HomeMy WebLinkAboutEIR 09-02; Westfield Carlsbad Part I; Environmental Impact Report (EIR)The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: June 5, 2013
ItemNo. 0
Application complete date: NA
Project Planner: Jason Goff
Project Engineer: Jeremy Riddle
SUBJECT: EIR 09-02/SP 09-01/SDP 09-04 -WESTFIELD CARLSBAD -Request for the
certification of an Environmental Impact Rep01i, including the approval of
Candidate Findings of Fact and a Mitigation Monitoring and Rep01iing Program
and a recommendation of approval of the Westfield Carlsbad Specific Plan and a
Site Development Plan for the demolition, reconfigmation, and/or reconstmction
of approximately 225,631 square feet of existing gross leasable area of regional
shopping center uses within the existing Plaza Camino Real Shopping Center
generally located west of El Camino Real and bisected by Manon Road in Local
Facilities Management Zone 1.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6981
RECOMMENDING that the City Council CERTIFY Environmental Impact Report 09-02,
including the approval of Candidate Findings of Fact and a Mitigation Monitoring and Rep01i ing
Program, and ADOPT Planning Cornmission Resolutions No. 6982 and 6983
RECOMMENDING APPROVAL of Specific Plan 09-01 and Site Development Plan 09-04,
based on the findings and subject to the conditions contained therein.
II. INTRODUCTION
The proposed Westfield Carlsbad Specific Plan (WCSP) and Site Development Plan (SDP)
involve two distinct entitlement requests within the Plaza Camino Real Shopping Center, hereon
refen ed to as Westfield Carlsbad. First, the WCSP will become the zoning document for the
center and govem the development of both the cunent Site Development Plan (SDP) proposal
and any futme proposals. The WCSP describes the existing developed shopping center and the
proposed limited expansion areas. It will define the allowed uses and establish a comprehensive
set of development standards and design guidelines for the center as well as implementation
procedmes to facilitate future redevelopment, revitalization, and ongoing operations of Westfield
Carlsbad.
The second entitlement request is for a SDP, which would allow for the demolition,
reconfigmation, and/or reconstmction of existing commerciaVretail space within Westfield
Carlsbad. The Westfield Carlsbad shopping center cmTently totals 1,151,092 square feet (sq. ft.)
of gross leasable area (GLA). The project described and analyzed in the project EIR would
allow for demolition, reconfiguration and/or reconstmction of approximately 225,631 sq. ft. of
existing commerciaVretail space, and the construction of approximately 261 ,048 sq. ft. of GLA,
for a net increase of 35,417 sq. ft. of new GLA; thus bringing the Westfield Carlsbad shopping
center up to approximately 1,186,509 sq. ft. of gross leasable cornmercial space. A majority of
ft Q
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this work would involve expansion into the surrounding parking field of Westfield Carlsbad, which is property currently owned by the City of Carlsbad and leased to Westfield for their use
as a parking lot. This project would be built primarily within the existing building envelopes of
the main mall structure, with a small amount of new building area (9,117 sq. ft.) to be
constructed adjacent to the existing structure on the northeast, east, and southeast perimeter of the main mall, and in three new pad locations (Pad #1 = 7,500 sq. ft., Pad #2 = 8,800 sq. ft., and Pad #3 = 10,000 sq. ft.) within the shopping center parking lot located along El Camino Real and
Marron Road. This work would include the renovation of the former Robinsons-May building
on the eastern end of the center and the addition of new internally and externally oriented retail
space, including specialty shops, food court, restaurants, movie theater, fitness center (complete with an outdoor pool area), and other commercial type uses within the shopping center.
Westfield and the City however have been unable to reach an agreement regarding land lease
terms, and the encroachment of new building area into the City owned parking lots. Thus, the
proposed project with a net increase of 35,417 sq. ft. new GLA as discussed in the EIR will not be feasible at this time. Therefore, in an effort to preserve existing leases entered into with a movie theater and fitness center, Westfield has elected to reduce the project at this time.
Nevertheless, Westfield is requesting to certify the project EIR as proposed with the intention of
continuing to negotiate lease terms with the City and later return with an amendment to the SDP
to fully develop the site in accordance with project described in the EIR. The SDP described herein and shown on the attached exhibits would allow for demolition,
reconfiguration and/or reconstruction of approximately 225,631 sq. ft. of existing
commercial/retail space, and the construction of approximately 224,995 sq. ft. of GLA. No out
parcel development is being proposed at this time. Upon completion of the proposed development project, the Westfield Carlsbad shopping center will total approximately 1,150,456 sq. ft. of gross leasable commercial space, resulting in a net loss of 636 sq. ft. of total GLA.
The discretionary approvals associated with the proposed project include the following actions
from the City Council: adoption of the WCSP, approval of a SDP, and certification of the Final EIR.
III. PROJECT DESCRIPTION AND BACKGROUND
Project Description The proposed Westfield Carlsbad project involves adoption of the WCSP and approval of a SDP
for the demolition, reconfiguration, and/or reconstruction of approximately 225,631 sq. ft. of
existing commercial/retail space at the Westfield Carlsbad shopping center within the proposed
WCSP area. The Westfield Carlsbad shopping center currently is developed with 1,151,092 sq.
ft. of gross leasable area (GLA). Implementation of the project proposal described within the WCSP and analyzed in the project EIR would result in 35,417 sq. ft. of net new GLA for a total
of approximately 1,186,509 sq. ft. of GLA of regional shopping center space (existing plus
proposed) on the existing Westfield Carlsbad Shopping Center property. Reuse of the former
Robinsons-May building would include reconstructed and reconfigured uses in the form of a new
movie theater, fitness center (complete with outdoor pool area), specialty retail, and restaurant space. However, as described above in the introduction, the current SDP proposal has been
revised to only allow for demolition, reconfiguration and/or reconstruction of approximately
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225,631 sq. ft. of existing commercial/retail space, and the construction of approximately 224,995 sq. ft. of GLA. No out parcel development is being proposed at this time or any
expansion of the main mall building (including the outdoor pool area associated with the
proposed fitness center) due to Westfield’s inability to secure a land lease agreement to expand
beyond their existing property lines. Upon completion of the proposed development project, the Westfield Carlsbad shopping center will total approximately 1,150,456 sq. ft. of gross leasable commercial space, resulting in a net loss of 636 sq. ft. of total GLA.
Project Location and Surroundings
The WCSP represents a 77.5 acre area located in the northwest quadrant of the City and includes all of the existing Westfield Carlsbad shopping center from El Camino Real west to the North
County Transit District (NCTD) bus transfer station; and from the northerly City boundary with
the City of Oceanside to Marron Road. Also included in the WCSP boundary area are seven
parcels consisting of approximately 2.9 acres in total area located on the south side of Marron Road and west of its intersection with El Camino Real. This area is presently developed with an existing multiplex movie theater, two existing financial office buildings, and associated parking
lots. More specifically, the SP area is immediately bounded to the north by additional surface
parking for the shopping center owned by the City of Carlsbad (but under the jurisdiction of the
City of Oceanside), the Buena Vista Sewer Pump Station, Buena Vista Creek, and South Vista Way. Although the northern boundary of the WCSP area abuts the City of Oceanside and the northwest portion of the associated parking lot is within the limits of the City of Oceanside, the
proposed WCSP and improvements would occur entirely within the City of Carlsbad. No work
would take place in the City of Oceanside, and therefore, no entitlements or approvals from the
City of Oceanside are required to implement the current proposal. South of the proposed SP boundary area is a portion of Marron Road and open space consisting of steep upslopes of 50 to 70 feet leading up to existing three-story multifamily housing on top. Commercial development
bounds the SP area to the west; and El Camino Real and additional commercial uses bound the
SP area to the east.
Background/Development History
The Westfield Carlsbad Shopping Center was built in 1969 with approximately 306,000 sq. ft. of
anchor tenant space and approximately 176,000 sq. ft. of specialty retail space. The mall was
expanded approximately 10 years after its original development, and today occupies approximately 1,151,100 sq. ft. of GLA. In its current state, Westfield Carlsbad is developed as a two- and three-story indoor shopping center with five main anchor department store buildings
(i.e., Sears, Macy’s, Macy’s Men’s Home Furniture, JC Penney, and the former Robinsons May)
and numerous smaller specialty retail shops. Over 6,400 surface parking spaces surround the
main mall structure, and several associated out-buildings (i.e., Firestone Tires and West Buffet)
are located within the main mall parking lots and across Marron Road to the south.
The WCSP area is held by multiple owners. Plaza Camino Real, LP (part of Westfield, LLC)
owns the parcels developed within the center, namely the common areas and specialty
retail/dining spaces; most of the anchor store tenants own the parcels their stores occupy, but one
(former Robinson May) is owned by CMF PCR LLC (also part of Westfield, LLC); and the City of Carlsbad owns the parcels that comprise the surface parking lots surrounding the main mall.
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Following a 1975 agreement between Plaza Camino Real, LP and the City regarding future expansion of the shopping center, the City Council approved Precise Plan 24 (PP 24) in 1977.
PP 24, which allowed the shopping center to expand with an additional 257,000 sq. ft. of space
for two additional anchor buildings, and approximately 146,000 sq. ft. for other specialty stores,
has been periodically amended since its original adoption as summarized below. Approved between 1978 and 1980, Precise Plan Amendments PP 24(A) through PP 24(C)
allowed for expansion of the shopping center; relocation of the NCTD bus transfer station from
one end of the center to the other; and modifications to peripheral parking areas. Approved in
1983, PP 24(D) and adoption of SP 187 allowed for the removal of over 17 acres from the westernmost portion of the Westfield Carlsbad site in preparation for development of the North County Plaza shopping center (located adjacent to and northwest of the intersection at Marron
Road and Monroe Road). In the early 1990s, PP 24(E) and PP 24(F) involved the redesign and
expansion of the NCTD bus transfer station. Precise Plan Amendments PP 24(G) and PP 24(H),
involving a significant shopping center expansion in the late 1990s, were proposed and then later withdrawn. In 2001, PP 24(I) was proposed to allow for temporary promotional sales events (i.e., custom car shows, and boat and recreational vehicle shows) to be held over a portion of the
shopping center’s parking lot; the amendment was denied by the City Council. PP 24(J) was
approved in 2001 and allowed for the relocation of the NCTD bus transfer facility to its current
location on the west side of the Sears department store building. The last amendment, which was PP 24(K) and approved in 2001, addressed the addition of a covered outdoor eating area at the Pat and Oscar’s Restaurant, and a modification to the associated mall entryway on the lower
level of the shopping center between JC Penney and the former Robinsons-May.
The WCSP area is designated as C-2, General Commercial, on the Carlsbad Zoning Map and R, Regional Commercial, on the City’s General Plan Land Use Map. The current zoning and land use designation have applied to Westfield Carlsbad since its inception in the late 1960s. The
WCSP area is also located within the planning area of the Habitat Management Plan (HMP),
although it is not identified as being within any HMP core habitat areas; or adjacent to or
designated as a Hardline Preserve or Standards Areas. Project Characteristics
Westfield Carlsbad Specific Plan:
The WCSP is a regulatory document that will provide a comprehensive set of development standards, guidelines, and implementation procedures to facilitate the redevelopment,
revitalization, and ongoing operations of Westfield Carlsbad within a 77.5 acre specific plan area
described above. Approval of the WCSP would provide a framework for future development
and redevelopment within the SP area including, but not limited to, future build-out of the
Westfield Carlsbad property south of the main mall and Marron Road. The proposed WCSP does not add or modify policy directives stated in the Carlsbad General Plan and is not a policy
document. Instead, the WCSP provides a regulatory framework comprised of a comprehensive
set of development standards, design guidelines, and implementation procedures to facilitate the
near-term and long-term redevelopment, revitalization, and operations of the Westfield Carlsbad
shopping center property. As such, City Council’s adoption of the WCSP would establish the standards, guidelines, and entitlement processes for currently proposed and future development
and land use within the WCSP area, and ensure that the property is developed and redeveloped in
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accordance with the City’s General Plan, Municipal Code, Local Facilities Management Plan (LFMP Zone 1), and Landscape Manual. In some instances, however, the WCSP development
regulations would vary from the General Commercial (C-2) Zoning Ordinance regulations; in
such instances, the WCSP development standards and guidelines would prevail for development
and redevelopment within the WCSP area. The sections below contain a description of the WCSP design guidelines and development standards.
The WCSP would implement the General Plan’s Regional Commercial (R) Land Use
designation for the 77.5 acre SP area, in conjunction with the underlying C-2 Zone (C.M.C.
Chapter 21.28). In addition to those existing uses associated with Westfield Carlsbad, a wide range of commercial and service uses could be permitted under the SP as provided in the use classification categories (WCSP, Table 4, Pg. 3-2), except for tattoo parlors and pawn shops,
which would be prohibited. In addition, while no residential uses are being proposed as part of
the current SDP proposal, the SP would, however, permit the development of residential units
(multiple-family and mixed use) on site, subject to further environmental review and the City’s approval of additional discretionary permits. Also, the SP would allow for temporary parking lot events under the Temporary Uses section, which would expand the list of uses that have
normally occurred in the shopping center parking lot (e.g., Automotive Demonstrations/Product
Awareness with local Carlsbad dealers (excluding tent sales and used car sales), Bike/Skate
Demonstrations or Shows, Seasonal Garden Centers, and Farmer’s Market). More typical uses seen in the past include: Christmas Tree Lots, Pumpkin Patches, and Citywide events such as the MS Bike Ride and Carlsbad Marathon. These uses would be processed pursuant to the Special
Event Permit process that is currently established by city code.
The approval of the WCSP would not vest any rights for future approval of any licenses, discretionary acts, or other entitlements necessary for future development in the SP area, except for the Westfield Carlsbad project as described in this report. Rather, all subsequent projects that
would affect the SP area would need to undergo a separate review process (including
environmental review, if applicable) and be found consistent with the SP, pursuant to the
guidelines set forth in the WCSP document. Furthermore, following City Council adoption of the WCSP, the standards and review processes of the plan would replace the existing requirements/processes as the mechanism for future entitlements, development, and operations
within the SP area, and all prior PP, including PP 24 and subsequent amendments “A” through
“K”, would be replaced by the WCSP. Therefore, any partial or total rehabilitation,
reconstruction, or replacement of existing buildings within the WCSP area would be subject to the requirements contained within the WCSP.
