. Culinary center still conceptual but relatively small classes ( say less than 20) .. instructors/chefs will vary ... One concept will be to bring in individuals to run programs for limited period of time, then shift to another provider for a different food concept. As presently envisioned, not permanent staff except for director/coordinator. Chris From: Christer Westman [mailto:Christer.Westman@carlsbadca.gov] Sent: Tuesday, October 29, 2013 7:22 AM To: Chris calkins Subject: Floral Trade Center Chris, Good Morning. I am [preparing the staff report for the floral trade center (ftc) for December 4, 2013. This is my general understanding of the phase one project. I do have some questions. Relocate the floral trade center. Typical wholesale floral trade center operations from early morning (5 ish?) to 9ish7 After 9 flower sales open to the general public until 7 ftc tenants may also sell agricultural related product during the general public time frame. How is that defined and controlled? Brewery/winery production facility includes tasting room and product (bottled beer and wine produced onsite and related goods) sales. Total SF is 9,900. How much floor area dedicated to tasting and sales? Culinary center provides classes. # students per class? How often are classes? How many instuctors/staff for the center? Chrisler 1 .,, August 28, 2013 • r-w-Apel landscape architects inc. RECEJVED ChrisDeCerbo CITYO>::r'~,~,:,i ,;-,~:,,,;,1 Principal Planner 1 ,A",,"-'~' · ·- City of Carlsbad, Plan~!N(; D"i, ,, ;-\\ 1635 Faraday Avenu~ Carlsbad, CA 92008 • Subject: CUP 12-10 / CDP 12-19, Carlsbad Floral Trade Center and Market Place. 4'' Resubmittal of Land Use Review Application. Please find accompanying this letter our forth resubmittal of drawings and documents for the proposed Carlsbad Floral Trade Center and Market Place project, CUP 12-10 / CDP 12-19 and Minor subdivision MS 12-03. Our team has revised the application to address the City's comments from the third review dated July 29, 2013. Our responses follow the numbering of your review letter of July 29, 2013 (copy attached). Planning: 1. We have added a note as requested to sheet #4 -Site Development Plan Future Phases. Engineering: 1. All civil sheets have been revised per engineering comments. 2. Regarding the question about delivery truck size and their turning radius (sheet C-5), large semi-tractor trailer delivery trucks are not anticipated to use the facility. Singl~ unit trucks, smaller than the fire truck templates used on the plans, are anticipated. Landscape: Numbering follows the 3'' review letter dated June 2 5, 2013 by Michael Elliott (copy attached): 18. We have revised the W.E.L.O. Hydrozone Plan, sheet L-5, as requested. SLA's for edible plants are now confined to the canopies of fruit/nut trees, and fully dedicated farm/agricultural areas. We have revised the water use calculation worksheets to add the farm areas as requested, although we question if agricultural land uses are subject to the City's Landscape Manual and Water Efficient Landscape Ordinance. Please advise. 571-B Hygeia Avenue, Leucadia, CA 92024 · tel & fax 760-943-0760 · rwapel2@cox.net · CA License 2825 ,I ' .. ,. • • Page2 19. See sheet L-1. Groundcover hatch pattern has been added to the Cannon Road frontage between back of sidewalk and farm areas. The symbol for 24" spray head setback has been added to the Cannon Road frontage on sheet L-5 (callout #24) to address potential overspray onto the sidewalk along Cannon. 20. The three replacement Torrey Pines at the corner of Cannon Road and Car Country Drive have been changed to 36" box size as requested. See sheet L-1 & L-3. 18. Replacement tree is added. See sheet L-1. 28. See sheet L-1. Groundcover hatch pattern has been added to the Cannon Road frontage between back of sidewalk and farm areas. Please feel free to contact me if you have any questions or to discuss any matter pertaining to this resubmittal. Best Regards, ,R~u.J~Qd- Richard W. Apel, ASLA Principal R. W. Apel Landscape Architects, Inc. 571-B Hygeia Avenue, Leucadia, CA 92024 · tel & fax 760-943-0760 · rwapel2@cox.net · CA License 2825 A mM L-£ b ~ 'f<£II{) 'f foll f' 1e;:-., «-~ CITY OF 7/30/12) ~ CARLSBAD • u FILE Community & Economic Development www.carlsbadca.gov July 29, 2013 R.W. Apel Landscape Architects, Inc. Richard Apel 571-8 Hygeia Avenue Leucadia, CA 92024 SUBJECT: CUP 12-10/CDP 12-19 -CARLSBAD FLORAL TRADE CENTER (AND MARKETPLACE) Dear Mr. Apel, Your project was deemed complete on May 20, 2013. There are issues of concern with the project that remain to be resolved. The issues are listed on the attached page(s). All issues will need to be resolved prior to scheduling the project for a public hearing. Please contact me at (760) 602-4614, if you have any questions or wish to set up a meeting to discuss the application. Sintlw CHRISTER WESTMAN, AICP Senior Planner CW:sm c: Carlsbad Ranch, Company, LP, 5600 Avenida Encinas, Suite 100, Carlsbad, CA 92008 Chris DeCerbo, Team Leader David Rick, Project Engineer File Copy Data Entry Planning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® • • CUP 12-10/CDP 12-19 -CARLSBAD