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Home My WebLink AboutEIR 01-02; LA COSTA TOWN SQUARE; Environmental Impact Report (EIR)• CITY OF CARLSBAD LAND USE REVIEW APPLICATION 1) APPLICATIONS APPLIED FOR: (CHECK BOXES) (FOR DEPARTMENT (FOR DEPARTMENT USE ONLY) USE ONLY) □ Administrative Permit -2nd □ Planned Industrial Permit Dwelling Unit □ Administrative Variance □ Planning Commission Determination □ (:oastal Development Permit. □ Precise Development Plan D Conditional Use· Permit □ Redevelopment Permit . . ~ Condominium Permit !' i -0 3 ~ Site Development Plan (--z.')(t!,f: ' s DP o 1-c_J ___,,,.,; ------..... ~ ..._.,l"lp ()1-t>'-/-~ e:-IJJl,l-He,c,•l't-Environmental Impact fIROl-0~ □ Special Use Permit -/ ~ Assessment Gen~ral Plan Amendment □ Specific Plan (!) (_ 0 ~ [B" Hillside Development Permit □ +eA'l:atiYe PaFeel Ma13 6 (-0 S Obtain from Engineering Department , □ Local Coastal Plan Amendment ~ Tentative Tract Map (_,, I (:)/-OC[ ~ Master Plan AM~NPME.JUi I .14q R □ Variance □ Non-Residential Planned □ Zone Change Development •' ~ ~ ' □ Planned Development Permit List other applications not ~ D -tKf 0_t.( \._M Jr specified '2.cO JJ.£_ llo L.FM I" A lt -~ r . ASSESSOR PARCEL NO(S).: PROJECT NAME: 2) 3) 4) BRIEF DESCRIPTION OF PROJECT: . t2.Er ,41 L, / c tf) #1 /11 et2C1 AL-/" ,c,c1 C,€ Is /AJ~ t.£ r,4,V, c.,., ' . ~ti &wl" //?~A-IT w IT/I ,.4,fPfJ/L,4(/~~£ 1M /,/S /A.It; . 5) OWNER NAME (Print or Type) 6) APPLICANT NAME (Print or Type) . /\11 A~ Pt2qf)~/2-1IES LA Cc0s,,4 -/t;wN C&1U1Ell-/ t--t c.. MAILING ADDRESS '5~ :3f3 C At111 /U o A/£t-/1.1<J /J · --it _'2 Z. 2-- MAILING ADDRESS 51SS Av'&/l/1?1.4 Et<Jc1AJAs. II 2o9 CITY AND STATE ZIP TELEPHONE CITY AND STATE ZIP TELEPHONE Slf/U /}!l&~o, C.4. t/Ut:J8 ~-/9~ SZ/-t)ZIL (J;://J{;Sd-4{), C,4. c,ze:;08 760.4-11-7~/. I CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOW E. 7l BRIEF LEGAL DESCRIPTION Pott.. Sec. 10 -rris; /2..'Jtu sill"" / P()R.. · ,p-fS 4-fS~ /211-o 1..,,.,1s ~t,i:,1AJ1,A-s /J£1J-111/t f) B 1t-8-t PIJ/J.. set:.. (p" ,11 s, ll 1 t.J, =•NC:>.T.E!~A .. P.Rdedsio~P.Ro·uE'.c.ijReari1R1NGiMuiri'1RLEfAPP.c1cAT.i'oNsY.se1F1~eo)\'IMo.sme~usMLrreo1:PR10R::<u.ofa~30 •P.iM·;. •• · · •"'"'' \..'.,.,, • :<::.-Jt••:<:-t•''i~'••Mt•• ··'1t .. .,,.•• ........ , .... .,.J•""· :--:. •~ ... : ••• ·• -·~ • :~.4 ,l;Vt.~::.::J,:.-: ........ ~•-o o : '>..,"" .:.Jr'.PROP.OSEDlR,8'0'2JEC:R1REOQJRIN.GtONLIIY10NE'iA'F!F!CICATION'IBE:FIEED,tMUST:."BExSUBMl1il:ED}'P.RIOR!-T.014/!00!P.?M. . Form 16 t)f'..,t/ o(O~cf PAGE 1 OF 2 L -1Pb7 Project Description Project Site Location and Description The proposed La Costa Town Square project involves the construction and operation of a mixed- use project that includes an estimated 302,000 square foot community shopping center, 53,000 square foot cinema, 30,193 square foot tenant warehouse, 63 single-family detached residential units, 120 multi-family residential units, and 45 affordable housing multi-family residential units. The proposed La Costa Town Square project site encompasses 81.8 acres and is located in the southeastern portion of the City of Carlsbad. Located thirty miles north of downtown San Diego, Carlsbad is a city with a population of approximately 93,000 people. Carlsbad is bordered to the north by the city of Oceanside; to the south by the city of Encinitas; to the east by the cities of Vista, San Marcos, and the County of San Diego; and on the west by the Pacific Ocean. The project site is generally located north of La Costa Avenue and east of Rancho Santa Fe Road. Regional access to the site is provided by Interstate-5, located approximately 3.75 miles west of the site. Local access to the project site is provided by Rancho Santa Fe Road and La Costa Avenue. Figure 1 depicts the regional location and local context of the project area. The project site is bounded on the west by Rancho Santa Fe Road, to the south by La Costa Avenue, to the east by La Costa Avenue and a San Diego Gas and Electric (SDG&E) utility easement, and to the north by Rancho Santa Fe Road and the realigned Rancho Santa Fe Road. Figure 2 illustrates the general boundaries of the project area. Currently, the project site consists of vacant, undeveloped land, covered with soft wood shrubs. The project site elevation ranges from the low of