The WCSP is divided into five distinct planning areas. Planning Area 1 represents the eastern
portion of the main mall building where most of the proposed SDP improvements would take
place; Planning Area 2 represents the parking lot area to the east, where pad grading could occur
pending approval of a future lease agreement with the City for the future development of three outbuildings located along El Camino Real and Marron Road; Planning Area 3 represents the
existing out-buildings (currently developed with the West Buffet restaurant and Firestone Tires)
along with surrounding parking lots on the north side of the site, where only landscaping
improvements would take place; Planning Area 4 represents the portion of the SP area south of
Marron Road; and Planning Area 5 represents the remainder of the main mall, where additional SDP improvements would take place south of and southeast of the existing Macy’s Men’s Home
Furniture store.
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The WCSP also includes development standards and design guidelines that address architectural design, building height, grading, circulation, landscaping, outdoor lighting, signage, public
safety, parking, and treatment of service areas. The following is a summary of the various
sections of the plan relating to those topics.
Architectural Design
One of the goals of the WCSP is to set development regulations to guide the modernization and
revitalization of the shopping center. This goal will allow Westfield Carlsbad to evolve over
time and to implement current architectural elements, technological developments, and building materials.
As redevelopment under the WCSP progresses, the existing architecture of the SP area would be
replaced, altered, and enhanced by new designs, thus giving the area a contemporary, but
gradual, aesthetic update. As described in the WCSP and illustrated further in the proposed elevations, a variety in building mass, form, height, and silhouette is encouraged by the plan, as are articulation and diversity along rooflines, open air courtyard elements, and pedestrian
arcades. Building design would be generally compatible with the existing overall design
scheme, but updated accordingly as needed. Typical architectural schemes proposed under the
WCSP are modern, contemporary, and diverse. Unlike in the existing condition, building facades with large expanses of blank walls would be reduced and replaced with the varying textures of glass, stucco, masonry, stone, concrete, iron, and wood. Attention to architectural
detail would be emphasized, especially on the ground-level facades. The use of glass where
appropriate, would be used to visually connect indoor and outdoor areas. Accent architectural
features such as columns, arcades, and awnings would be required to further expand on the concepts of articulation, contrast, and diversity of design. Exterior wall and roof colors would be compatible with existing, adjacent buildings and design elements. Lighter colored walls and
surfaces would dominate the overall visual scheme; however, accent colors would be encouraged
for use on key architectural elements and details.
Primary building entrances to the shopping center would be upgraded with special entry architectural and landscape features including hardscape, awnings, or canopies. Architectural
elements such as trellises and arcades, as well as public-oriented spaces including fountains,
courtyards, plazas, and patios, would be utilized throughout to emphasize the pedestrian uses and
pedestrian scale of the shopping center.
Site Entrances
Westfield Carlsbad is primarily a vehicle-oriented shopping center, with the majority of vehicles
accessing the site from El Camino Real, and many of the rest taking access from Marron Road.
Accordingly, the majority of the initial site entrance improvements included as part of the SDP are proposed for the existing entrances within the eastern portion of the site: one (1) being along
El Camino Real, and three (3) being along Marron Road. Vehicular entrances would emphasize
public safety and efficient movements. Entrance design would vary depending on the entrance’s
location. Regardless of location, each of these entrances into Westfield Carlsbad would be
distinguished from the adjacent streetscape by a distinct landscape design, including existing mature trees, and proposed accent trees, shrubs, and groundcover. Although the shopping center
is primarily accessed by vehicle, the main site entrance on El Camino Real between SR-78 and
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Marron Road would be enhanced with redesigned vehicular and pedestrian access to create safe, clear, and distinct paths of travel for each. Enhanced paving and directional and informational
signage would be implemented at the site entrances. Accent lighting would be utilized during
evening hours to illuminate the proposed entrance landscaping and signage.
Building Coverage, Setbacks, and Street Frontage Improvements
No maximum building coverage requirement is specified in the WCSP, which is consistent with
the underlying C-2 zoning requirements. Rather, building coverage within the SP area would be
a function of market conditions and parking. New and/or reconfigured buildings, parking areas, or setbacks, aside from those included in the proposed SP, would be subject to separate review and/or entitlement by the City in accordance with the processes delineated in the WCSP.
Building and parking setbacks would be required along Marron Road and El Camino Real as part
of the proposed WCSP. The El Camino Real and Marron Road frontages would have a minimum building setback of 15 feet as measured from the back of sidewalk along the roads, except for the south side of Marron Road, which would have a 5-foot setback due to the limited
depth of these specific parcels. Parking is required to be setback 15 feet from El Camino Real,
and a minimum of 10 feet from Marron Road. These setbacks are required to fully landscaped,
which would more than double the amount of landscaping presently existing along these two frontages. Increased vegetative screening in the building and parking setback areas along El Camino Real would be required to comply with existing, specific guidelines for the roadway
which were established in the El Camino Real Corridor Development Standards (ECRCDS).
The ECRCDSs would be superseded and implemented by the SP along the entire right-of-way to
maintain and enhance the appearance of the scenic corridor. Therefore, a Special Use Permit, as required by the Scenic Preservation Overlay Zone, would not be required for development within the Overlay Zone, as the WCSP incorporates design standards which would implement the
purpose and intent of the Scenic Preservation Overlay Zone rather than the ECRCDS. In
addition to landscaping, incidental outdoor dining and seating areas, driveways (for ingress and
egress only), and pedestrian sidewalk connections would be permitted within all setback areas.
Screening
The WCSP requires rooftop and/or ground-mounted equipment (e.g., HVAC units, satellite
dishes, access ladders, and so on) to be integrated into the building and site design, or screened from view entirely. Screening for rooftop equipment would be required to be at least as tall as the equipment profile and architecturally consistent with the building design. In addition to
screening for rooftop and ground-mounted equipment, screening of service areas (e.g., loading
docks and trash enclosures) is also required under the SP. To screen views from El Camino
Real, Marron Road, and major pedestrian pathways, the SP requires one or a combination of the
following be used: walls/integrated building features, enclosures, screen walls, landscaping, fences, trellises, and/or gates.
Signage
The WCSP includes sign standards to augment, and in some cases supersede, Chapter 21.41 of the Carlsbad Municipal Code (C.M.C.) in a manner that is suitable for the massing and scale of a
regional shopping center. A sign program, the purpose of which is to integrate signs with
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building, site, and landscape design and to form a unified architectural statement, would be administratively processed subsequent to approval of the SP, but prior to installation of any new
signs.
Types of signs that would be allowed within the SP area include:
Directional – intended to safely guide both pedestrians and vehicles around the site.
Fascia - wall signs that do not project or extend more than 10 inches from the wall.
Monument - freestanding signs typically located near the main site entrances.
Tenant Monument – freestanding signs typically located on the corners of major
intersections that advertise major tenants.
Partnership Marketing - building face or wall signs advertising onsite retailers or products.
Projecting – signs located on a building that project outwards more than 10 inches and
generally at 90 degrees from the building face.
Pylon - large freestanding sign, likely to include a digital reader board, intended to identify the site from major intersections and SR-78 and advertise the Westfield Carlsbad
center along with other anchor/mini-anchors within the shopping center.
Static Display - a non-digital display area on a pylon or monument signs that has
interchangeable copy.
Each of the sign types listed above is fully detailed within the WCSP and has a corresponding
maximum size, with limitations on quantity, area, and height. It is important to note that the SP
also includes provisions for the allowance of digital signs, which would be subject to City
Council’s approval of a Conditional Use Permit (CUP). This was originally being considered in order to be consistent with a recent Municipal Code change to the Sign Ordinance (C.M.C. Ch.
21.45) that would allow for digital signage on properties that have the Regional Commercial
General Plan Land Use designation. However, seeing that this particular provision in the code
change was ultimately removed, staff has also conditioned this provision to be removed from the
final version of the Specific Plan (please see Condition No. 10 of Planning Commission Resolution No. 6982).
Building Height
The northern portion of the WCSP area, including the northern side of the shopping center and adjacent parking lots, is at a lower grade than the southern portion. The grade separation results
in the mall’s division into lower and upper levels, with the upper level located at an elevation
approximately 15 feet above the lower level. The maximum height for the main mall building
under the WCSP would be limited to 75 feet above the finished floor elevation of the lower level
(30.3 feet above mean sea level [AMSL]), which for visual comparison purposes is approximately 4 ft. taller than the existing height of the Robinson’s-May store’s existing
mechanical screen. The two levels of the main building render application of the City’s standard
height definition difficult to administer; as such, building height for this area would be measured
as a set elevation AMSL. Therefore, the maximum height for any portion of the main building
would not be allowed to exceed 105.3 feet AMSL. The height of any future out-building would not be allowed to exceed 45 feet above grade, as measured using the City’s standard building
height definition from C.M.C. Section 21.04.065, except for any future out-buildings that would
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be constructed within 300 feet of the El Camino Real right-of-way. Buildings within 300 feet of the El Camino Real right-of-way would be limited to a maximum building height of 35 feet
above grade consistent with the ECRCDS. For any out-buildings located beyond a distance of
300 feet from El Camino Real, City Council may approve a height limit increases in excess of 45
feet to a maximum of 55 feet through the SDP process, provided that specific findings as outlined within the WCSP could be made.
Grading
The entire SP area has been previously graded and is developed with a major regional shopping center. As described above, the shopping center sits on lower and upper levels; with the exception of the slope that divides the two levels, each level is relatively flat. The SP indicates
that the topography of the WCSP area would be retained throughout current and future SP
development, and that grading along El Camino Real or Marron Road would not result in
building pad elevations that are significantly different than the existing grades. Consistent with the ECRCDS, cut or fill exceeding 15 feet from existing grade would not be permitted within 300 feet of El Camino Real, except if required for construction of an underground parking
structure(s) (not currently proposed).
Landscape Concept Any landscape improvements to be made within the WCSP area boundary, whether part of the
current SDP project or other long-term development under the WCSP, would be designed in
conformance with the landscape development standards and design guidelines specified in the
WCSP. The landscape standards and guidelines in the WCSP would be used in concert with the City’s Landscape Manual, but would supersede the manual as it pertains to streetscapes, parking lots, building frontages, and plant zones. It should be noted that the landscape standards
identified in the WCSP would not affect existing trees, shrubs, or other plantings until
redevelopment or revitalization of those areas occurs.
The landscape guidelines detailed in the WCSP describe a coherent theme for a series of five outdoor spaces, including gateway (site entrance), streetscape along El Camino Real and Marron
Road, parking lot, building frontage, and building entry. Because parking lots are the largest and
most dominant of the five outdoor spaces, that landscape concept is described more fully below.
Details of the landscape standards for parking lots as well as each of the other outdoor spaces, including planting concept illustrations, design descriptions, and full plant lists, are included within the WCSP.
Plant Palette and Hardscape
Plant selection and layout for the WCSP landscape is driven by the need to conserve water while still presenting a memorable visual image and providing a unifying theme/identity for the
shopping center. The proposed landscape design would promote sustainability through reduced
water demand for irrigation, microclimate control, passive solar shading, and storm water
management, including infiltration. Proposed landscaping would be low maintenance, designed
to conserve not only water but also energy and labor, and reduce green waste production. All plant species listed on the plant palette are noninvasive and are categorized as Zone 2 as defined
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in the City’s Landscape Manual; however, the proposed palette also incorporates species that are more drought tolerant than those identified as Zone 2 plantings in the City’s manual.
Other considerations beyond ecological and aesthetic benefits also were considered in the design,
including definition of pedestrian and vehicular circulation areas, optimization of public safety, provision of visual screening of equipment or structures, proper soil preparation, and compatibility with reclaimed water irrigation equipment to promote conversion to recycled
irrigation water as it becomes available in the SP area.
The WCSP requires special attention be paid to pedestrian entries, which emphasizes enhanced paving, contemporary hardscape elements, and formal accent trees. Hardscape materials throughout the revitalized portions of Westfield Carlsbad would incorporate scored, textured,
and/or colored entry paving and other similar enhancements to connect the interior and exterior
mall spaces and provide visual interest with a modern contemporary feel. While natural-colored
concrete may be used in select locations to match existing walkways, colored concrete paving with various treatments and/or other similar paving treatments that complement the architecture of Westfield Carlsbad would be used at project entrances and interior intersections.
Parking Lots
Existing landscaping at Westfield Carlsbad accounts for approximately six percent of the land area of the parking lots within the WCSP area, exclusive of drive aisles. This percentage of
landscaped cover is required to be maintained as new development and revitalization occurs
within the SP area. Overall parking lot landscaping would comply with the landscape guidelines
in the WCSP and would be complementary to existing mature trees already in place. If existing parking lot trees would be removed due to redevelopment, disease, or tree damage/death, they would be replaced by a similar drought-tolerant tree species on a one-for-one basis.
Improvements to surface parking areas would include repaving and restriping and installation of
parking lot landscaping. Pairs of shade trees would be planted in enhanced parking lot islands at
the end of each parking row, along with understory shrubs. Where existing single mature trees occur at the end islands of parking rows, the WCSP would allow them to remain in place until such time as removal is required for the tree’s health or other maintenance reasons; at that time,
each tree would be replaced with two (2) box sized trees. Additional emphasis is placed on the
corners and edges of parking lots, and new trees would be placed between parking stalls without
reducing the number of parking spaces. The placement of new and existing trees is intended to soften the expanse of the parking lot while still allowing adequate visibility for public safety throughout. Low shrubs would be used in parking lots to provide further softening while still
allowing for improved sight-lines and view corridors for pedestrians and motorists. Where entry
driveways and public street corners intersect, “street corner sight clearances” would be
maintained throughout the SP area by limiting plant materials and elements to a maximum height
of 30 inches to further promote public safety.
Outdoor Lighting and Public Safety
The WCSP includes design guidelines for outdoor lighting, which ensures appropriate levels and
placement of illumination for public safety and security, with special consideration given to lighting at entrances, stairs, pathways, sidewalks, pedestrian/vehicular intersections, and other
potentially hazardous areas. Pedestrian-scale lighting would be used in many of these areas to
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increase safety at the mall. Improvements to surface parking areas would include installation of new light standards in the reconfigured areas. Under the WCSP, placement of all new trees
would be coordinated with placement of light standards to ensure that unsafe lighting conditions
are not created by tree placement. Other guidelines in the WCSP state that lighting would be
compatible with the overall architectural style and aesthetic of the center, and designed and directed downward to minimize impacts on adjacent properties and public right-of-way, and that accent lighting would be employed to enhance buildings and landscaping.