FLORAL TRADE CENTER July 29, 2013 Pa e 2 ISSUES OF CONCERN Planning: Please provide clear notes on the plans that all future phases shown on the plans are only illustrative for planning purposes and that they will require subsequent review and approval. Engineering: Please make revisions to the tentative map per the attached redlined comments on Sheets C-1 through C-5. Landscape: See enclosed comments and red lined plans dated June 25, 2013. , '. June 14, 2013 Chris DeCerbo Principal Planner • r-w-Apel landscape architects inc. City of Carlsbad, Planning Division 1635 Faraday Avenue Carlsbad, CA 92008 • RECEIVED JUN 1 9 2013 CITY OF CARLSBAD PLANNING DIVISION Subject: 3'0 Resubmittal of land Use Review Application for Proposed Carlsbad Floral Trade Center and Market Place. Please find accompanying this letter our third resubmittal of drawings and documents for the proposed Carlsbad Floral Trade Center and Market Place project, CUP 12-10 / CDP 12-19 and Minor subdivision MS 12-03. Our team has revised the application to address the City's comments from the second review dated May 20, 2013. Our responses following the numbering of your review letter (copy attached}. Planning: 1. Acknowledged. 2. See landscape sheet l-2. landscaping is proposed to be used for screening of loading and delivery areas, which will take place at the loading dock next to the proposed Floral Trade building, and at the northern side of the proposed Microbrewery/Winery building. In the second submittal, we added significant landscape in these areas for screening purposes. In this third resubmlttal, we have added notes to the planting plans to further indicate minimum 6' high hedges around the loading and delivery areas. These plants will be installed as 15-gallon size per the plant legend, sheet L-3. 3. Acknowledged. We will submit a signage program for separate sign permit{s) at a later date (after discretionary approval). Engineering: 1. The sheets have been revised as requested. 2. Groundwater testing is a requirement associated with proposed infiltrating devices. Our project is using bioretention areas for storm water treatment which are not considered as infiltration. {See SUSMP section 2, page 46.). 3. The SWMP has been revised as requested. 4. The Traffic Impact Analysis report has been revised to address City comments and is submitted herein for review. 571-B Hygeia Avenue, Leucadia, CA 92024 · tel & lax 760-943-0760 · rwapel2@cox.net · CA License 2825 • Page 2 • Landscape: Numbering follows the review letter dated April 11, 2013 by Michael Elliott (copy attached): 2c. The 25' corner sight lines and Cal Trans sight distance lines are now shown on sheet L-1 (the civil engineer determined the Cal Trans lines). Trees, landscaping and other elements over 30 inches have been moved outside the sight lines. 4a. Street trees (Torrey Pines) have been added along the Cannon Road frontage as requested. See sheet L-1. Existing street trees (Ficus rubiginosa) along Car Country are shown to remain. A few require removal due to proposed construction and new easements. These are indicated on the plans to be replaced. 4c. The note has been modified as requested. See note #2 upper right corner of sheet L-1. 6. We have relocated trees outside of easements. See sheets L-1, L-2. 15. See attached "Parking Lot Percentage of Landscape" exhibit. The front parking lot is 19% landscape; the rear lot is 7% landscape. These values exceed the minimum City requirements. 18. See attached W.E.L.O. calculations included with this resubmittal. 19. See sheet L-5. We have added callout "24" which indicates areas where the 24" spray head setback will occur. Future submittal of final landscape plans will show compliance with this requirement. 20. We request approval to remove the three existing Melaleuca trees at the corner of Cannon Road and Car Country Drive. As indicated on the plans, sheet L-1, these trees are within the 2 S' corner sight line triangle and would conflict with the construction of proposed entry monumentation. To mitigate the removal of these trees, we have added three new Torrey Pine trees to replace the Melaleuca. IA. Myoporum 'Pacificum' has been removed from the plant list as requested (sheet L-3). We have added several replacement groundcovers: Drosanthemum sp., Osteospermum fruiticosum, Lantana montividensis, Ma/ephora crocea, and Ma/ephora lutea. In addition, we have added a few more species to the tree and shrub lists for low water use plants: Pinus torreyana, Dodonea viscosa var. purpurea and Ceonothus griseus horizon ta/is. R. W. Apel Landscape Architects, Inc. 571-B Hygeia Avenue, Leucadia, CA 92024 · tel & fax 760-943-0760 · rwapel2@cox.net · CA License 2825 t • Page 3 • Fire Prevention: 1. We believe the proposed fire access complies with this comment. Please clarify if there is a continued concern. 2. We believe the proposed fire access complies with this comment. Please clarify if there is a continued concern. 3. This work shall be completed with the recordation of the Parcel Map and final construction plans. 