approximately 265 feet above mean sea level (MSL) in the canyon east of the La Costa Avenue entrance to a high of approximately 380 feet MSL on the northern portion of the site. The site slopes generally to the west and southwest. Project Background The project site is located within Villages SE 13, SE 14, and a portion of SE 8 of the La Costa Master Plan. The La Costa Master Plan (MP 149), which consists of2,399 acres, was adopted by the City of Carlsbad in 1972 and has been periodically amended since its original adoption. The Villages of La Costa Master Plan has recently processed a major Master Plan Amendment and is currently under development. The project site is owned by La Costa Town Square LLC and was annexed to the City of Carlsbad in 1972. The City's General Plan has designated the property for development as a commercial center since the early 1970's. The La Costa Town Square is also included in the Habitat Conservation Plan/Ongoing Multi- Species Pl~ (HCP/OMSP) for Properties in the Southeast Quadrant of the City of Carlsbad, California finalized in 1995. This document was created to provide for the conservation of sensitive wildlife and habitat in the context of a proposed large-scale development plan. The HCP/OMSP will be implemented by the project. La Costa Town Square E/R City of Carlsbad April 2005 Pacific 0 c ea n City of Carlsbad Boundary Project Area SOURCE: CBA, Inc., 2001 tNorlh l7_J O' 7000' La Costa Town Square EIR Regional Location LILGl!NO Northern San Diego County •••••••• Propc;~.o Oceanside ncin ta San Diego County ·-, I I V s t a • Pro~Sr.e: L---• S a n Marcos I I I ,-- 1 I • ..1•.J Encin tas Figure 1 Regional Location & Local Vicinity City of Carlsbad April 2005 n~o 250 500 1,000 La Costa Town Square EIR Feet 1,500 Figure 2 Pro;ect Site Boundaries City of Carlsbad April 2005 Project Description Development of the La Costa Town Square will be subject to all applicable City of Carlsbad Growth Management Plan, policies and ordinances at such time as this application was deemed complete. Project Characteristics The La Costa Town Square project proposes the construction and operation of a mixed-use development containing retail, multi-family residential units, and single-family residential units, all integrated into a pedestrian-oriented neighborhood (Figure 3). The following provides a description of each component of the proposed project. Table 1 provides a summary of proposed uses. Table 1 La Costa Town Square Development Summary Proposed Land Use Size Community Shoooing Center 302,000 square feet Cinema 53,000 square feet (2,100 seats maximum) Tenant Warehouse 30,193 square feet Single-family Residential 63 dwelling units Multi-family Residential (market 120 dwelling units rate) Multi-family Residential (affordable 45 dwelling units housing) Master Tentative Parcel Map The proposed Master Tentative Parcel Map would divide the project into three separate parcels consisting of a multi-family residential parcel, commercial parcel, and a residential parcel. Multi-family Residential Parcel -Parcel No. I The multi-family residential development is located in the northernmost comer of the project site on a 9.8 acre parcel. The parcel includes 1.9 acres of open space. After the realignment of the Rancho Santa Fe Road, a 70-foot wide easement containing a meandering recreational trail will be developed in the existing right-of-way northeast of the parcel separating the multi-family residential parcel from the residential development to the northeast. The parcel will also be north of Rancho Santa Fe Road and west of Paseo Lupino. The net developable area of this parcel is 5.6 acres and will allow for 120 market value multi-family residential units, 23 affordable low- income multi-family residential units, and eight affordable moderate-income multi-family residential units. The buildings will be up to three stories with a maximum building height of 35 feet over underground parking. The multi-family residential development will be required to provide 50 foot setbacks from Rancho Santa Fe Road, 80 foot setbacks from the northeasterly property line, and 30 foot setbacks from the old alignment of Rancho Santa Fe Road. Access to the parcel will be provided from Paseo Lupino. La Costa Town Square EIR 4 City of Carlsbad April 2005 La Costa Town Square IJSENll)pA!!ICINQ8111,11,WlY , ... , ........ ... . .... _,, .. ... ,_,, .. I, __ ,_,,_,.,., ··----- ., ___ ... ;§: -·--·--·--DO<!M-.,..,..,_ ~;.~=== ) Not to Scale = , ........... .. ....,_,,,,_. La Costa Town Square EIR SITE LEGEND <:) &faoalll,... .. Tlla:: ....... -. · ... in:.1 • .., • .,IIT,... r.o M'.a"o.a.,,T'rulll "" I"" Tw,bllB'IIT'rulll~ ..... ,... .. c-.,.rc.w..iflll -UJU>. ....._(MTIIIIJ ~ .. ~ ..... I ,, ·r=---~ ...... ,.,,, ' ___ .................... ... PARKING STTIUCTURE #2 UPPER GRADE LEVEL n .. Figure 3 Site Design Plan City of Carlsbad Apri/2005 Project Description Commercial Tentative Map -Parcel No. 2 The commercial parcel consists of 31 commercial lots and 14 residential affordable low-income multi-fami~y dwelling units on 44.0 gross acres. This parcel is located south of the realigned Rancho Santa Fe Road, east of the existing Rancho Santa Fe Road, north of the La Costa Avenue, and west of the proposed 63 single-family home residential development. The parcel also includes 0.35 acres of the proposed land exchange of Rancho Santa Fe Road which would be located along the northern boundary of the commercial and residential parcels. The commercial parcel will be subdivided with condominium units and postage stamp lots. A non-residential planned development permit is included for the commercial lots. The project includes some commercial uses located in two-and three-story configurations and a multi-level parking garage with specific areas assigned for specific uses. The local community shopping center consists of approximately 302,000 square feet of retail uses, including: restaurants; shops; drive-thru banks; a gas station; retail; grocery store; and a two-level department store with a 53,000 square foot cinema. Open space on the easterly edges of the commercial development will separate it from the adjacent residential parcel. Access to the commercial parcel will be provided from four locations. La Costa Avenue will have two signalized entrances to the site. Additionally, the realigned Rancho Santa Fe Road will provide one northbound "right tum only" entrance and one signalized entrance to the site. The commercial parcel will provide an estimated 2,354 parking spaces including the two-level parking structure and a parking deck. Residential Tentative Map -Parcel No. 3 The residential parcel consists of 68 lots, including 63 single-family lots (Lots 1-63) and five open space lots (Lots 64-68). The single-family lot sizes range from 7,500 square feet up to 24,730 square feet. The five open space lot sizes range from 14,460 square feet up to 172,190 square feet. Access to the residential homes will be provided from an entrance on La Costa Avenue. Pedestrian access ways will be provided to the commercial parcel near Rancho Santa Fe Road and La Costa Avenue. Landscape Concept The landscape theme for the project is based on European/Tuscan form of style and architecture. Landscape features such as open plazas, visual landmarks, water features, specialty paving, site furniture, tree and rich planting will be included in the landscape concept. Open Space The project proposes an open space buffer (Lots 64-68) surrounding the residential development, totaling 5.3 acres. The open space buffer (Lot 68 totaling 3.4 acres), located between the residential and commercial parcels includes a pedestrian trail system and a detention basin. The open space will create privacy to the residences from surrounding roadways and commercial uses. Additionally, the open space will provide recreational opportunities for the residents while making the areas surrounding the residential development more aesthetically appealing. La Costa Town Square EIR 6 City of Carlsbad April 2005 Project Description Detention Basins The project includes two detention basins. One detention basin equipped with storm drain connections is located on the southern edge of the commercial parcel along La Costa A venue, while the second basin is located on the southern edge of the open space buffer on Lot 68. The detention basins are designed to provide flood control by collecting overflow water from the proposed development. Grading/Hillside Development Permit The grading of the project site includes maximum cut depths