Parking
The parking lots for Westfield Carlsbad contain a total of 6,402 parking spaces based on a parking ratio of 5.0 spaces per 1,000 sq. ft. of GLA required as part of shopping centers original
approvals. The WCSP is proposing a reduced parking ratio of 4.0 spaces per 1,000 sq. ft. of
GLA based on a parking study that collected data at Westfield Carlsbad during peak times and is
further supported by the Urban Land Institute (ULI) and the International Council of Shopping Center’s (ICSC). Based on the new parking standard, Westfield Carlsbad’s 1,186,509 sq. ft. of gross leasable commercial space (existing plus that proposed in the EIR) would require 4,746
spaces. The proposed renovation described in the project EIR would displace a total of 471
spaces resulting in a total of 5,931 spaces on site (a surplus of 1,185 spaces). However, while the
reduced project design under the current SDP proposal would result in a net loss of total GLA (636 sq. ft.), the SDP still proposes parking lot improvements in the form of increased landscape setbacks along El Camino Real and Marron Road, and increased landscape/pedestrian areas
located along the building frontage of the main mall structure, which would displace a total of
299 parking spaces resulting in a total of 6,103 parking spaces on site. At 4.0 spaces per 1,000
sq. ft. of GLA, 1,150,456 sq. ft. of GLA would require a total of 4,602 spaces resulting in a surplus of 1,501 spaces for the entire site. Future improvements to existing parking areas or introduction of new parking areas within the SP area would be required to follow the applicable
measures provided in the WCSP.
Site Development Plan (SDP 09-04) The current SDP proposal reflects a reduced project from that which was analyzed in the project
EIR. Still, the SDP proposal affects approximately 18 acres of the WCSP’s eastern boundary
primarily within Planning Areas 1, 2, and 5 along the El Camino Real and Marron Road
frontages. More specifically, the project would consist primarily of the demolition and reconfiguration of the eastern portion of the main mall building (namely the Robinson-May building) as described below. Development will also include installation of new lighting
standards, reconfigurations to pedestrian circulation, repaving and restriping of existing parking
areas, and the addition of new landscaping, hardscape, and entry features along both the El
Camino Real and Marron Road frontages.
The majority of the existing Westfield Carlsbad shopping center would be left untouched under
the current SDP proposal described herein. In fact the proposed renovation will result in a net
loss of 636 sq. ft. of GLA from the main mall building. Of the approximately 708,544 sq. ft. of
existing anchor department store GLA within the Westfield Carlsbad main mall, approximately
148,159 sq. ft. would be removed and/or reconfigured, which corresponds with the two-story Robinsons-May building. Approximately 77,742 sq. ft. of the 392,695 sq. ft. of existing
specialty retail shop GLA associated with the Westfield Carlsbad main mall would also be
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PAGE 12
removed and/or reconfigured as part of the current proposal, resulting in a total demolition/reconfiguration of approximately 225,631 sq. ft. of GLA total.
Within the main mall, and more specifically in the reconfigured Robinsons-May building, 54,489
sq. ft. of GLA will be added in the form of a new movie theater on the second level. Also on the second level, 26,460 sq. ft. of reconfigured retail specialty shops and/or restaurants will be provided. On the second level facing south, the new retail spaces will face out towards the
parking lot along with newly designed pedestrian walkways. In addition to mini-anchor(s)
totaling 34,930 sq. ft., an approximately 42,040 sq. ft. fitness center would be added on the first
level below the theater, and will include a covered third level basketball gym. In the main mall proper, approximately 67,076 sq. ft. of GLA will consist of reconfigured retail specialty shops, dining court, restaurants, and other commercial uses. Although not a part of the SDP
application, it should be noted that in concert with the renovations to the easterly end, Westfield
will also be renovating the entire mall’s interior with new flooring, lighting, and store front
facades. The theme of the proposed architecture is contemporary, with primary building materials
comprised of varying textures of glass, stucco, masonry, stone, concrete, iron, and simulated
wood. As illustrated in the proposed elevations, a variety in building mass, form, height, and
silhouette is provided along with a variety of rooflines, open air courtyard elements, and pedestrian arcades. All service areas are architecturally integrated into the building design and are no longer publicly visible. At the ground-level facades, the use of glass is used to visually
connect the indoor and outdoor areas. Accent architectural features such as columns, arcades,
canopies, and awnings are provided to expand on the concepts of articulation, contrast, and
diversity of design. Lighter colored walls and surfaces dominate the overall visual scheme of the building architecture, while accent colors and enhanced building materials are being used in key architectural elements and locations to identify areas of focus and attention.
A project Environmental Impact Report (EIR) has been prepared for the WCSP and SDP, which
includes an analysis of the potential environmental impacts associated with the following issue areas:
Aesthetics Hydrology and Water Quality
Air Quality Land Use and Planning
Cultural Resources Noise Energy Paleontological Resources Geology and Soils Transportation/Traffic
Greenhouse Gas Emissions Utilities and Service Systems
Hazards and Hazardous Materials
The EIR concludes that the project will result in:
1. Significant impacts to Cultural Resources, Geology and Soils, Hazards and Hazardous
Materials, Hydrology and Water Quality, Paleontological Resources, and
Transportation/Traffic that can be mitigated to a less-than-significant level; and
2. Less-than-significant impacts to Aesthetics, Air Quality, Energy, Greenhouse Gas
Emissions, Land Use and Planning, Noise, and Utilities and Service Systems; and
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3. No impacts to Agricultural and Forest Resources, Biological Resources, Mineral Resources, Population and Housing, Public Services, and Recreation.
IV. ANALYSIS
The proposed project (WCSP and SDP) is subject to the following plans, ordinances, and standards as analyzed within the following sections of this staff report:
A. General Plan;
B. Specific Plan, as defined by California Government Code Section 65451; C. General Commercial (C-2) Zone (C.M.C. 21.28); D. Sign Ordinance (C.M.C. 21.41);
E. Westfield Carlsbad Specific Plan (SP 09-01);
F. Scenic Preservation Overlay (S-P) Zone (C.M.C. Chapter 21.40) – El Camino Real
Corridor Development Standards; G. Habitat Preservation and Management Requirements (C.M.C. Chapter 21.210); and H. Growth Management Ordinance (Local Facilities Management Plan Zone 1).
The recommendation of approval for this project was developed by analyzing the project’s
consistency with the applicable policies and regulations listed above. The following section discusses compliance with each of these regulations/policies utilizing both text and tables.
A. General Plan
The entire area of the WCSP and SDP proposal are located within the Regional Commercial (R) Land Use designation of the General Plan. The Land Use Element of the General Plan describes regional commercial centers as those that provide shopping goods, general merchandise, apparel,
furniture, and home furnishings in full depth and variety; are anchored by at least two or more
department stores with secondary tenants that include a range of specialty retail, restaurants, and
entertainment uses; are typically situated on 30 to 100 acre sites in locations that are easily visible, as well as accessible, from interchange points between highways and freeways; and are described as having a GLA that ranges from 300,000 to 1.5 million sq. ft. with a regional trade
area focus that draws on customers from outside of the city. The proposed WCSP and SDP
proposal are consistent with the Land Use Element and the intent and characteristics of the
Regional Commercial (R) Land Use designation as described above; and are also consistent with the applicable policies contained within each relevant element of the General Plan as illustrated below in Table 1:
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TABLE 1 – GENERAL PLAN CONSISTENCY
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM COMPLIANCE
Land Use
Overall Land Use Pattern, Goal A.2 -
Provide for an orderly balance of both public and private land uses within
convenient and compatible locations
throughout the community.
Westfield Carlsbad provides a
convenient commercial land use available to the citizens of Carlsbad
and neighboring cities. Its location is
convenient and compatible with
surrounding land uses and contributes
to the city’s orderly balance of development.
Overall Land Use Pattern, Goal A.3 -
Provide for land uses which through their arrangement, location and size,
support and enhances the economic
viability of the community.
Westfield Carlsbad has historically
been one of the top commercial revenue sources for the City of
Carlsbad. With this renovation, it is
expected that revenue generation to
the city of Carlsbad will increase.
Commercial, Goal A.1 - Achieve a
healthy and diverse economic base by
creating a climate for economic growth and stability.
The renovation of Westfield Carlsbad
will not only enhance the existing
center and attract new and diverse retail uses within it; the synergy
created by a successful regional center
will attract more businesses to the
general vicinity, which contributes to a
healthy and diverse economic base and creates a climate for greater economic
growth and stability.
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TABLE 1 – GENERAL PLAN CONSISTENCY CONTINUED
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM COMPLIANCE
Circulation
Streets and Traffic Control, Goal A.8 -
Provide a circulation system that promotes alternative transportation
such as walking, bicycling and public
transportation.
Streets and Traffic Control, Objective
B.1 - Provide an adequate circulation
infrastructure concurrent with and
prior to the actual demand for such
facilities.
Westfield Carlsbad includes the
NCTD’s regional bus terminal on its site, which promotes alternative
transportation throughout the region.
In addition, Westfield is committed to
installing new bike racks at each of the
mall main entrances to further promote bicycling to and from the site through
the use of the existing bike lanes
running along Marron Road and El
Camino Real and connecting
throughout Carlsbad. Lastly, Westfield is also promoting pedestrian walkability to and from the site
through its enhancements to the sites
internal pedestrian circulation system
and by providing enhanced sidewalk connections from Marron Road and El Camino Real, which includes but is
not limited to wider sidewalks,
parkways, enhanced hardscape
materials, pedestrian scaled lighting, and enhanced landscaping features, all of which are designed to provide safe
and convenient walking throughout
the site.
Streets and Traffic Control, Objectives
B.5 - Provide safe, adequate and
attractively landscaped parking
facilities.
The WCSP establishes landscaping
and lighting development standards
and guidelines for safe and attractively
landscaped parking areas. The proposed SDP will implement these
standards thus bringing all of the
affected parking areas into compliance
with the proposed SP and ensuring
that the parking areas are safe and visually attractive.
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TABLE 1 – GENERAL PLAN CONSISTENCY CONTINUED
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM COMPLIANCE
Circulation
(continued)
Streets and Traffic Control,
Implementing Policies and Action
Programs C.2 - Establish a network of
truck routes throughout the city to
provide for the safe movement of
trucks into and out of commercial
zones while reducing conflicts with traffic in residential, school and
recreation areas.
The onsite circulation system for
Westfield Carlsbad provides for safe and non-conflicting truck routes
throughout the site. Westfield
Carlsbad’s close proximity to El
Camino Real and also SR 78 ensures
that the majority of truck traffic entering and exiting the site will not be
disruptive to surrounding residential,
schools, or recreation areas.
Alternative Modes of Transportation,
Implementing Policies and Action
Programs C.2 - Encourage pedestrian
circulation in commercial areas
through the provision of convenient parking facilities, increased sidewalk
widths, pedestrian-oriented building
designs, landscaping, street lighting
and street furniture.
A main focus of the Westfield
Carlsbad SP is to encourage safe and
convenient pedestrian circulation
throughout the shopping center, which
is supported through design guidelines and principals focused on pedestrian
oriented building and parking lot
designs; use of architectural elements
to help define a pedestrian scale, such
as awnings, canopies, trellises, arcades, and patios; enhancements to
pedestrian walkways in the form of
widened sidewalks, textured
hardscapes, accent plantings, and
pedestrian scaled lighting. Parking spaces are designed to accommodate
safe and convenient pedestrian access
from car to retail shops and the main
building entryways and orientation of
retail uses are designed to open up to the pedestrian walkways and parking
areas.
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TABLE 1 – GENERAL PLAN CONSISTENCY CONTINUED
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM COMPLIANCE
Circulation
(Continued)
Alternative Modes of Transportation,
Implementing Policies and Action
Programs C.3 - Design pedestrian
spaces and circulation in relationship
to land uses and available parking for
all new construction and
redevelopment projects.
As discussed above, the pedestrian
circulation system will be enhanced and improved as part of the project
and is designed to interact and relate
with the retail shops and out parcels.
Housing Housing Opportunities, Goal 2 - New
housing developed with diversity of
types, prices, tenures, densities, and locations, and in sufficient quantity to
meet the demand of anticipated city
and regional growth.
Housing Opportunities, Policy 2.1 - Ensure sufficient developable acreage
in all residential densities to provide
varied housing types for households in
all economic segments.
Housing Opportunities Policy 2.6 -
Encourage increased integration of
housing with nonresidential
development where appropriate.
Housing Opportunities, Program 2.3 -
Encourage mixed-use developments
that include a residential component.
Major commercial centers should
incorporate, where appropriate, mixed commercial/residential uses.
The Housing Element has identified
commercial centers citywide,
including the Westfield Carlsbad site, as potential locations for residential
mixed-use housing. Although there is
no proposal to include residential
housing with this project, the
Westfield Carlsbad SP does allow for residential development within the SP
boundaries subject to further
discretionary action and environmental
review.
Open Space & Conservation Special Resource Protection,
Objective B.6 - Minimize
environmental impacts to sensitive
resources within the City.
The project does not impact sensitive resources.
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TABLE 1 – GENERAL PLAN CONSISTENCY CONTINUED
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM COMPLIANCE
Public Safety Crime Hazards, Goal A - Minimize
injury, loss of life, and damage to property resulting from crime.
Crime Hazards, Objectives B.4 -
Encourage crime prevention through
the planning process by establishing specific design criteria and standards
to be used in the review of land use
development.
A key objective of the proposed SP is
“to enhance Westfield Carlsbad as a safe location for visitors through
enhanced lighting and security
standards, with contemporary retail
projects that optimize public safety.”
To meet this key objective, Westfield intends to implement a new lighting
scheme for the parking fields and also
for both the vehicular and pedestrian
circulation areas. Major upgrades
include new exterior light standards with energy efficient light fixtures consistent with the SP development
standards. In addition, the SP contains
defensible space strategies and
landscaping design elements to optimize and promote improved public safety for outdoor areas. Lastly, the
renovation of the eastern end of the
mall from interior oriented building
design to an exterior orientation with restaurants and other retail uses facing out towards the parking lot will further
promote safety, as vandalism, theft
and assault are less likely to occur in
highly visible space.