4. The comment did not indicate specific locations on the plan where additional public water mains and fire hydrants should be added. As of this date, we have been unable to schedule a meeting with Fire staff for clarification. We will continue to pursue a meeting. 5. We believe the proposed fire hydrant layout complies with this comment. Please clarify if any continued concern. 6. If additional fire hydrants are to be located at the Cannon Road and Car Country Drive locations, they are not near proposed building structures. Please clarify how these additional hydrants would aid in fire prevention. 7. Text has been added to the plans to indicate that fire sprinklers are required for this project. See Cover sheet 01, Civil sheet C-1 (#7 General Notes), and the architectural floor plans for each building, sheets A-1, A-6 and A-8. Please feel free to contact me and/or the applicant, Mr. Chris Calkins, telephone (760) 431-5600, if you have any questions or to discuss any matter pertaining to this resubmittal. Best Regards, ,d~aJ~~ Richard W. Apel, ASLA Principal R. W. Apel Landscape Architects, Inc. 571-B Hygeia Avenue, Leucadia, CA 92024 · tel & fax 760-943-0760 · rwapel2@cox.net · CA License 2825 ' ; ~ /)')lt/1,£,b 51~ }13 ~CARLSBAD • Community & Economic Development May 20, 2013 R.W. Apel Landscape Architects, Inc. Richard Apel 571-B Hygeia Avenue Leucadia, CA 92024 • uFILE www,carlsbadca,gov SUBJECT: 2nd REVIEW FOR CUP 12-10/CDP 12-19 CARLSBAD FLORAL TRADE CENTER (AND MARKETPLACE) Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Division has reviewed your Carlsbad Floral Trade Center and Marketplace, applications no. CUP 12-10/CDP 12-19, as to its completeness for processing. The items requested from you earlier have been received and reviewed by the Planning Division. It has been determined that the application is now complete for processing. Although the initial processing of your application may have already begun, the technical acceptance date is acknowledged by the date of this communication. Please note that although the application is now considered complete, there may be issues that could be discovered during project review and/or environmental review. Any issues should be resolved prior to scheduling the project for public hearing. In addition, the City may request, in the course of processing the application, that you clarify, amplify, correct, or otherwise supplement the basic information required for the application. At this time, the City asks that you provide 4 complete sets of the development plans so that the project can continue to be reviewed. The City will complete the review of your resubmittal within 25 days, In order to expedite the processing of your application, you are strongly encouraged to contact your Staff Planner, Christer Westman, at (760) 602-4614, to discuss or to schedule a meeting to discuss your application and to completely understand this letter. You may also contact each commenting department individually as follows: • Land Development Engineering Division: David Rick, Associate Engineer, at (760) 602-2781. • Fire Department: Gregory Ryan, Fire Inspections, at (760) 602-4661. Sincerely, CHRIS DeCERBO Principal Planner CD:CW:sm sc~"'"" Planning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 • CUP 12-10/CDP 12-19 -CARLSBAD FLORAL TRADE CENTER • May 20, 2013 Pa e 2 c: Carlsbad Ranch Co., LP, 5600 Avenida Encinas, Suite 100, Carlsbad, CA 92008 Don Neu, City Planner David Rick, Project Engineer Chris DeCerbo, Principal Planner File Copy Data Entry •• • • CUP 12-10/CDP 12-19 -CARLSBAD FLORAL TRADE CENTER May 20, 2013 Pa e 3 ISSUES OF CONCERN Planning: 1. The project site is located in Planning Area 8 of the Carlsbad Ranch Specific Plan. An amendment to that plan was adopted by the City Council in June 2011 which changed the limited use of the property from golf course to uses that are allowed by right and by Conditional Use Permit in a newly created Cannon Road -Agriculture/Open Space {CR-A/OS) zone. Although the zone has been approved by the City of Carlsbad, implementation of the zone does not take effect until the California Coastal Commission has reviewed and approved the zone. 2. Appropriate screening must be provided through landscape and or solid materials such as walls for all loading and delivery operations as seen from Car Country Drive, Cannon Road, and the Interstate 5 corridor. 3. All signage shall be processed by separate permit and is subject to the Sign Ordinance Chapter 21.41. Engineering: 1. Revise the tentative parcel map per the attached red lined comments. 2. Submit a letter or amended soils report with seal and signature from the soils engineer that. verifies the depth of the ground water. Per the city SUSMP, this information is needed as ground water must be more than 10 feet deep measured from the bottom elevation of an unlined bioretention basin. Although there are perforated pipes buried below the basin, these pipes will only capture a portion of the infiltrated water. If impermeable liners are proposed, then there is no need to determine the ground water depth at this time. However, for sizing calculations, a basin with an impermeable liner will be considered a flow through planter rather than a bioretention basin. A flow through planter will result in a larger storage area. 3. Revise red lined SWMP. Submit two new copies of revised document. 