of 25 feet (associated with the subterranean parking levels). Graded cut-slopes are planned at gradients of 2:1 (horizontal to vertical) or less. Maximum thickness of fills is estimated at 35 feet (south central canyon fill). Graded fill-slopes are planned at gradients of 2: 1 (horizontal to vertical) or less. The tallest slope will be approximately 48 feet, located at the detention basin on the southern portion of the open space Lot 68. The overall grading of the project will average 9,870 cubic yards per acre based on the commercial parcel at 11,000 cubic yards per acre and the single-family residential parcel at 8,740 cubic yards per acre. The multi-family parcel was previously graded during the construction of Rancho Santa Fe Road. Building Height Code Section 21.28.030 (d) indicates that the Carlsbad City Council may approve a height limit up to 55 feet for projects of 40 or more acres when the Council can make six specific findings for the proposed project. In addition, Code Section 21.46.020 allows for protrusion above height limits for areas of a building that does not include or provide for additional floor space. The project proposes the height of the roof line over the large retail building (Building 27) entrance to be at 55 feet and the height of the theme tower will be 55 feet. Public Services Water service to the project site will be provided by the Olivenhain Municipal Water District, while the Leucadia Municipal Water District will provide sewer services to the site. The City of Carlsbad will maintain the storm drain facilities on the site. Gas and electricity will be provided by San Diego Gas & Electric (SDG&E). The project site is located within the Encinitas Union School District and the San Dieguito Union High School District. The two school districts will provide school services to the residents on the project site. Project Objectives X Strengthen the City's tax base and provide increased job opportunities for local residents through the provision of employment-generating uses. X As identified in the La Costa Master Plan, the development area as within the community core. Uses within the core area included clustered multi-family/single-family residential, La Costa Town Square EIR 7 City of Carlsbad April 2005 Project Description community commercial, and public park. The project objective is to provide commercial services within the core area to the surrounding residential developments. X To create a distinctive sense of place and identity for the community. X To ensure that the surrounding residential areas are adequately served by a commercial center. X Conform to and implement the City's Growth Management Program, General Plan and associated policies, ordinances and goals. X Commercial -To ensure that all residential areas are adequately served by commercial areas in terms of daily shopping needs which include convenience goods, food, and personal services. X Residential -To offer safe, attractive residential areas with a range of housing types, styles and price levels in a variety of locations, compatible with surrounding areas. Intended Uses of the EIR The following provides a list of the discretionary actions that will be under consideration by the Lead Agency as part of the approval of the proposed project. 1. General Plan Amendment. The applicant is requesting an amendment to the General Plan to adjust the commercial, open space and residential land uses of the project site. Because the zoning of the project site is Planned Community, the General Plan needs to be amended to reflect the proposed Master Plan amendments described below (see Item #2). The existing General Plan Land Use Map designated Open Space will be realigned to maintain an open space buffer between the commercial and residential land uses. 2. La Costa Master Plan Amendment MP 149(Q). The project requires an amendment to an existing La Costa Master Plan provision. The amendment will make an adjustment of the open space boundary between the single-family residential and the commercial land uses. 3. Local Facilities Management Plan Zone 11 Amendment. An amendment to the LFMP Zone 11 is being proposed for the project to address the changes in land use. The amended LFMPs describe all public facilities requirements and set forth the timing of installation and financing for all ·public facilities. 