B. Specific Plan
Government Code Section 65451 governs the content of Specific Plans. The WCSP contains all
information required by state law. The plan consists of both text and diagrams, which specify
the following in detail: (1) distribution and location of land uses; (2) infrastructure; (3) development standards; (4) implementation measures; and (5) a statement of the relationship of the Specific Plan to the General Plan.
The purpose of the WCSP is to replace an outdated Precise Plan (PP 24, inclusive of
amendments A-K) and provide for a comprehensive set of development standards, guidelines,
and implementation procedures to more easily facilitate the redevelopment, revitalization and
operations of Westfield Carlsbad consistent with the existing General Plan Land Use designation
of Regional Commercial (R). As indicated in the General Plan Consistency Table 1 above, the WCSP complies with the goals, objectives, and policies of the various elements of the General
Plan and can therefore be found to be consistent with the General Plan. The WCSP will become
the controlling document for the redevelopment, revitalization, and operations of Westfield
Carlsbad including the current SDP proposal. It will further the objectives and policies of the
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General Plan and will not obstruct their attainment. All infrastructure needed to serve Westfield Carlsbad is presently in place in accordance with the Zone 1 Local Facilities Management Plan.
C. General Commercial Zone (C-2) (Carlsbad Municipal Code, Chapter 21.28) As noted above, the C-2 zone development standards and permitted uses are being superseded by
the development standards and permitted uses of the WCSP and are not applicable to Westfield
Carlsbad except where specifically noted in the document.
D. Sign Ordinance (Carlsbad Municipal Code, Chapter 21.41)
As noted above, the WCSP includes sign standards to augment, and in some cases supersede,
C.M.C. Chapter 21.41 in a manner that is suitable for the massing and scale of a regional
shopping center. More specifically, the WCSP will supersede the following sections of the municipal code:
C.M.C. Section 21.41.050 – Application permits and procedures;
C.M.C. Section 21.41.080 – Sign design standards;
C.M.C. Section 21.41.095 – Permitted permanent signs; and
C.M.C. Section 21.41.130 – Nonconforming signs.
A general comparison of C.M.C. Section 21.45.095 and the proposed WCSP as it pertains to
permitted permanent signs is provided in Table 2 as follows:
TABLE 2 – SIGNAGE COMPARISON (C.M.C. 21.45.095 VS. WCSP)
C.M.C. 21.41.095
Permitted Permanent Signs
WCSP
Allowed Signs (North of Marron Road)
Commercial Centers and Freestanding
Commercial Buildings
Monument: One (1) sign per street frontage, 50 sq. ft. (max.), 6 ft. tall
(max.), located at primary driveway
entrance.
Monument (North of Marron Road): Four (4) signs total, 50 sq. ft. (max.) per sign, 6 ft. tall
(max.), located near the main entrances to the site.
Monument (South of Marron Road): One (1) sign, 50 sq. ft. (max.), 6 ft. tall (max.), located near the main entrance.
Monument (Tenant): Two (2) signs total, 120 sq.
ft. (max.) per sign, 15 ft. tall (max.).
Directional: three (3) per driveway
entrance, 6 sq. ft. per sign, 4 ft. tall
(max.), located to facilitate traffic internal to the site.
Directional: 25 signs total (equates to approx. 3.5
signs per entrance), 55 sq. ft. (max.) per sign, 8.5
ft. tall (max.), located to guide pedestrian and vehicular traffic around the site.
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TABLE 2 – SIGNAGE COMPARISON (C.M.C. 21.45.095 VS. WCSP) CONTINUED
C.M.C. 21.41.095
Permitted Permanent Signs
WCSP
Allowed Signs (North of Marron Road)
Commercial Centers and Freestanding
Commercial Buildings (continued)
Wall or Fascia: 1 sq. ft. for each lineal ft.
of building frontage, 150 sq. ft. (max.).
Fascia (Westfield ID): Seven (7) signs total, 200
sq. ft. (max.) per sign, can be affixed to walls and other architectural features as defined by sign program.
Fascia (Anchor): One (1) sq. ft. for each lineal ft.
of store frontage, 400 sq. ft. (max.).
Cinema: One (1) sign, 200 sq. ft. (max.).
Fascia (Mini-Anchors/Restaurants/Tenants): One
(1) sq. ft. for each lineal ft. of store frontage, 150
sq. ft. (max.).
Partnership Marketing: Two (2) signs total, 672
sq. ft. (max.) per sign.
Partnership Marketing: Three (3) signs total, 380 sq. ft. (max.) per sign.
Suspended: One (1) sign per
establishment, 5 sq. ft. (max.), located
underside of walkway overhang at 90
degrees to business establishment.
Projecting: 20 signs total, 10 sq. ft. (max.) per
sign, and located 90 degrees from building face.
Regional Commercial Centers
Pole: One (1) per center, 150 sq. ft.
(max.), 35 ft. tall (max.), located near
project entrance.
Pylon (Static Display): One (1) sign, 1,000 sq. ft.
(max.), 45 ft. tall (max.). The EIR and SDP show
this sign being located on the north side of the
main entrance (Plaza Drive) to Westfield Carlsbad adjacent to El Camino Real.
As stated above under Project Characteristics, the WCSP includes provisions for the allowance
of digital signs, which would be subject to the City Council’s approval of a Conditional Use Permit (CUP). These types of signs are prohibited under C.M.C. Section 21.41.030. However, given the Planning Commission’s recent decision to not allow Regional Commercial uses to
have any digital signage as part of the sign code update, staff has also conditioned this provision
to be removed from the final version of the WCSP (please see Condition No. 10 of Planning
Commission Resolution No. 6982).
E. Westfield Carlsbad Specific Plan
The SDP project is proposing development within Planning Areas 1, 2, and 5 of the WCSP. In
addition to meeting all of the design guidelines criteria of the WCSP, the SDP project also
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complies with all applicable development standards of the WCSP as shown below in Tables 3, 4, and 5.
TABLE 3 - WCSP DEVELOPMENT STANDARDS - PLANNING AREA 1
STANDARD REQUIRED PROPOSED COMPLY?
Building Setback
(Marron Rd)
15 ft. min. (as measured
from back of sidewalk).
> 15 ft. Yes
Landscape Setback
(Marron Rd)
10 ft. min. (as measured
from back of sidewalk).
≥ 10 ft. Yes
Building Height (Main Mall) Max. 75 ft. from the finished floor elevation of the lower level,
established at 30.30 ft.
above mean sea level
(AMSL). Max. for any portion of main building shall not exceed 105.30
ft. AMSL.
Roof = 65 ft. (95.3 ft. AMSL) Parapet = 67 ft. (97.3 ft.
AMSL)
Roof Screen = 67.5 ft. (97.8 ft. AMSL)
Theater Sign Structure = 75 ft.
(105.3 ft. AMSL)
Yes
TABLE 4 - WCSP DEVELOPMENT STANDARDS - PLANNING AREA 2
STANDARD REQUIRED PROPOSED COMPLY?
Building Setback
(El Camino Real)
15 ft. min. (as measured
from back of sidewalk).
No outbuildings are presently
proposed.
NA
Landscape Setback (El Camino Real)
15 ft. min. (as measured from back of sidewalk). ≥ 15 ft. Yes
Building Setback (Marron Rd)
15 ft. min. (as measured from back of sidewalk). No outbuildings are presently proposed. NA
Landscape Setback (Marron Rd) 10 ft. min. (as measured from back of sidewalk).
≥ 10 ft. Yes
TABLE 5 - WCSP DEVELOPMENT STANDARDS - PLANNING AREA 5 STANDARD REQUIRED PROPOSED COMPLY?
Building Setback
(Marron Rd)
15 ft. min. (as measured
from back of sidewalk).
> 15 ft. Yes
Landscape Setback (Marron Rd)
10 ft. min. (as measured from back of sidewalk). ≥ 10 ft. Yes
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TABLE 5 - WCSP DEVELOPMENT STANDARDS - PLANNING AREA 5 (CONTINUED)
STANDARD REQUIRED PROPOSED COMPLY?
Building Height
(Main Mall)
Max. 75 ft. from the
finished floor elevation of the lower level,
established at 30.30 ft.
above mean sea level
(AMSL). Max. height
for any portion of main building shall not
exceed 105.30 ft.
AMSL.
Roof = 56 ft. (86.3 ft. AMSL)
Parapet = 46 ft. (76.3 ft.
AMSL)
Yes
In addition to the above, four findings are required for approval of a SDP within the WCSP. The
required findings with justification for each are contained in Planning Commission Resolution
No. 6983. This section summarizes the necessary findings and supports each.
Westfield Carlsbad is an existing developed regional commercial shopping center designated as
Regional Commercial on the City’s General Plan Land Use Map. No change in land use is being
proposed by the WCSP and no construction or development associated with the proposed SDP would physically expand the boundary of the existing developed site. The WCSP will become
the zoning document for the center and govern the development of both the current SDP
proposal and any future proposals. The WCSP describes the existing developed shopping center
and the potential future expansion areas; it defines the allowed uses and establishes a
comprehensive set of development standards and design guidelines, including implementation procedures to properly relate it to the site, surroundings and environmental settings; and will
facilitate future redevelopment, revitalization, and ongoing operations consistent with the various
elements and objectives of the General Plan by providing safe, visually appealing, publicly
accessible and convenient shopping to the residents of Carlsbad and the surrounding region. Mitigation measures required by the Westfield Carlsbad Specific Plan/Site Development Plan Project Final Environmental Impact Report (EIR 09-02) will reduce potentially significant
impacts to below significant levels and insure that the proposed project does not adversely
impact the site, surroundings, or traffic circulation.
Furthermore, as shown on Exhibits “A” through “UU” of this staff report, the site is adequate in
size and shape to accommodate the proposed uses, in that the project has been designed to
accommodate all of its required parking on site; and includes safe and efficient internal circulation for both pedestrians and vehicles. In addition, all features necessary (i.e., yards,
setbacks, walls, fences, landscaping, etc.) to adjust the proposed uses to existing and permitted
future uses will be provided, in that the project complies with all of the required development
standards and design guidelines of the WCSP; including but not limited to, providing increased
setbacks and landscaping along the El Camino Real and Marron Road frontages; integrating enclosed service areas into the building design to conceal delivery areas, trash receptacles, and
storage of supplies; screening roof and/or ground-mounted mechanical equipment from public
view and right-of-ways, including the screening of parking areas through a combination of
informal landscaping and landscaped berms; and improving the existing site entries leading into
the shopping center with detailed landscaping, enhanced hardscape features, and new pedestrian
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walkways and lighting that will assist in orienting the existing shopping center with its surroundings in a safe and visually appealing manner.
F. Scenic Preservation Overlay (S-P) Zone (C.M.C. Chapter 21.40) – El Camino Real Corridor Development Standards
The proposed project site is located adjacent to El Camino Real, and therefore is subject to the
regulations of the Scenic Preservation Overlay (S-P) Zone as implemented through the El
Camino Real Corridor Development Standards (ECRCDS). The ECRCDS were adopted in 1984 with the intent and purpose of maintaining and enhancing the appearance of the El Camino Real
roadway area. The document was intended to further the goals of the Land Use element of the
General Plan in its objective of preserving unique City resources as they relate to highways.
Through the adoption of the WCSP, the ECRCDS have been integrated into the applicable
sections of the document. Areas of Westfield Carlsbad subject to the ECRCDS are those located
within 300 feet of the El Camino Real frontage. Adoption of the WCSP and its processes replaces the ECRCDS requirements to process a Special Use Permit. Portions of Planning Areas 2, 3, and 4 of the WCSP are subject to the Area 1 standards listed within the ECRCDS. In
general, the project complies with these standards as discussed below in Table 6. Where the SP
is superseding a specific standard, justification is provided below.
TABLE 6 – EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE
STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Design Theme Old California/Hispanic While no buildings are presently proposed in the subject areas; the
WCSP does not include a specific
design theme for Westfield Carlsbad.
No
Median
Breaks
Only at major
intersections
While no new median breaks are
proposed; ingress/egress points for
the site are established and set by
existing development.
Yes
Sidewalks City standard entire length Provided per City standards. Yes
Signs Wall signs only; wood;
externally lighted.
The WCSP allows for many types of
internally illuminated signs that are
typically associated with a regional
commercial shopping center use.
No
Grading No cut or fill exceeding
15 feet from original grade.
The WCSP identifies this as a
general development standard, except for the construction of below grade parking structures, which
would be permitted outside of the
setback areas. The grading
associated with the SDP for areas within Planning Area 2 located along El Camino Real does not propose a
cut or fill grading condition ≥ to this
maximum standard.
Yes
EIR 09-02/SP 09-01/SDP 09-04 – WESTFIELD CARLSBAD
June 5, 2013
PAGE 24
TABLE 6 – EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE CONTINUED
STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY?
Building
Height
Maximum 35 feet from
pad grade, City’s adopted formula for measuring
building height.
While no buildings are presently
proposed in the subject areas; the WCSP incorporates this requirement
within the planning area
development standards.
Yes
Setbacks
from
roadway
(ROW
boundaries)
15 feet minimum Planning Areas 2, 3, and 4 of the
WCSP require a 15 ft. minimum
building and landscape setback along
El Camino Real. The grading and
landscaping associated with the current SDP for areas within
Planning Area 2 located along El
Camino Real include landscape
setbacks ≥ 15 feet.
Yes
Street Light
Spacing
City Standard While no new street lights are
proposed; street lights are presently
established along El Camino Real and set by existing development.
Any future development that impacts
existing street light locations will be
spaced per City standards.
Yes
Roof
Equipment
If structures are
downslope, or can be seen
from adjacent developed
(or potentially developable) area, no roof
equipment shall be
visible.
The WCSP implements extensive
guidelines regarding the screening of
roof top equipment. Any future SDP
for development of buildings will be subject to these requirements.
Yes
Anticipated
Land Use
No change from existing
Land Use Plan.