4. Revise Traffic Impact Analysis Report dated March 27, 2013 per redlined comments. Submit two new copies of revised document. Landscape: Please review the Landscape comment sheet dated April 11, 2013. Fire Prevention: 1. Provide fire access road in accordance with C.M.C. 17.04.010. This access shall provide an unobstructed width of 24 feet, and an unobstructed vertical clearance or "clear-to-sky." 2. The surface of all fire department access routes shall be of an impervious "all-weather'' surface material, designed to carry a minimum load of 75,000 pounds axel weight. • • CUP 12-10/CDP 12-19 -CARLSBAD FLORAL TRADE CENTER May 20, 2013 Pa e4 3. Access roadways less than 36 feet in width shall become fire lanes. If fire lanes are designated they shall become the responsibility of the developer to have said access restrictions recorded, that the owner is responsible to identify and provide maintenance to and ensure enforcement of those designated access roadways. 4. Additional on-site public water mains and fire hydrants are required. 5. Provide additional fire hydrants at intervals of 300 feet along public streets and/or private driveways. Hydrants should be located at .street intersections when possible, but no closer than 100 feet from the terminus of a street or driveway. 6. Provide additional fire hydrant along public streets at the access points to cannon Road and Car Country Drive. 7. Provide notes on all plans submitted for review that indicate that fire sprinklers are required. l ' April S, 2013 Chris DeCerbo Principal Planner • r-w-Apel landscape architects inc. City of Carlsbad, Planning Division 163 5 Faraday Avenue Carlsbad, CA 92008 • Subject: Resubmittal of Land Use Review Application for Proposed Carlsbad Floral Trade Center and Market Place. Please find accompanying this letter our resubmittal of drawings and documents for the proposed Carlsbad Floral Trade Center and Market Place project, CUP 12-10 / CDP 12-19 and Minor subdivision MS 12-03. Our team has revised the application to address the City's comments from the first review initially submitted on September 10, 2012. In addition to revisions in response to City comments, the following new changes have been made from the first submittal: • Phase 1: Floral Trade Center & Market Place Building increased from 34,580 s.f. to 44,180 s.f. • Phase 2: Expansion Building decreased from 16,000 s.f. to 11,700 s.f. • Traffic and parking has been revised to reflect the new building floor areas (refer to attached Traffic Analysis Report, revised March 27, 2013). • Adjustments made to the site plan layout to accommodate the revised building sizes (roadways, parking, landscaping). Please feel free to contact me and/or the applicant, Mr. Chris Calkins, telephone (760) 431-S600, if you have any questions or to discuss any matter pertaining to this resubmittal. Best regards, Richard W. Apel, ASLA Principal 571-B Hygeia Avenue, Leucadia, CA 92024 · tel & fax 760-943-0760 · rwapel2@cox.net · CA License 2825 • • Page 2 Applicant's Response to City Comment Letter's from 1st Review Our responses following the numbering of the original 1" review letter. Comment Letter from Planning Division, dated October 16, 2012 (copy attached). List of Items Needed to Complete the Application Planning: 1. The revised traffic study includes a new table (Table 22) that summarizes the required parking per phase up to build-out, and compares with the proposed shared parking for the site. a) The parking demand rate for the Floral Trade Center use was adjusted based on removing the square-footage of the office use and vacant warehouse suites within the FTC building, and then adjustments were made to reflect the peak month of operations at the FTC. The parking rate was revised from 1 space per 971 s.f. to 1 space per 700 s.f. b) The City's restaurant parking rate was applied to the entire building square- footage (9,900 s.f.) of the proposed brewery/winery use instead of only for the beer/wine tasting room. The required parking for the brewery/winery use has been revised accordingly in the revised parking analysis. c) The parking rate for the temporary culinary center was based on the inbound trip generation calculated for the use, and is a more conservative estimate of the parking demand than the City's "other educational facilities" parking rate. 2. The future phases exhibit, sheet #4, has been revised to show potential development. The drawing is to illustrate the ability to fit the proposed building size and required parking on the future building pads and to show circulation relationships. Final design will be developed when those sites are submitted for future CDP/CUP applications. 3. Refer to new sheet #A-9 for a collection of photos that represent similar architectural theme and use of materials to the proposed project. This sheet is also provided in color and mounted to a board. Also submitted is a sample board showing proposed exterior roofing, siding, and masonry wall materials. Engineering: 1. Two revised copies of the Traffic Impact Analysis Report, revision dated March 2 7, 2013 are submitted herein. 