4. Master Tentative Parcel Map. A Master Tentative Parcel Map, which covers the entire project site, is proposed to subdivide the project up into three separate lots, consisting of commercial, and the single-family and multi-family residential uses. 5. Commercial Tentative Map. A Commercial Tentative Map is proposed for the commercial portion of the project. The commercial parcel will be development as a condominium and postage stamp lots. La Costa Town Square EIR 8 City of Carlsbad April 2005 Project Description 6. Residential Tentative Map. The residential tentative map would create 63 R-1-7500 square foot single family lots and five open space lots. 7. Hillside Development Permit. The proposed grading must be conducted m conformance with the City of Carlsbad Hillside Development Ordinance. 9. Condominium Permit. A condominium permit is required for the airspace subdivision of the commercial units. 10. Participation in the implementation of HCP/OMSP. The project is included in and will comply with the Implementation Agreement for the HCP/OSMP. The Villages of La Costa Master Plan has established and defined permanent preservation of Conserved Habitat Area and appropriate Impact Areas within each of the three Villages of La Costa projects. Subsequent Approvals Subsequent approvals by the City of Carlsbad will be required to implement the proposed project. These subsequent approvals include approval of subdivision, planned development permit and other related implementing actions, including but not limited to grading and building permits. The approvals are necessary for project implementation, are considered as part of the whole of the project, and as such are evaluated in the environmental analysis of this EIR. Discretionary Actions and/or Approvals by Other Agencies U.S. Army Corps of Engineers: Projects that include potential dredge or fill impacts to the "water of the U.S." (including wetlands) are subject to Section 404 of the Clean Water Act. The proposed project would impact jurisdictional waters and wetlands on the site. These impacts are not covered by the Habitat Conservation Plan/Ongoing Multi-Species Plan (HCP/OMSP) and will require additional mitigation. A mitigation plan for these impacts is proposed and is discussed in Section 5. 6 Biological Resources of the EIR. The discussion and analysis contained in the EIR is intended to provide the U.S. Army Corps of Engineers the information needed to grant a Section 404 permit. California Department of Fish and Came: The California Department of Fish and Game (CDFG) has the authority to reach an agreement with an agency or private party proposing to affect intermittent or permanent wetlands habitat, pursuant to Section 1603 (streambed alternation agreement) of the Fish and Game Code. The CDFG evaluates the impact and proposed mitigation, if any, during the preparation of environmental documentation. In accordance with its policy of "no net loss of wetland habitats," CDFG requires mitigation for all impacts to any wetlands, regardless of acreage. It is anticipated that the project applicant would be required to obtain a Section 1603 agreement due to alterations of the project site drainage. Where a state-listed threatened or endangered species occurs on a project site, the CDFG also would be responsible of the issuance of a Memorandum of Understanding (MOU) to ensure the conservation, enhancement, protection and restoration of state-listed threatened or endangered species and their habitats. La Costa Town Square EIR 9 City of Carlsbad April 2005 Project Description U.S. Fish and Wildlife Service: The U.S. Fish and Wildlife Service (USFWS) is authorized under the Endangered Species Act of 1972 (ESA) to establish lists of endangered and threatened plants and animals and to identify critical habitats for listed species. If a listed species or critical habitat may be present within the impact area of the proposed project, a biological assessment is required under the ESA. If it is then determined that a proposed project will affect a listed endangered or threatened species or critical habitat, a formal consultation and approved habitat conservation program is required with USFWS in order to identify mitigation