No land use change proposed. Yes
Justification for the WCSP superseding the design theme and signage standards of the ECRCDS is as follows:
1. Compliance with the Old California/Hispanic design theme and restrictions on signage
exclusively to externally illuminated wood wall signs within a 300 foot setback area
along El Camino Real is not feasible nor is it in the best interest of good planning for a
regional oriented commercial shopping center such as Westfield Carlsbad whose success
is based on its ability to 1) function visually and architecturally as a whole; 2) evolve over time as a vibrant competitive retail center; 3) attract a wide variety of high-quality
retailers; 4) implement up to date architectural elements, technological developments, and
building materials; and 5) advertise in a reasonable and functional manner that is typical
of shopping centers of its scale and magnitude.
EIR 09-02/SP 09-01/SDP 09-04 – WESTFIELD CARLSBAD
June 5, 2013
PAGE 25
2. The scenic qualities of the corridor will continue to be maintained if the Old California/Hispanic design theme and restrictions on signage exclusively to externally
illuminated wood wall signs within a 300 foot setback area along El Camino Real are not
fulfilled in that the combined efforts of the WCSP document seek to create a unified and
improved street presence along El Camino Real for Westfield Carlsbad.
3. The project will not have an adverse impact on traffic safety, in that non-compliance with the Old California/Hispanic design theme and restriction on signage exclusively to externally illuminated wood wall signs within a 300 foot setback area along El Camino
Real are not related to the movement of traffic.
4. The Westfield Carlsbad project is generally designed so as to meet the intent of the
Scenic Preservation Overlay Zone through its use of detailed design guidelines and
development standards governing landscape materials and design; setbacks from roadway; massing and scale of future buildings; screening of parking and utility areas, roofs, and/or ground mounted equipment; and grading design adjacent to El Camino
Real.
G. Habitat Preservation and Management Requirements (C.M.C. Chapter 21.210)
The City of Carlsbad’s Habitat Management Plan (HMP) identifies the Westfield Carlsbad
Shopping Center as developed. The site is not located in either a Hardline Preserve or Standards
Area. As described in the project EIR, no natural communities are present on the developed portion of the project site, although riparian habitat associated with the Buena Vista Creek is
located within a small undeveloped portion of the WCSP area and north of the northern
boundary of the WCSP area for which no sensitive species were identified. Although the WCSP
area and portions of the Buena Vista Creek located in the project vicinity are within the planning
area of the HMP they are not identified as being within the core habitat area. Furthermore, the project site and creek area are not located within or adjacent to an HMP preserve. The nearest
Hardline Preserve is the Buena Vista Lagoon Ecological Reserve, which is located west of
Jefferson Street, and beyond the project site boundaries. No change in land use is proposed by
the WCSP and no construction or development associated with the SDP would physically
expand the boundary of the existing developed site adjacent to the Buena Vista Creek. No direct interface occurs between the project site and HMP preserve lands. The project Environmental
Impact Report (EIR 09-02) concludes that the proposed project would not conflict with the
HMP; no direct impacts associated with the construction and operation of the proposed project
would occur; and all potential indirect impacts to any nearby sensitive biological resources
would be less than significant with no mitigation required.
H. Growth Management Ordinance (Local Facilities Management Plan Zone 1)
The proposed project is located within Local Facilities Management Zone 1 in the northwest
quadrant of the City and has been reviewed pursuant to the Growth Management Ordinance, C.M.C. Chapter 21.90. The proposed project, resulting in a net loss of 636 sq. ft. of gross
leasable area, does not adversely affect any public facilities and no mitigation or special
conditions are required of the project. The project’s facility impacts are summarized below in
Table 7:
EIR 09-02/SP 09-01/SDP 09-04 – WESTFIELD CARLSBAD
June 5, 2013
PAGE 26
TABLE 7: GROWTH MANAGEMENT
FACILITY IMPACTS COMPLY
City Administration N/A Yes
Library N/A Yes
Wastewater Treatment Capacity 0 EDU Yes
Parks N/A Yes
Drainage 0 CFS (Basin A) Yes
Circulation 0 ADT Yes
Fire Station 1 Yes
Open Space N/A Yes
Schools – Carlsbad Unified School District N/A Yes
Sewer – Carlsbad Municipal Water District 0 EDU Yes
Water – Carlsbad Municipal Water District 0 GPD Yes
V. ENVIRONMENTAL REVIEW
An Environmental Impact Report (EIR) was prepared for the Westfield Carlsbad Specific Plan
and Site Development Plan in accordance with the California Environmental Quality Act
(CEQA), the CEQA Guidelines, and the Environmental Protection Procedures (Title 19) of the Carlsbad Municipal Code. The EIR addresses the environmental impacts associated with all
discretionary applications for the proposed project. City staff issued a Notice of Preparation
(NOP) on January 5, 2010, which was distributed to all Responsible and Trustee Agencies, as
well as other agencies and members of the public. Staff scheduled a public scoping meeting
session in order to increase opportunities for public input. Notices of the scoping meeting were sent to all property owners within a 600-foot radius of the project boundaries as well as being
published in the North County Times. Public scoping sessions were held by the City on January
19, 2010 and February 4, 2010 at the City of Carlsbad Faraday Center Room 173-A. At the
scoping sessions, the public was invited to comment on the scope and content of the EIR. No
public comments were received during either session. Written responses were received and these comments were taken into consideration prior to developing a detailed scope of work for the EIR
and are published in Appendix-A of the EIR. The Westfield Carlsbad EIR analyzed the
following areas of potential environmental impact:
Aesthetics Hydrology and Water Quality Air Quality Land Use and Planning
Cultural Resources Noise
Energy Paleontological Resources
Geology and Soils Transportation/Traffic
Greenhouse Gas Emissions Utilities and Service Systems Hazards and Hazardous Materials
Additionally, the Draft EIR includes other sections required by CEQA, including but not limited
to, an Executive Summary, Project Description, Cumulative Effects, Growth Inducing Effects,
Effects Not Found to be Significant, and Alternatives. Three alternatives are considered in the
EIR. The alternatives include the "No Project” alternative, a “Reduced Project: Main Mall
Renovations Only" alternative, and a “Reduced Project: Re-tenant Main Mall Plus Out-buildings” alternative.
EIR 09-02/SP 09-01/SDP 09-04 – WESTFIELD CARLSBAD
June 5, 2013
PAGE 27
The Draft EIR was made available for public review through the issuance of a Notice of Completion, which established a comment period of 50 days, extending from August 31, 2012 to
October 19, 2012. The Notice of Completion advised that the Draft EIR was available for
review in the following five locations, 1) City of Carlsbad Planning Division; 2) City Clerk's
Office; 3) Carlsbad Dove Library; 4) Georgina Cole Library; and 5) City of Carlsbad website. Complete copies were also made available for purchase through the Planning Division, with or without the appendices, and also in digital format on compact disc. Comments from all public
agencies, organizations, and individuals via mailings and newspaper publications were solicited
on the information contained within the Draft EIR.
The analysis contained in the EIR concluded that all significant impacts would be mitigated to
below a level of significance. A total of 10 comment letters were submitted prior to the close of
the public review period. Responses were prepared for each of the letters and mailed to the commenters with the Public Hearing Notices. The response transmittal letter also provided
notice of availability of the Final EIR. The Final EIR includes a Mitigation Monitoring and
Reporting Program (MMRP). The MMRP is also attached to the Planning Commission
Resolution No. 6981 for the EIR.
ATTACHMENTS:
1. Planning Commission Resolution No. 6981 (EIR) 2. Planning Commission Resolution No. 6982 (SP) 3. Planning Commission Resolution No. 6983 (SDP)
4. Location Map
5. Background Data Sheet
6. Local Facilities Impact Assessment Form 7. Disclosure Statements 8. Reduced Exhibits
9. Full Size Exhibits “A” – “UU” dated June 5, 2013
10. Final EIR for Westfield Carlsbad Specific Plan/Site Development Plan (copy on file in the
Planning Division and available at http://www.carlsbadca.gov/Planning) 11. Westfield Carlsbad Specific Plan (copy on file in the Planning Division and available at http://www.carlsbadca.gov/Planning)
SITE MAP
VISTAWY
• N
NOT TO SCALE
Westfield Carlsbad
EIR 09-02 I SP 09-01 I SOP 09-04
Revised 01/06
BACKGROUND DATA SHEET
CASE NO: EIR 09-02/SP 09-01/SDP 09-04
CASE NAME: WESTFIELD CARLSBAD
APPLICANT: City of Carlsbad, Plaza Camino Real, LP and CMF PCR, LLC
REQUEST AND LOCATION: Request for the certification of an Environmental Impact Report, including the approval of Candidate Findings of Fact and a Mitigation Monitoring and
Reporting Program and a recommendation of approval of the Westfield Carlsbad Specific Plan
and a Site Development Plan for the demolition, reconfiguration, and/or reconstruction of
approximately 225,631 square feet of existing gross leasable area of regional shopping center
uses within the existing Plaza Camino Real Shopping Center generally located west of El Camino Real and bisected by Marron Road in Local Facilities Management Zone 1.
LEGAL DESCRIPTION: Lots 1 to 27, inclusive, of Carlsbad Tract No. CT 76-18 (Plaza
Camino Real Shopping Center) in the City of Carlsbad, County of San Diego, State of
California, according to map thereof no. 8956, filed in the Office of the County Recorder of San Diego County, August 11, 1978.
APN: See attached Westfield Carlsbad Specific Plan, Appendix “F”
Acres: SP 09-01 = 77.5 acre / SDP 09-04 = 18 acres Proposed No. of Lots/Units: NA
GENERAL PLAN AND ZONING
Existing Land Use Designation: R, Regional Commercial
Proposed Land Use Designation: R, Regional Commercial
Density Allowed: NA Density Proposed: NA
Existing Zone: C-2, General Commercial Proposed Zone: C-2, General Commercial
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site C-2 R Regional Shopping Center
North CS-HO/PS
(Oceanside) SC/CI
(Oceanside)
Parking Lot, Sewer Treatment Plant,
Buena Vista Creek, South Vista Way,
Commercial Businesses, Haymar Drive,
and SR-78
South OS/P-C OS/RMH Open Space, Multiple-Family Residential
East CL L El Camino Real, Carlsbad Plaza Shopping
Center
West C-2/C-2-Q/OS OS/R North County Plaza Shopping Center,
Buena Vista Creek, Jefferson Street
Revised 01/06
LOCAL COASTAL PROGRAM
Coastal Zone: Yes No Local Coastal Program Segment: NA
Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No
Local Coastal Program Amendment: Yes No
Existing LCP Land Use Designation: NA Proposed LCP Land Use Designation: NA
Existing LCP Zone: NA Proposed LCP Zone: NA
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 0 EDU
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption,
Negative Declaration, issued
Certified Environmental Impact Report, dated June 5, 2013
Other,
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Westfield Carlsbad - EIR 09-02/SP 09-01/SDP 09-04
LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: R, Regional Commercial
ZONING: C-2, General Commercial
DEVELOPER’S NAME: Plaza Camino Real, LP and CMF PCR, LLC
PHONE NO.: 310-478-1267
ADDRESS: 11601 Wilshire Boulevard, 11th Floor, Los Angeles, CA 90025
ASSESSOR’S PARCEL NO.: See attached Westfield Carlsbad Specific Plan, Appendix “F”
QUANTITY OF LAND USE/DEVELOPMENT: SP 09-01 = 77.5 AC./SDP 09-04 = 18 AC.
development area. ESTIMATED COMPLETION DATE: Late 2014 or early 2015
A. City Administrative Facilities: Demand in Square Footage = NA
B. Library: Demand in Square Footage = NA
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 0 EDU
D. Park: Demand in Acreage = NA
E. Drainage: Demand in CFS = 0
Identify Drainage Basin = A
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 0
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 1
H. Open Space: Acreage Provided = NA
I. Schools (Carlsbad): NA
J. Sewer: Demands in EDU 0
Identify Sub Basin = 1A
K. Water: Demand in GPD = 0
·,.· (
«~> ~ CITY OF
DISCLOSURE
STATEMENT
P-1(A)
Development Services
Planning Department
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 City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
-NI)_te;. ; .. '.< < ···'·-· > ...... · .•... , ••.. , .... · ..... ·· ....... ··••·. __ · •Person _is-,defi.hed as ·:;.;..~yj~diyiduai, firrn: ·coc!Jactpership,· jointveh'!ure, ;?ssociatio.n, social. pi Lib, fraternal -organi~ation; cbrpo,re~tion; estate, trust,, rec!'liyet, 'syndicate,· i~ thi'i•~nd a"ly <?tfier C()unty ••. city and county,
qity m~nicipality,. districtorother .politic;al ~ppdiVisi6icJO(. any other gr()UP Of"C6[l1bination ac:ting as:a u,nit."
A~eni~ ~ay, sign .this doimment;. hbWev~r;.!q~il!,~~~-~~une a&dEin~iY dfthe ~pplicarit a~d drop~~y 0YII,ner -must6~:.provicjed belovi(. · > · · · · · · · · · ·· · · · · ·
1.
2.
P-1 (A)
APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles,. and addresses of the corporate officers. (A
separate page may be attached if necessary.) J~e. a.tlrulud P'":J~S
Person: Rory A. Packer Corp/Part Plaza Camino Real, LP
Title: Assistant Secretary
Address: c/o Westfield, LLC
11601 Wilshire Boulevard, 11th Floor
Los Angeles, Ca 90025
Title. ____________ _
Address: c/o Westfield, LLC
11601 Wilshire Boulevard, 11th Floor
'OWNER (Not the owner's agent) Los Angeles, ca 90025
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
see Mlul.</ P"-~<.i
Person: Rory A. Packer
Title: Assistant Secretary
Address: c/o Westfield, LLC
11601 Wilshire Boulevard, 11th Floor
Los Angeles, Ca 90025
Plaza Camino Real, LP Corp/Part. ___________ _
Title ____________ _
Person: Rory A. Packer
Title: Assistant Secretary
Address: c/o Westfield, LLC
11601 Wilshire Boulevard, 11th Floor
Los Angeles, Ca 90025
Page 1 of 2 Revised 04/09
D
(
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 Profit/Trust Non Profit/Trust. _________ _
Title, ___________ _ Title, _____________ _
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 ~ l~o If yes, please indicate person(s): ___________ _
NOTE: Attach additiar;al sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
PLAZA CAMINO REAL, a California limited partoership;
By: PCRGP, L.P., a Delaware limited partnership its general partner;
By: Plaza Camino Real LLC, a Delaware limited liability company, its general partner
By: Westfield A ca imited Partnership, a Delaware limited partnership, its sole member
By: Westfield a Delaware limited liability company, its general partner
Date: Octo
Hofman Planning & Engineering
Print or type name of owner/applicant's agent
P-1(A) Page 2 of2 Revised 04/09
(
Disclosure Statement P-l(A)
City of Carlsbad
Applicant:
Plaza Camino Real, LP, a California limited partnership (Applicant)
PCRGP, L.P., a Delaware limited partnership
Plaza Camino Real LLC, a Delaware limited liability company
Westfield America Limited Partnership, a Delaware limited partnership
Westfield Head LP, a Delaware limited partnership
Westfield U.S. Holdings, LLC a Delaware limited liability company*
Owner:
Plaza Camino Real, LP, a California limited partnership (Owner)
PCRGP, L.P., a Delaware limited partnership
Plaza Camino Real LLC, a Delaware limited liability company
Westfield America Limited Partnership, a Delaware limited partnership
Westfield Head LP, a Delaware limited partnership
Westfield U.S. Holdings, LLC a Delaware limited liability company*
* List of officers and directors is attached.