2. The civil sheets have been combined at a larger scale as requested. ISSUES OF CONCERN Planning: 1. Acknowledged. 2. The landscape plan has been revised to provide more tree and shrub massing to screen loading, delivery, and trash enclosures areas, and to further soften the view of the R. W. Apel Landscape Architects, Inc. 571-B Hygeia Avenue, Leucadia, CA 92024 · tel & fax 760-943-0760 · rwapel2@cox.net · CA License 2825 • • • Page 3 buildings generally. We also note that the grade differences between the proposed building pads, Car Country Drive and Cannon Road, and the generous building set backs will greatly mitigate views of the buildings from, these roads. The extensive fruit and nut orchard (extending into the parking lots), vineyard and other proposed landscaping will further soften the architecture. 3. Acknowledged. A signage program will be submitted for permit at a later date. Engineering: 1. The civil ("C") sheets have been revised as requested. 2. The applicant wishes to use CC&R's to address issues of cross lot drainage, access, shared parking, etc., rather than multiple covenants of easement. We will discuss this further with Engineering. 3. The revised Traffic Impact Analysis Report is submitted herein for review. 4. As discussed with City staff, the applicant understands the City desires eitherthe road access connection to Car Country Drive, orthe construction of a left turn/u-turn lane on east-bound Cannon Road at the intersection with LEGOLAND Drive for implementation during Phase I of the project. The applicant requests that the City grant flexibility to choose one or the other. 5. The SWMP has been revised as requested. The Geotechnical report has not been changed. On-site investigation to determine the depth of the ground water is not warranted because the infiltrated storm water will be collected in an under-drain system prior to infiltration into of the native soils. The under-drain system will discharge to the public· storm water system. 6. The existing contour lines have been reduced in line weight. 7. All comments shown on the plan sheets revised as requested or have comments of explanation. Landscape: See separate response letter. Police/Crime Prevention: The letter of recommendations has been reviewed by the design team. Many features are incorporated in the concept plans and will be further developed during final design. We note that there were no comments by Police that are specific to the project design as submitted but look forward to future review. Best Regards, ~~a.J.Q,d- Richard W. Apel, ASLA Principal R. W. Apel Landscape Architects, Inc. 571-B Hygeia Avenue, Leucadia, CA 92024 · tel & fax 760-943-0760 · rwapel2@cox.net · CA License 2825 .• • • Christer Westman From: Sent: To: Wilson, Dawn <dwilson@rbf.com> Wednesday, January 09, 2013 10:26 AM Chrisler Westman Subject: Fwd: Parking for Floral Trade image001.png Attachments: Any update on your review on this information? I'd like to get back to Chris if possible. Sent from my iPhone Begin forwarded message: From: Chris Calkins <ccc@carltas.com> Date: January 9, 2013 10:06:01 AM PST To: "Wilson, Dawn" <dwilson@rbf.com> Subject: RE: Parking for Floral Trade Anything yet? From: Wilson, Dawn [mailto:dwilson@rbf.com] Sent: Monday, January 07, 2013 1:14 PM To: christer.westman@carlsbadca.gov; Chris Calkins Subject: Parking for Floral Trade Good afternoon Chrisler. Thank you for taking the time this morning to talk with me about the Floral Trade project. Here are responses to your questions: 1. Total Building Area: 154,400 2. Warehouse Area (less office space): 140,148 3. Number of occupied suites during survey (30 floral related, 10 non-floral related) 4. Number of unoccupied suites= 5 (5,168 sf or 5% of total warehouse area) Chris provided to you a total Rent Roll for September 2012. That rent roll identifies all of the tenants in the buildings when the study was conducted in July. To get to the 971 spaces per 1,000 square feet, we took 154,400 and divided by the total occupied spaces during the peak observation period (8:30 and 8:45 a.m.). During the observation period, lots pertaining to only the warehouse were included in the 159 spaces surveyed. A few lots were not included in the survey, however our notes show that the parking spaces in the non-floral lots were primarily vacant during the observation period. Therefore, the rate is accurate for the building and parking lot as a whole. When analyzing the parking rate for the building, we also calculated a rate specific ta the warehouse use only. Keep in mind, this rate would apply to the peak period (before 8:45 a.m. on a peak weekday). After 9:00 a.m., the demand for the floral trade center drops dramatically. The following breaks down the parking rate for the warehouse uses only: Maximum demand on July 7'h: 159 parking spaces (8:30 to 8:45 a.m.) 1 ' Adjustment for peak month('°%)= +16 spaces (per the monthly trendi!rovided by Carltas) Adjustment for vacancy (+5%) = +8 spaces (per the rent roll) TOTAL adjusted parking demand: 183 