measures required to be added as a condition of project approval, as a pre-condition issuance of a "incidental take permit." If the proposed project will potentially impact an endangered plant, habitat or animal, the project will be required to comply with the ESA of 1972. The proposed project is included in the Habitat Conservation Plan/Ongoing Multi-Species Plan (HCP/OMSP) for Properties in the Southeast Quadrant of the City of Carlsbad, California finalized in 1995. The document was created by the City of Carlsbad, Fieldstone, La Costa Associates, CDFG, and USFWS to provide for the conservation of sensitive wildlife and habitat in the context of a proposed large-scale development plan. The HCP/OMSP identifies 66 species of concern and provides an impact analysis of the proposed development in regard to these species. In addition, the plan provides for the dedication of open space both on-site and off-site as mitigation for impact to the species of concern and affiliated habitat. San Diego Regional Water Quality Control Board: The San Diego Regional Water Quality Control Board (SDRWQCB) is one of nine regional boards under the California "State Water Resources Control Board" (SWRCB). Under the direction of the SWRCB, the SDRWQCB exercises authority under the Federal Clean Water Act and correlative state statutes to regulate the discharge of "waste" into waters of the United States within its San Diego region of influence. Regulation in part is done through obtainment of Section 401 Water Quality Certification. Section 401 Certification is based on a finding that the proposed project Section 404 discharge will comply with all pertinent water quality standards as established by the SDRWQCB. As part of Section 401 Certification, conditions may be devised by the SDRWQCB in order to remove or mitigate potential impacts to water quality standards. If a project is denied certification, a Section 404 permit cannot be issued for the project. Lead, Responsible, and Trustee Agencies Lead Agency In conformance with Sections 15050 and 15367 of the State CEQA Guidelines, the City of Carlsbad has been designated the "lead agency" which is defmed as "the public agency which has the principal responsibility for carrying out or approving a project." Possible Responsible/Trustee Agencies Responsible Agencies are those agencies which have discretionary approval over one or more actions involved with development of the proposed project site. Trustee Agencies are state agencies having discretionary approval or jurisdiction by law over natural resources affected by a project. These agencies may include, but are not limited to the following: La Costa Town Square EIR 10 City of Carlsbad April 2005 Responsible Agencies U.S. Fish and Wildlife Service U.S. Army Corps of Engineers (Section 404 permit) San Diego Air Pollution Control District Project Description San Diego Regional Water Quality Control Board (NPDES) (Section 401 certification or waiver) Trustee Agency California Department of Fish and Game (Section 1603 permit) Local Water Districts Local School Districts La Costa Town Square EIR 11 City of Carlsbad April 2005 Ladl.ig Design Grou1t. Inc. August 23, 2001 Van Lynch City of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, CA 92008 RE: LA COSTA TOWN CENTER/BIR DEPOSIT (LADWIG DESIGN GROUP, INC. JOB NO. L-1069) Dear Van: Attached is our deposit in the amount of $13,200 to assist you in beginning the process for the preparation of an BIR for La Costa Town Center. In addition, I have attached a copy of the land use review application form with all the various application numbers. I had talked to Bobbie Hoder earlier in the week and she indicated that staff would add the BIR number to the application form upon receipt of the appropriate deposit. When you return next week, I would appreciate a call to see if there is anything we can do from our side to assist you in requesting proposals and to get the BIR process started. Thank you for your help in this project. I will wait for your call. Sincerely, LADWIG DESIGN GROUP, INC. Robert C. Ladwig, President RCL:mo Enclosures cc: Bill Shirley, Red Crow Properties John Tworoger, Aspen Properties 703 Palomar Airport Road ♦ Suite 300 ♦ Carlsbad, California 92009 (760) 438-3182 FAX (760) 438-0173