(
Officers and Directors: Westfield U.S. Holdings, LLC
All below officers and directors are registered at the following address:
c/o Westfield, LLC
11601 Wilshire Blvd, Suite 1100
Los Angeles, CA 90025
Name Title
Packer, Rory A. Assistant Secretary
Shieh, Stephanie Assistant Secretary
Taireh, Aline Assistant Secretary
Yoo, Laurie Assistant Secretary
Lowy, Peter S. Chief Executive Officer
Stefanek, Mark Chief Financial Officer and
A. Treasurer
Widdup, John Chief Operating Officer
Saltenberger, Bill Executive Vice President -
Construction
Duncan, Stanley Senior Executive Vice
N. President -Human Resources
Schwartz, Peter Senior Executive Vice
Rc President, General Counsel and
Secretary
Satterthwaite, Senior Vice President and
Elizabeth P. Assistant Secretary
Kasperski, Bob Vice President -Construction
Porter, Roger A. Vice President-Tax
Lowy, Peter S. Manager
Stefanek, Mark Manager
A.
Title Role Status
Officer Active
Officer Active
Officer Active
Officer Active
Officer Active
Officer Active
Officer Active
Officer Active
Officer Active
Officer Active
Officer Active
Officer Active
Officer Active
Managing Active
Member
Managing
Member
( (
STATE OF CALIFORNIA )
SS:
COUNTY OF LOS ANGELES )
Date: October 20, 2009
Being duly sworn, deposes and says:
I. That I, Elizabeth P. Satterthwaite, Senior Vice President and Assistant
Secretary of Westfield U.S. Holdings, LLC, a Delaware limited liability
company, the general partner of Westfield America Limited Partnership, a
Delaware limited partnership, the sole in ember of Plaza Camino Real
LLC, a Delaware limited liability company, the general partner of
PCRGP, L.P., a Delaware limited partnership, the general partner of Plaza
Camino Real, LP, a Delaware limited partnership.
2. Plaza Camino Real, LP is the Owner of Westfield Plaza Camino Real
shopping mall.
3. Rory A. Packer, as Assistant Secretary of Westfield U.S. Holdings, LLC,
is duly authorized to execute documents on behalf Plaza Camino Real, LP
as Applicant and Owner.
PLAZA CAMINO REAL, a California limited partnership
By: PCRGP, L.P., a Delaware limited partnership its general partner
By: Plaza Camino Real LLC, a Delaware limited liability company, its general
partner
By: Westfield America Limited Partnership, a Delaware limited partnership, its
sole member
By: Westfield U.S. Holdings, LLC, a Delaware limited liability company,
its general partner
By: ?<.-.&
Name: Elizabeth P. Satterthwaite
Title: Senior Vice President and Assistant Secretary
STATE OF CALIFORNIA)
COUNTY OF LOS ANGELES)
) ss.
On OctiJber .20. 0200 7 , before me, Ann it: /1. ZeJk/
Public
personally appeared i Lha lu:ft._ f u (L ffe rfi,.wet~IL-
, a Notary
who proved to me on the basis of satisfactory evidence to be the person( s) whose name( s)
is/are subscribed to the within instrument and acknowledged to me that he/she/they
executed the same in his/her/their authorized capacity(ies), and that by his/her/their
signature(s) on the instrument the person(s), or the entity upon behalf of which the
person( s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that
the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature ~~ }?). 7J.1tt.1 (Seal)
r e , , , • 0 0 ;NON~ ~~ z=~~ 0 o •t
· Commission # 1794435
~ Notary Public -California ~
z Los Angeles County •
). 4 ~ I • J$WT·~~-!P}1;2Jl?.l
«~ ~ CITY OF
DISCLOSURE
STATEMENT
P~ 1(A}
Development Services
Planning Division
1635 Faraday Avenue
(7so) Gn-4610
www.carfsbadca.gov CARLSBAD
Applicant's statement or disclosure of certain ownership Interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following Information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information Is completed. Please print.
1. APPLICANT (Not the applicant's agent)
2.
P·1(A)
Provide the COMPLETE. LEGAL names and addresses of Abb persons having a
financial Interest in the application. If the applicant Includes a co roo ration or partnership,
Include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corooratlon, Include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person Corp/Part. ___________ _
Title Title ___________ _
Address. _________ _ Address. ___________ _
OWNER {Not the owner's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (I.e., partnership, tenants In common, non-profit, corporation, etc.). If the
ownership includes a corooratlon or partnership, Include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, Include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person See ct:tfe-,J..e/ fkr Corp/Part~----------
Title, _________ _ Title'-------------
Address. _________ _ Address. ___________ _
Page 1 of2 Revised 07/10
3. NON-PROFIT ORGANIZATION OR TRUST
4.
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 Profit/Trust Non Profit/Trust~---------
Title~----------Title ____________ _
Address. _________ _ Address. ___________ _
Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Commltlees and/or Council within the past twelve (12)
months?
Oves 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 Signature of applicanVdate
·Print or type name of owner · Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name ofownerfapplicant's agent
P-1(A) Page2of2 Revised 07/10
Attachment to Disclosure Statement P-l(A)
City of Carlsbad
Name of Owner Entity:
Name(s)!Addresses of Principal
Owners of Owner Entity:
List of Officers and
Addresses:
CMFPCRLLC
11601 Wilshire Boulevard, 11th Floor
Los Angeles, CA 90025
Westfield America Limited Partnership
11601 Wilshire Boulevard, ll1h Floor
Los Angeles; CA 90025
(sole member of CMF PCR LLC)
Westfield U.S. Holdings, LLC
11601 Wilshire Boulevard, I1 th Floor
Los Angeles, CA 90025
(general partner of Westfield America
limited partnership)
See Attached.
11601 Wilshire Boulevard, ll1hFloor
Los Angeles, CA 90025
I CERTIFY TIIAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF
MY KNOWLEDGE.
CMFPCRLLC,
a Delaware limited liability compaoy
By: Westfield America Limited Partnership,
a Delaware limited partnership, its sole member
By: Westfield U.S. Holdings, LLC,
a Delaware company, its general partner
UNANIM:OUS WRITTEN CONSENT OF THE
BOARD OF MANAGERS
OF
WF..STFIELD U.S. HOLDINGS, LLC
The undersigned, being all ofthe members ofthe Board of Managers of Westfield U.S. Holdings,
LLC, a Delaware limited liability company (the "Company"), acting pursuant to Section 4.4 ofthe
Agreement of Limited Liability Company of the Company, dated as of June 28, 2006, do hereby consent
to the adoption of, and do hereby adopt, the following resolutions with the same force and effect as if they
had been approved and adopted by a unanimous vote of the Managers at a duly convened meeting of the
Board of Managers of the Company (tho "Board").
OFFICERS
RESOLVED, that the following officers be, and tho same hereby are, elected to serve as officers
of the Company as Indicated, to servo in accordance with the Operating Agreement and at the discretion
of the Board:
Peter S. Lowy
Mark A. Stefanek
Greg Miles
Peter R. Schwartz
Stanley N. Duncan
Aline Taireh
Roger A. Porter
Rory A. Packer
Arnold L. Mayersohn, Jr.
Laurie Yoo
Stephanie Shieh
JolutKim
Lisa Rolnick
Chief Executive Officer and President
Chief Financial Officer and Treasurer
Chief Operating Officer
Senior Executive Vice President, General Counsel and Secretary ·
Senior Executive Vice President-Human Resources
Senior Vice President and Assistant Secretary
Vice President-Tax
Assistant Secretary
Assistant Secretary
Assistant Secretary
Assistant Secretary
Assistant Secretary
Assistant Secretary
RESOLVED FURTHER, that all actions heretofore taken by any officer of the Company prior to
the date of these resolutions that is otherwise within the authority of these resolutions is hereby ratified,
continued and approved in all respects.
IN WITNESS WHEREOF, the undersigned, being all of the members of the Board of Managers
of the Company have executed this written consent effective as ofthe first day of August 1, 2012.
Peter S. Lowy
Mark A. Stefanek
WESTFIELD CARLSBAD SITE DEVELOPMENT PERMIT PACKAGE April 16, 2013 Cover Sheet A0.1-0Site Plan Existing A0.2-0Views Toward South Elevation A0.2-1Views toward North Elevation A0.2-2Views Toward East Elevation A0.2-3Views Toward West Elevation A0.2-4Site Plan Overall A1.0-0Site Plan-Main Building A1.0-1Level 1 Floor Plan-Main Building A1.1-1Level 1 Floor Plan-Main Building/Calculations A1.1-1aLevel 2 Floor Plan-Main Building A1.2-1Level 2 Floor Plan-Main Building/Calculations A1.2-1aLevel 3 Floor Plan - Main Building A1.3-1Level 3 Floor Plan - Main Building/Calculations A1.3-1aRoof Plan-Main Building A1.4-1Level 2 Floor Plan-Main Building/Wall Projections A1.4-2Illustrated Plans North Plaza & Walk A1.5-1Illustrated Plans South Plaza & Walk A1.5-2North Elevation A2.1-1South Elevation A2.1-2East Elevation A2.1-3Building Detail North Plaza View A2.2-1Building Detail South Plaza View A2.2-2Building Detail Southeast View A2.2-3Typical Entry Detail A2.2-4Inspiration Image A3.1-1Colors & Materials A3.1-2 ARCHITECTURELANDSCAPEExisting Landscape Conditions Plan L1Landscape Key Map L2Landscape Concept Plan L3 to L5Landscape Concept Plan-Enlargements L6Water Conservation Plan L7Recycled Water Facilities Plan L8ENGINEERINGSheet Index & Legend C-1Constraints Map C-2 & C-3Proposed Site Plan C-4 Preliminary Grading Plan C-5 to C-7Preliminary Utility Plan C-8 to C-10Proposed Striping Plan C-11Fire Access Plan C-122525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927Prepared By:No.RevisionDateSheet TitleNTSCOVER SHEET SDP 09-04108003/05/2013Job No.DateScaleA0.1-0SITE DEVELOPMENTPERMIT PACKAGECARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012REVISED 07/05/2012REVISED 11/14/2012REVISED 03/05/2013REVISED 04/16/2013Key Plan:21
2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927Prepared By:No.RevisionDateSheet Title1”=120’SITE PLAN - EXISTING 1080Job No.DateScaleA0.2-00’120’240’SITE DEVELOPMENTPERMIT PACKAGESDP 09-0403/05/2013CARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012REVISED 03/05/2013REVISED 04/16/2013Key Plan:SPECIFIC PLAN BOUNDARYLEGENDCOMMERCIALMALL COMMON AREASITE DEVELOPMENT PLAN BOUNDARYMAINBUILDING21
Key Plan:VIEW TOWARDS SOUTH EAST ENTRY - EXISTINGVIEW TOWARDS MACY’S - EXISTINGABVIEW TOWARDS ELECTRICAL ROOM - EXISTINGDVIEW TOWARDS SOUTH EAST ENTRY - EXISTINGC2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927Prepared By:No.RevisionDateSheet TitleNTSVIEWS TOWARD 108003/05/2013Job No.DateScaleA0.2-1 SOUTH ELEVATION SITE DEVELOPMENTPERMIT PACKAGESDP 09-04CARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012REVISED 03/05/2013REVISED 04/16/2013BACD