spaces Total warehouse area considered: 140,148 Adjusted Floral Warehouse Only Peak Demand Rate: 140,148 / 183 spaces=> 1 space/ 765 square feet Based on a the proposed 45,000 sf of Floral Trade at the new facility, we are looking at a peak morning demand for 59 spaces (as opposed to the 46 spaces identified in the TIA with the lesser rate). Overall, the 59 spaces needed to meet the peak demand is less than the 158 provided for the Brewery/Tasting Room/Restaurant, which is anticipated to be closed during this peak period. Therefore, the Shared Parking Analysis recommendations presented at our last meeting would remain unchanged. Please let me know if you have any questions regarding this analysis. I have attached a few pieces of information for your consideration. Dawn Wilson, P.E., T.E., PTOE Senior Associate ******************************** RBF Consulting A company of Michael Baker Corporation 5050 Avenida Encinas, Suite 260 Carlsbad, CA 92008 direct: 760 603-6246 cell: 760 560-6605 fax: 760 476-9198 2 _J~~ CITY OF VcARLSBAD • • Planning Division October 16, 2012 www.carlsbadca.gov R.W.Apel Landscape Architects, Inc. Richard Apel 571-B Hygeia Avenue Leucadia CA 92024 SUBJECT: 1st REVIEW FOR CUP 12-10/CDP 12-19 CARLSBAD FLORAL TRADE CENTER AND MARKETPLACE Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Division has reviewed your Carlsbad Floral Trade Center and Marketplace, applications no. CUP 12-10/CDP 12-19, as to its completeness for processing. The application is incomplete, as submitted. Attached are two lists. The first list is information which must be submitted to complete your application. The second list is project issues of concern to staff. In order to expedite the processing of your application, the "incomplete" items and your response to the project issues of concern to Staff must be submitted directly to your staff planner; therefore, please contact your staff planner directly to schedule a re-submittal appointment. As part of your re-submittal package, please prepare and include with your re-submittal: (1) a copy of these lists, (2) a detailed letter summarizing how all identified incomplete items and/or project issues have been addressed; and (3) five (5) sets of revised plans. No processing of your application can occur until the application is determined to be complete. When all required materials are submitted, the City has 30 days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, September 10, 2012, to either resubmit the application or submit the required information. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new application must be submitted. In order to expedite the processing of your application, you are strongly encouraged to contact your Staff Planner, Chrisler Westman, at (760) 602-4614, to discuss or to schedule a meeting to discuss your application and to completely understand this letter. You may also contact each commenting department individually as follows: • Land Development Engineering Division: David Rick, Associate Engineer, at (760) 602-2781. • Fire Department: Gregory Ryan, Fire Inspections, at (760) 602-4661. Sincerely, ~RBOOe~ Principal Planner CO:CW:bd c: Carlsbad Ranch Co.,L.P. 5600 Avenida Encinas Suite 100 Carlsbad CA 92008 Don Neu, City Planner David Rick, Project Engineer Chris OeCerbo, Principal Planner File Copy Data Entry 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® • • CUP 12·10/CDP 12·19-CARLSBAD FLORAL TRADE CENTER AND MARKETPLACE October 17, 2012 Pae UST 01' ITEMS NEEDED TO COMPLETE THE APPLICATION Planning: l. It is dear that the intention Is to share parking spaces for the various uses onsite. However, the written parking section of the Traffic Impact Analysis Report does not provide an easy to understand breakdown of required, actual, and proposed parking demands. Please provide full buUdout building sizes, uses, and Parking Ordinance requirements compared to a proposed shared parking application. Those uses In Phase One should be calculated as follows: a. Parking for the market will be calculated at 1/300 of gross floor area. 116 parking spaces are required. b. Parking for the winery/brewery will be calculated by floor area dedicated to the various aspects of the operation. Manufacturing will be calculated at 1/400 of gross floor area. Retail will be calculated at 1/300 of gross floor area. Restaurant will be calculated at 1/100 up to 4,000 square feet of gross floor area. Please indicate how the floor area of the winery/brewery will be used. c. Parking for the temporary culinary center will be calculated at the "educational Facilities, Other" ratio of 1/200 of gross floor area. 10 parking spaces are required. 2. The future phases exhibit should be more defined to show parking, circulation aisles, and building placement. 3. Photographs of similar buildings and/or of the proposed materlals used In the construction of the proposed buildings will help in better describing the proposal. Engineering: 1. Please submit two copies of a traffic impact analysis. 