VIEW TOWARDS NORTH EAST ENTRY - EXISTINGVIEW TOWARDS JC PENNEY - EXISTINGABVIEW TOWARDS DEPARTMENT STORE - EXISTINGCVIEW TOWARDS NORTH EAST ENTRY - EXISTINGD2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927Prepared By:No.RevisionDateSheet TitleNTSVIEWS TOWARD 108003/05/2013Job No.DateScaleA0.2-2 NORTH ELEVATION SITE DEVELOPMENTPERMIT PACKAGESDP 09-04Key Plan:CARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012REVISED 03/05/2012REVISED 04/16/2012ABCD
Key Plan:VIEW TOWARDS DEPARTMENT STORE - EXISTINGVIEW TOWARDS MARRON ROAD - EXISTINGADVIEW TOWARDS EL CAMINO REAL - EXISTINGCVIEW TOWARDS MALL FROM FREEWAY ENTRANCEB2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927SITE DEVELOPMENTPrepared By:No.RevisionDateSheet TitleNTSVIEWS TOWARD 108003/05/2013Job No.DateScaleA0.2-3 EAST ELEVATION PERMIT PACKAGESDP 09-04CARLSBADREVISED 02/24/2012REVISED 05/11/2012REVISED 03/05/2013REVISED 04/16/2013REVISED 03/01/2012ABCD
Key Plan:VIEW TOWARDS SOUTH-WEST ENTRANCE - EXISTINGEVIEW TOWARDS MACY’S - EXISTINGDVIEW TOWARDS SEARS - EXISTINGBVIEW TOWARDS MACY’S MEN, HOME, FURNITURE - EXISTINGCVIEW TOWARDS BUS TRANSIT - EXISTINGA2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927Prepared By:No.RevisionDateSheet TitleNTSVIEWS TOWARD 108003/05/2013Job No.DateScaleA0.2-4 WEST ELEVATION SITE DEVELOPMENTPERMIT PACKAGESDP 09-04CARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012REVISED 03/05/2013REVISED 04/16/2013ABCDE
SITE PLAN - OVERALLA1.0-02525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927Prepared By:No.RevisionDateSheet Title1”=120’108003/05/2013Job No.DateScale0’120’240’SITE DEVELOPMENTPERMIT PACKAGECARLSBADREVISED 02/24/2012Key Plan:21MAINBUILDINGProperty Owner: APN 156-302-09, APN 156-302-21 & APN 156-302-22 Plaza Camino Real,a California limited partnershipc/o Westfield, LLC11601 Wilshire Boulevard, 11th FloorLos Angeles, CA 90025Attn: Office of Legal CounselProperty Owner: APN 156-302-24The City of Carlsbad, a municipal corporation1200 Carlsbad Village DriveCarlsbad, CA 92008Attn: City AttorneyProperty Owner: APN 156-302-23The Parking Authority of the City of Carlsbad,a public corporationc/o City of Carlsbad1200 Carlsbad Village DriveCarlsbad, CA 92008Attn: City AttorneyProperty Owner: APN 156-302-08CMF PCR LLC, a Delaware limited liability companyc/o Westfield, LLC11601 Wilshire Boulevard, 11th FloorLos Angeles, CA 90025Attn: Office of Legal CounselDeveloper: Westfield, LLC225 Broadway, Suite 1700San Diego, CA 92101Attn: Stephen Fluhrwith a copy to:11601 Wilshire Boulevard, 11th FloorLos Angeles, CA 90025Attn: Office of Legal CounselSSummary Table Street Address: 2525 El Camino Real APNs 156-302-08, 09 & 156-302-21, 22, 23, 24 Site Acreage: Specific Plan Area: 77.47 Acres Area of Work: 18.03 Acres Existing Zoning: C-2: General Commercial General Plan Designation: R: Regional Commercial Existing Use: Regional Shopping Center Proposed Use: Regional Shopping Center Lot Classification: Commercial Number of Units: Not Applicable Total Number of Lots Proposed: None Proposed Density in Dwelling Units per Acre: Not Applicable Total Building Coverage (Specific Plan Area): 14.88AC / 77.47 AC = 19.2%Building Square Footage: FS 290,151,1 laicremmoC gnitsixEExisting Commercial to be Demolished or Relocated -225,631 SF Proposed New Commercial Level 1 Proposed New Commercial Level 2 & Partial Level 3 FS 1,150,456 desoporP laicremmoC latoT FS - 636 desoporP laicremmoC weN teNPercent of Landscape Coverage (Area of Work): 14 % (See Landscape) Existing Parking: 6,402 D - PCR (0) - Parking Authority (0) - CMF (0) - City of Carlsbad (442)isplaced Parking Total : (442) Reconfigured Parking: 143Proposed Parking Spaces: 6,103 Proposed Parking Ratio: 5.0 cars/1000 SF Required Parking Spaces per SP 09-01 @ 4.00/1000 SF : 4,602 Spaces Note: Parking Calculations Include Entire Specific Site Area. Square Footage of Required Employee Eating Areas: Not Applicable Square Footage of Open or Recreational Space for Each Unit and Total Common Open Space: Not Applicable Area of Site Which is Undevelopable per Zoning Ordinance Section 21.53.230: Not Applicable Cubic Footage of Storage Space: Not Applicable Average Daily Traffic Generated By the Project by Use: Water Provider: Carlsbad Water District 5950 El Camino Real Carlsbad CA 92008 760-438-2722 Sewer Provider: Carlsbad 1635 Faraday Ave Carlsbad CA 92008 760-602-2750 Uniform Building Code Occupancy Classification: Group M Type of Construction per Uniform Building Code: Type II N Development will comply with Title 24 (2008) and the California Green Building Standards Code135,912 SF 89,083 SFLegal Description:LOTS 1 TO 27, INCLUSIVE, OF CARLSBAD TRACT NO. CT-76-18 (PLAZA CAMINO REAL SHOPPING CENTER) IN THE CITY OF CARLSBAD, IN THE COUNTY OF SAN DIEGO, STATE OF CALI-FORNIA, ACCORDING TO MAP THEREOF NO. 8956, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, AUGUST 11, 1978. SEE PRELIMINARY TITLE REPORT FOR FULL DESCRIPTION.SSSSWater Demand gpd 104,875Existing gpd 104,816Proposedgpd -59Net DecreaseSewer Demand EDU 452.85Existing EDU 452.60ProposedEDU -.25 Net DecreaseIrrigation Demand Existing ProposedNet Decrease gpd 9,419 gpd -5gpd9,414 gpd gpd gpdExisting 1,151,092 GLA SF 40,288 ADTProposed 1,150,456 GLA SF 40,265 ADTNet Decrease -636 GLA SF -23 ADT(per Transportation Analysis by Gibson Transportation, dated May, 2012)PROPOSED / RECONFIGURED BUILDING FOOTPRINTSPECIFIC PLAN BOUNDARYSITE DEVELOPMENT PLAN BOUNDARYLEGENDCOMMERCIALMALL COMMON AREAREVISED 03/01/2012PROPERTY LINESSDP 09-04REVISED 05/11/2012REVISED 07/05/2012REVISED 01/30/2013REVISED 03/05/2013REVISED 04/16/2013APN 156-302-23APN 156-302-22APN 156-302-21APN 156-302-08APN 156-302-09APN 156-302-24
LOADING DOCK - 2,328 SFPROPERTY LINEPROPOSED / RECONFIGURED BUILDING FOOTPRINTLEGENDCOMMERCIALMALL COMMON AREA2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927Prepared By:No.RevisionDateSheet Title1”=40’SITE PLAN-MAIN BUILDING1080Job No.DateScaleA1.0-10’40’80’SITE DEVELOPMENTPERMIT PACKAGESDP 09-0403/05/2013CARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012REVISED 07/05/2012REVISED 01/30/2013REVISED 03/05/2013REVISED 04/16/2013Key Plan:1
GRADE BREAKCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIAL MALL MGMT.STORAGELOWER LEVELPARKINGEXISTING ROBINSON’S-MAYBUILDINGCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIAL2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927Prepared By:No.RevisionDateSheet Title 1”=40’LEVEL 1 FLOOR PLAN108003/05/2013Job No.DateScaleA1.1-140’80’MAIN BUILDINGSITE DEVELOPMENTPERMIT PACKAGESDP 09-04CARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012REVISED 07/05/2012REVISED 01/30/2013REVISED 03/05/2013REVISED 04/16/2013Key Plan:RECONFIGURED COMMERCIALEXISTING COMMERCIAL COMMON MALL AREANEW COMMERCIALLEGENDSTORAGE / MALL MGMTPERIMETER HARDSCAPE / LANDSCAPE1
COMMERCIALCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIAL MALL MGMT.STORAGELOWER LEVELPARKINGEXISTING ROBINSON’S-MAYBUILDINGCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIAL2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927Prepared By:No.RevisionDateSheet Title 1”=40’LEVEL 1 FLOOR PLAN108003/05/2013Job No.DateScaleA1.1-1a40’80’MAIN BUILDINGSITE DEVELOPMENTPERMIT PACKAGESDP 09-04CARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012REVISED 07/05/2012REVISED 03/05/2013REVISED 04/16/2013Key Plan:RETAIL NEWRETAIL REMOVEDRECONFIGURED COMMERCIALEXISTING COMMERCIAL COMMON MALL AREANEW COMMERCIALRECONFIGURED COMMERCIALNEW COMMERCIALLEGENDSTORAGE / MALL MGMTPERIMETER HARDSCAPE / LANDSCAPE13,194 SF8,106 SF510 SF373 SF85 SF2,101 SF1,696 SF1,982 SFLEVEL 1LEVEL 2LEVEL 12,101 SF1,696 SF1,982 SF895 SF4,787 SF5,200 SF1,850 SF-5,743 SF-8,106 SF-3,194 SF-2,950 SF-3,947 SF-2,750 SF-3,750 SF-1,800 SF7,572 SF-510SF-85SF373 SFLEVEL 3TOTAL NET LOSS COMMERCIAL PROPOSED - 636 SF-2,465 SF
2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927Prepared By:No.RevisionDateSheet Title1”=40’LEVEL 2 FLOOR PLAN108003/05/2013Job No.DateScaleA1.2-140’80’MAIN BUILDINGSITE DEVELOPMENTPERMIT PACKAGESDP 09-04CARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012REVISED 07/05/2012REVISED 01/30/2013REVISED 03/05/2013REVISED 04/16/2013Key Plan:COMMERCIALCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIAL(N) SERVICE AREA COMMERCIALCOMMERCIAL COMMERCIAL(N) SERVICE AREA COMMERCIALUPPER LEVELPARKINGLOWER LEVELPARKING(BELOW)EXISTING ROBINSON’S-MAYBUILDING COMMERCIAL COMMERCIAL COMMERCIALTERRACERECONFIGURED COMMERCIALEXISTING COMMERCIAL COMMON MALL AREANEW COMMERCIALLEGENDSTORAGE / MALL MGMTPERIMETER HARDSCAPE / LANDSCAPE1
RETAIL NEWRETAIL REMOVEDRECONFIGURED COMMERCIALEXISTING COMMERCIAL COMMON MALL AREANEW COMMERCIALRECONFIGURED COMMERCIALNEW COMMERCIALLEGENDSTORAGE / MALL MGMTPERIMETER HARDSCAPE / LANDSCAPE2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927Prepared By:No.RevisionDateSheet Title1”=40’LEVEL 2 FLOOR PLAN108002/08/2013Job No.DateScaleA1.2-1a40’80’MAIN BLDG. SITE DEVELOPMENTPERMIT PACKAGESDP 09-04CARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012REVISED 07/05/2012REVISED 01/30/2013REVISED 02/08/2013REVISED 04/16/2013Key Plan:COMMERCIALCOMMERCIAL(N) SERVICE AREA COMMERCIALCOMMERCIAL COMMERCIAL(N) SERVICE AREA COMMERCIALUPPER LEVELPARKINGLOWER LEVELPARKING(BELOW)EXISTING ROBINSON’S-MAYBUILDING COMMERCIAL COMMERCIALCOMMERCIALTERRACE213,750 SF5,200 SF1,850 SF4,787 SF3,947 SF2,950 SF2,750 SF895 SF1800 SFLEVEL 1LEVEL 2LEVEL 1 2,101 SF1,696 SF1,982 SF895 SF4,787 SF1,850 SF5,200 SF-5,743 SF-8,106 SF-3,194 SF-2,950 SF-3,947 SF-2,750 SF-3,750 SF-1,800 SF-2,465 SF-510SF-85SF373 SFLEVEL 2TOTAL NET LOSS COMMERCIAL PROPOSED - 636 SFLEVEL 37,572 SF
RECONFIGURED COMMERCIALEXISTING COMMERCIAL COMMON MALL AREANEW COMMERCIALRECONFIGURED COMMERCIALNEW COMMERCIALLEGENDSTORAGE / MALL MGMTPERIMETER HARDSCAPE / LANDSCAPE2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927Prepared By:No.RevisionDateSheet Title1”=40’LEVEL 3 FLOOR PLAN108003/05/2013Job No.DateScaleA1.3-140’80’MAIN BLDG.SITE DEVELOPMENTPERMIT PACKAGESDP 09-04CARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012REVISED 07/05/2012REVISED 01/30/2013REVISED 03/05/2013REVISED 04/16/2013Key Plan: COMMERCIALUPPER LEVELPARKINGLOWER LEVELPARKING(BELOW)EXISTING ROBINSON’S-MAYBUILDING21