2. Combine the information from sheet C·l, C-2, and C-3 into one plan at a larger scale. ISSUES OF CONCERN Planning: 1. The project site is located in Planning Area 8 of the Carlsbad Ranch Specific Plan. An amendment to that plan was adopted by the City Council in June 2011 which changed the limited use of the property from golf course to uses that are allowed by right and by Conditional Use Permit In a newly created Cannon Road -Agriculture/Open Space (CR-A/OS) zone. Although the zone has been approved by the City of Carlsbad, implementation of the zone does not take effect until the California Coastal Commission has reviewed and approved the zone. 2. Appropriate screening must be provided through landscape and or solid materials such as walls for all loading and delivery operations as seen from Car Country Drive, Cannon Road, and the Interstate 5 corridor. 3. All signage shall be processed by separate permit and is subject to the Sign Ordinance Chapter 21.41. ,· • • CUP 12·10/CDP 12-19 -CARLSBAD FLORAL TRADE CENTER AND MARKETPLACE October 17, 2012 Page 3 Engineering: 1. Combine the Information from sheet C-1, C-2, and C-3 into one plan at a larger scale such as 1"=30'. At this larger scale, the plan will need to be split into two sheets. Sheet C-1 can still be used to plot an Index map, vicinity map, notes, etc. A 4th sheet at the current scale of 1"=60' may also be Included. 2. Since there Is drainage and driveway access crossing several lots, several covenants of easement will need to be processed. Identify these covenants of easements on the plan. As an alternative, you may process a non-residential planned development permit concurrent with the conditional use permit, coastal development permit and minor subdivision as a means to allow cross lot entitlements to be granted by an agreement or CC&Rs rather than processing individual easements. Otherwise, the project will be conditioned to require processing of up to eight covenants of easement applications for vehicular access and cross lot drainage. An agreement or CC&Rs would also provide a means for addressing shared parking if so desired. 3. Traffic analysis and related public street improvements will be analyzed once the requested traffic study is submitted with your next submittal. 4. The driveway access on Cannon Road is considered a secondary access point. The main entrance shall be located on Car Country Drive. Extend the paved portion of the private street to Car Country Drive with the first phase of development. Also, loop the proposed public water main by extending It to the 12" ACP water main in Car Country Drive with the first phase of development. 5. Address red lined comments in the enclosed Storm Water Management Plan and Geotechnical Report. 6. Screened existing topographical contours are preferred on the plans for a clearer presentation. See comments on the attached marked tentative parcel map, sheets C·l, C-2 and C-3. Landscape: Please review the attached Landscape comment sheet dated September 17, 2012. Police/Crime Prevention: Please review the attached comment sheet dated September 28, 2012. .. May 7, 2012 Richard W. Apel 571-B Hygeia Avenue Leucadia CA 92024 • SUBJECT: PRE 12-12 -CARLSBAD FLORAL TRADE CENTER APN: 211-023-11-00 • Thank you for submitting a preliminary review for the relocation of the Carlsbad Floral Trade Center into a 35,000 square foot market building in the Carlsbad Ranch Planning Area 8. The project site, an approximately 12 acre area, currently is undeveloped and is used for agricultural production associated with the "Flower Fields." In response to your application, the Planning Division has prepared this comment letter. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. This preliminary review does not represent an in-depth analysis of your project. It is intended to give you feedback on critical issues based upon the information provided in your submittal. This review is based upon the plans, policies, and standards in effect as of the date of this review. Please be aware that at the time of a formal application submittal. new plans, policies, and standards may be in effect and additional issues of concern may be raised through a more specific and detailed review. Planning: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: Open Space (OS) b. Zoning: Canon Road Agriculture (CR-A) and Open Space (OS) c. The property is in the Coastal Zone (Agua Hedionda Segment of the Local Coastal Program). The Coastal land use designation and zone are the same as the general plan and zoning above d. Carlsbad Ranch Specific Plan 2. The project requires the following permits: a. Conditional Use Permit (Planning Commission) b. Coastal Development Permit c. Minor Subdivision 3. The project site is located in Planning Area 8 of the Carlsbad Ranch Specific Plan. An amendment to that plan was adopted by the City Council in June 2011 which changed the • • • PRE 12-12 -CARLSBAD FLORAL TRADE CENTER May 7, 2012 Pa e 2 limited use of the property from golf course to uses that are allowed by right and by Conditional Use Permit in a newly created Cannon Road -Agriculture/Open Space (CR-A/OS) zone. Although the zone has been approved by the City of Carlsbad, implementation of the zone does not take effect until the California Coastal Commission has reviewed and approved the zone. The City's review of the proposed use(s) is based on the new CR-A/OS zone. 4. All of the uses shown in the Preliminary Review application are listed as allowed by right or by Conditional Use Permit in Table A of the CR-A/OS zone but are not all allowed by the existing Carlsbad Ranch Specific Plan (CRSP). Only the proposed agricultural production is currently allowed per the CRSP. The Floral Trade Center, farmer's market, brewery and educational facility are not listed uses and would require an amendment to the plan. 5. Staff supports efforts to retain the Carlsbad Floral Trade Center as a viable floracultural/agricultural use in Carlsbad. The proposed site plan and conceptual architectural details provided work well with the project location and constraints. All necessary application forms, submittal requirements, and fee information are available at the Planning counter located in the Faraday Building at 1635 Faraday Avenue or on line at www.carlsbadca.gov. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown; select Department Listing; select Planning Home Page. Please review all information carefully before submitting. Land Development Engineering: 1. Complete a Stormwater Standards Questionnaire. This questionnaire will guide you and the City in determining what type of reports and storm water mitigation must be completed to satisfy state and City storm water quality requirements. The questionnaire can be printed from the following website link: http://www.ca rlsbadca .gov /business/build i ng/Docu ments/E-34. pdf 2. The initial review of the questionnaire suggests that the project is a priority project which means that a Storm Water Management Plan (SWMP) must be prepared and submitted with your application for permits. In addition, the project will be subject to hydromodification requirements unless exempt per Section 2, Figure 2-1 of the City's Standard Urban Storm Water Management Plan (SUSMP). An analysis will need to be included in the SWMP to justify any listed exemption. The proposed pervious pavement on the driveways and parking areas provides a valid Low Impact Development (LID) drainage strategy and the proposed bioretention area is an acceptable BMP Treatment and potential storage basin for hydromodification requirements. 3. The project appears to require a grading permit. Please provide grading quantities to confirm. 4. Plot all existing and proposed utility laterals/services, and all water meters and back flow preventers for each proposed parcel. If the water main is to be extended from Cannon Road as proposed, then loop the system to Car Country Drive. Plot all proposed water easements for proposed public water facilities. All fire hydrants shall be public and within Carlsbad Municipal Water District (CMWD) easements. Backflow preventers shall be private. The proposed sewer main and access holes shall be placed under a 20 foot wide public sewer easement. • • • PRE 12-12 -CARLSBAD FLORAL TRADE CENTER May 7, 2012 Pa e 3 5. Submit a focused traffic study to analyze potential circulation impacts as it relates to proposed street access on Cannon Road, a major arterial street. This information is needed to determine whether access from Cannon Road is warranted and if so, establishing intersection spacing, length of deceleration lane, etc. Also, if access is allowed off of Cannon Road, additional public right-of-way dedication will be needed for Cannon Road to accommodate the proposed deceleration lane. The transition of the proposed right-of-way boundary shall be 4.5 feet back from the edge of the sidewalk. Add pedestrian ramps at the driveway approach on Cannon Road. 6. See additional comments on the redlined prints enclosed. 7. For purposes of determining traffic impact fees, agriculture generates 2 trips per acre per Table 18.42.020(e) of the Carlsbad Municipal Code. The most compatible description for the Floral Trade Center building appears to be garden nursery, which generates 40 trips per day per 1,000 square feet of floor area. Under the current fee schedule, the traffic impact fee for the proposed building would be approximately $130,000. The Traffic Impact Fee is only one of the fees collected at building permit issuance. When more project details are available, a fee estimate can be prepared covering all anticipated fees for all proposed uses, including the brewery, winery, kitchen garden and culinary education center. Landscape: 1. Comments on the proposed landscape concept are enclosed. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Chrisler Westman at the number below. You may also contact each department individually as follows: • Planning Division: Chrisler Westman, Senior Planner, at (760) 602-4614. • Land Development Engineering: David Rick, Project Engineer, at (760) 602-2781 • Fire Department: Gregory Ryan, Fire Inspections, at (760) 602-4663. Sincerely, CHRIS DeCERBO Principal Planner CD:CW:bd c: CB Ranch Enterprises, 5600 Avenida Encinas, Suite 100, Carlsbad CA 92008 City Planner Principal Planner Team Leader Project Engineer Fire Prevention Bill Plummer File Copy Data Entry enclosures