RETAIL NEWRETAIL REMOVEDRECONFIGURED COMMERCIALEXISTING COMMERCIAL COMMON MALL AREANEW COMMERCIALRECONFIGURED COMMERCIALNEW COMMERCIALLEGENDSTORAGE / MALL MGMTPERIMETER HARDSCAPE / LANDSCAPE2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927Prepared By:No.RevisionDateSheet Title1”=40’LEVEL 3 FLOOR PLAN108003/05/2013Job No.DateScaleA1.3-1a40’80’MAIN BLDG.SITE DEVELOPMENTPERMIT PACKAGESDP 09-04CARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012REVISED 07/05/2012REVISED 01/30/2013REVISED 03/05/2013REVISED 04/16/2013Key Plan: COMMERCIALUPPER LEVELPARKINGLOWER LEVELPARKING(BELOW)EXISTING ROBINSON’S-MAYBUILDING217,572 SFLEVEL 1LEVEL 2LEVEL 1 2,101 SF1,696 SF1,982 SF895 SF4,787 SF1,850 SF5,200 SF-5,743 SF-8,106 SF-3,194 SF-2,950 SF-3,947 SF-2,750 SF-3,750 SF-1,800 SF-2,465 SF-510SF-85SF373 SFLEVEL 2TOTAL NET LOSS COMMERCIAL PROPOSED - 636 SFLEVEL 37,572 SF
46’-0” TOP76.3’ ASL53’-6” TOP83.8’ ASL61’-0” TOP91.3’ ASL61’-0” TOP91.3’ ASL58’-0” TOP88.3’ ASL63 0” TOP93.3’ ASL65’ 095.3’ ASL56’-6”86.8’ ASL44’-6”74.8’ ASL60’-0”90.3’ ASL54’-0”84.3’ ASL54’-6”84.8’ ASL42’-6”72.8’ ASL61’-6”91.8’ ASL56’-6”86.8’ ASL48 -0”78.3’ ASL5 1’-6”81.8’ ASL51’-0”81.3’ ASL56’-0”86.3’ ASLNEW ROOF46’-0” TOP76.3’ ASL46’-0” TOP76.3’ ASL46’-0” TOP76.3 ASL28’-6” TOP 28’-6” TOP OF MTL. ROLL-UP GATE,58.8 ASL OF WALL58.8’ ASL 28’-6” TOP OF WALL58.8’ ASL EXISTINGEXISTING56’-6”86 8 ASL50’-8”80.97’ ASL67’-0” TOP97.3’ ASL30.3’ ABOVE SEA LEVEL (ASL),, 100.8’ ASL56’-0” TOR86.3’ ASL50’-6” TOS80.8’ ASL50’-6” TOS80.8’ ASL57’-6” TOS87.8’ ASL62 -6” TOS92.8’ ASL31’-0” TOP61.3’ ASL55.3’ ASL25’-0” TOP57.3 ASL27’-0” TOP63’-0” TP93.3’ ASL64’-6” TOP94.8’ ASLEXISTING ROOF35’-0”65.3’ ASL57’-6” TOS87.8’ ASL 57 -6” TOS87.8’ ASL67 -6” TOS97.8’ ASL44’-6” TOS74.8’ ASL54’-0” TOR84.3’ ASL54’-6” TOR84.8’ ASL75’-0” TOP OF SIGN105.3’ ASL34’-6” TOP OF METAL FRAME ABOVE,64.8’ ASL 26’-6” TOP OF MTL. GAT56.8’ ASL26’-6” TOP OF WALL56.8’ ASL60’-0” TOR90.3’ ASL48’-0” TOR78.3’ ASL51’-0” TOR81.3’ ASL56’-6” TOR86.8’ ASL61’-0” TOP91.3’ ASL2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927Prepared By:No.RevisionDateSheet Title1”=40’ROOF PLAN-MAIN BUILDING108003/20/2013Job No.DateScaleA1.4-10’40’80’SITE DEVELOPMENTPERMIT PACKAGESDP 09-04CARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012REVISED 07/05/2012REVISED 03/20/2013REVISED 03/05/2013MECHANICAL SCREEN - EXACT LOCATION TO BE DETERMINED LEGENDNEW ROOFEXISTING ROOFTHE ELEVATIONS [AND/OR PLANS, AS APPLICABLE] DEPICTED ON THIS SHEET ARECONCEPTUAL ONLY AND MAY BE REVISED AT THE TIME A SPECIFIC USER GOES FORWARDWITH DETAILED PLANS. AT THAT TIME, DETAILED ELEVATIONS WILL BE PROVIDED SUBJECTTO APPROVAL OF THE GRANTING AUTHORITY AS SPECIFIED IN SPECIFIC PLAN 09-01. NOTES: Key Plan:11REVISED 04/16/2013
2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927Prepared By:No.RevisionDateSheet Title1”=40’LEVEL 2 FLOOR PLAN108002/08/2013Job No.DateScaleA1.4-240’80’MAIN BLDG. SITE DEVELOPMENTPERMIT PACKAGESDP 09-04CARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012REVISED 07/05/2012REVISED 01/30/2013REVISED 02/08/2013REVISED 04/16/2013Key Plan:COMMERCIALCOMMERCIAL(N) SERVICE AREA COMMERCIALCOMMERCIAL COMMERCIAL(N) SERVICE AREA COMMERCIALUPPER LEVELPARKINGLOWER LEVELPARKING(BELOW)EXISTING ROBINSON’S-MAYBUILDING COMMERCIAL COMMERCIALCOMMERCIALTERRACENEW 5’ WIDE METAL CANOPYNEW 3’ WIDE METAL CANOPYNEW 5’ WIDE METAL CANOPYNEW 3’ WIDE METAL CANOPYNEW 4’ WIDE METAL CANOPYNEW 3’ WIDE METAL CANOPYNEW 4’ WIDE METAL CANOPYNEW 2’ WIDE METAL CANOPYThis plan depicts certain architectural projecƟons that closely match the approved elevaƟons and architectural renderings of the Site Development Plan. These projecƟons are likely to be modified during the course of construcƟon drawings and as different tenants lease space. It is understood that the degree of architectural relief and arƟculaƟon as depicted in the proposed elevaƟons and renderings will be equivalent to the approved architectural plans even though the actual elements and placement of these elements may vary. NOTES:21
BERMGRAPHICSSLOPED LANDSCAPEENHANCED PAVINGPATTERN #1END ISLAND TREES(LIGHT & AIRY)END ISLAND TREES(LIGHT & AIRY)BOLLARDSLOW SHRUBS, COLORDROP OFFPALMS IN RAISED PLANTER/BENCHPALMS IN RAISED PLANTER/BENCHJ.C. PENNEYJC PENNEY ENTRYARCADEPATTERN BLEEDS OUT TO (E)ENHANCED PAVINGPATTERN #1 (ROTATED)FEATURE PALMSPLANTERENTRY SCREENBELOWCLERESTORY LINETO COURT BELOWRESTAURANTBELOWVALET OUTDOOR SEATINGFLOWERING TREESENHANCED CONC.ROLL-UPMTL GATETHEATER WALL@ LVL 2LOW PLANTING TYP.THEMATIC SPECIMANTREE (3)(N) STREET TREE TYP.8’ WALL (CIP CONC. BD-FORMED)PLANTER STRIP TYP.MAINBUILDINGTHEATER PYLONSTEPPEDPLANTERENHANCED PAVINGPATTERN #2ENHANCED PAVINGPATTERN #1 (ROTATED)Key Plan:2140’80’2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927SITE DEVELOPMENTPrepared By:No.RevisionDateSheet Title1” = 40’ILLUSTRATIVE PLANSNORTH PLAZA & WALK 108003/05/2013Job No.DateScaleA1.5-1PERMIT PACKAGESDP 09-04MAINBUILDINGTHIS ILLUSTRATIVE PLAN IS CONCEPTUAL IN NATURE AND DEPICTS DESIGN INTENT ONLY. THE SPECIFIC USES AND CONFIGURATIONS SHOWN ARE SUBJECT TO REVISION AND REFINEMENT AS INDIVIDUAL TENANT REQUIREMENTS BECOME KNOWN.THE ELEVATIONS [AND/OR PLANS, AS APPLICABLE] DEPICTED ON THIS SHEET ARECONCEPTUAL ONLY AND MAY BE REVISED AT THE TIME A SPECIFIC USER GOES FORWARDWITH DETAILED PLANS. AT THAT TIME, DETAILED ELEVATIONS WILL BE PROVIDED SUBJECTTO APPROVAL OF THE GRANTING AUTHORITY AS SPECIFIED IN SPECIFIC PLAN 09-01. NOTES: CARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012REVISED 07/05/2012REVISED 03/05/2013REVISED 04/16/2013KEY PLAN
21Key Plan:40’80’2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927SITE DEVELOPMENTPrepared By:No.RevisionDateSheet Title1” = 40’ILLUSTRATIVE PLANSSOUTH PLAZA & WALK 108003/05/2013Job No.DateScaleA1.5-2SDP 09-04PERMIT PACKAGEPLANTING STRIP - GRASSESALLOW FOR DRAINAGEEND ISLAND TREE (LIGHT& AIRY/COLOR)CONCRETESIDEWALKSECONDARY ENTRY TREELOW HEDGE SCREENENHANCEDPAVINGPLANTING STRIP(N) STREET TREES TYP.IN LRG. POTS @ (E) EASEMENTINTEGRAL COLOR CONC.TO MATCH COLOR OFENHANCED PAVINGGATE OVERHEADROLL-UP MTLSLAT SOLIDENHANCEDPAVINGOUTDOOR “DINING ROOMS”STEEL-FRAME STRUCTUREW/ TENSION CABLES& FABRIC CANOPIESINTEGRAL COLORCONCRETE “ENHANCED PAVING” RUNS THRULOW CONCRETE WALL & PLANTING STRIP@ COL. LINEDROP OFFLOW CANOPYSIGN ONPORTALGRAPHICSENHANCED CONCRETEPATTERN #1GRAPHICSLARGE FLOWERINGTREERETAILLOW HEDGESCREENBOLLARDS TYP.SECONDARY ENTRY TREECONCRETESIDEWALKENTRY PALM TREESTHEMATIC SPECIMAN TREE - COLOR& STRUCTURE, ALLOW SIGHT LINESTHRU CANOPY (4 TOTAL)(N) ENHANCED PAVINGINTEGRAL CONC. W/ SCORELINES. ASSUMEBROOM & 2 LVLS OF BLAST FINISHESSIGNAGEMACY’SMAINBUILDINGTHIS ILLUSTRATIVE PLAN IS CONCEPTUAL IN NATURE AND DEPICTS DESIGN INTENT ONLY. THE SPECIFIC USES AND CONFIGURATIONS SHOWN ARE SUBJECT TO REVISION AND REFINEMENT AS INDIVIDUAL TENANT REQUIREMENTS BECOME KNOWN.THE ELEVATIONS [AND/OR PLANS, AS APPLICABLE] DEPICTED ON THIS SHEET ARECONCEPTUAL ONLY AND MAY BE REVISED AT THE TIME A SPECIFIC USER GOES FORWARDWITH DETAILED PLANS. AT THAT TIME, DETAILED ELEVATIONS WILL BE PROVIDED SUBJECTTO APPROVAL OF THE GRANTING AUTHORITY AS SPECIFIED IN SPECIFIC PLAN 09-01. NOTES: CARLSBADMARRON ROADLANDSCAPE BUFFER TYP.PROJECT ENTRY TREEPROJECT ENTRY TREEEVERGREEN STREET TREE, TYP.LOW GRASSMED-SCREENPLANTINGRETAILREST.PALM CLUSTERENTRY TREEPLAZA ACCENTTREETENANTPATIOENTRY TREEENHANCEDPAVINGSEATING AREATREES IN POTS/BENCHES(N) SMALL STREETTREE, TYP.(E) TREE & PLANTER(E) CONCRETEPAVING(E) TREEREVISED 02/24/2012REVISED 03/01/2012MAINBUILDINGREVISED 05/11/2012SMALL TREES IN PLANTER POTSBOLLARDSPLANTING BANDS - 3 PLANT VARIATIES MIN. SECONDARY ENTRY TREEPROJECT ENTRY TREEKEY PLANREVISED 07/05/2012REVISED 03/05/2013REVISED 04/16/2013
2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927CARLSBADSITE DEVELOPMENTPrepared By:No.RevisionDateSheet Title1”=20’108003/05/2013Job No.DateScaleA2.1-1NORTH ELEVATION PERMIT PACKAGEREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012SDP 09-0420’40’NORTH ELEVATION NORTH ELEVATION GLASS STOREFRONT SYSTEM TRESPA SIMULATEDWOOD PANELS PROJECTED MTL SIGN w/ MTL CAP ON TENANT BEYONDPROJECTED MTL CAP & PLASTER PANEL @ THEATER BEYOND COMMERCIALCOMMERCIAL SERVICEMALL ENTRYCOMMERCIALCOMMERCIALCOMMERCIAL EXISTING DEPARTMENT STOREMALL ENTRYSERVICELVL 1 (E)16’ - 0” TOP OF STOREFRONT (N)63’ - 0” TOP OF PARAPET (N)16’-0”0’-0” LVL 1 (E)16’-6” LVL 2 (E)48’-0” TOP OF ROOF (N) 63’-0” TOP OF PARAPET (N)16’-6”58’ - 0” TOP OF PARAPET (N)THESE BUILDING ELEVATIONS ARE CONCEPTUAL IN NATURE AND DEPICT DESIGN INTENT ONLY. THE SPECIFIC USES AND CONFIGURATIONS SHOWN ARE SUBJECT TO REVISION AND REFINEMENT AS INDIVIDUAL TENANT REQUIREMENTS BECOME KNOWN.MATCH LINEMATCH LINEPLASTER, SMOOTH HARD TROWEL FINISH w/ MTL REVEALS & CAP (PLAS 2) PLANT BOX TENANT SIGN METAL CANOPY METAL CANOPY GLASS PROJECTED MTL CAP w/CLERESTORY GLASS BEYONDSTEEL PLANTER TROUGHTHE ELEVATIONS [AND/OR PLANS, AS APPLICABLE] DEPICTED ON THIS SHEET ARECONCEPTUAL ONLY AND MAY BE REVISED AT THE TIME A SPECIFIC USER GOES FORWARDWITH DETAILED PLANS. AT THAT TIME, DETAILED ELEVATIONS WILL BE PROVIDED SUBJECTTO APPROVAL OF THE GRANTING AUTHORITY AS SPECIFIED IN SPECIFIC PLAN 09-01. NOTES: METAL ROLL-UP GATESw/ HORIZONTAL RIBS4’ HIGH SPLIT-FACECMU HORIZ. BANDSEXPRESSED GLASS STOREFRONT SYSTEM SKYLIGHT BEYOND EXISTING DEPT. STOREMTL WALL PANEL, HORIZ. RIBSw/ 24” HIGH EXPOSED CONC. BASEMTL. FRAME PAINTED 31’ - 0” TOP OF PARAPET (N)75’ - 0” TOP OF SIGN (N)STONE CLADDING (BY TENANT)PLASTER, SMOOTH HARD TROWEL FINISH w/ MTL CAP (PLAS 2) PLASTER, SMOOTH HARD TROWEL FINISH w/ MTL CAP (PLAS 2) PLASTER, MEDIUM SAND FINISH w/ MTL REVEALS & CAP (PLAS 1) PLASTER, MEDIUM SAND FINISH w/ MTL REVEALS & CAP (PLAS 1) PLASTER, MEDIUM SAND FINISH (PLAS 1) TENANT SIGN REVISED 03/05/2013Key Plan:TRESPA SIMULATED WOODPANELS (BY TENANT)TRESPA SIMULATED WOODPANELS (BY TENANT)93.3’ ASL78.3’ ASL46.8’ ASL30.3’ ASL105 3’ ASL93.3’ ASL88.3’ ASL61 3’ ASL46.3’ ASL30.3’ ASLREVISED 03/22/2013REVISED 04/16/2013
THESE BUILDING ELEVATIONS ARE CONCEPTUAL IN NATURE AND DEPICT DESIGN INTENT ONLY. THE SPECIFIC USES AND CONFIGURATIONS SHOWN ARE SUBJECT TO REVISION AND REFINEMENT AS INDIVIDUAL TENANT REQUIREMENTS BECOME KNOWN.THE ELEVATIONS [AND/OR PLANS, AS APPLICABLE] DEPICTED ON THIS SHEET ARECONCEPTUAL ONLY AND MAY BE REVISED AT THE TIME A SPECIFIC USER GOES FORWARDWITH DETAILED PLANS. AT THAT TIME, DETAILED ELEVATIONS WILL BE PROVIDED SUBJECTTO APPROVAL OF THE GRANTING AUTHORITY AS SPECIFIED IN SPECIFIC PLAN 09-01. NOTES: SDP 09-0420’40’LEVEL 2 (E)34’ - 6” TOP OF MTL. FRAME (N)50’ - 0” TOP OF PORTAL (N)56’ - 0” TOP OF ROOF (N)0’-0” LEVEL 1 (E)16’-6” LEVEL 2 (E)53’ - 6” TOP OF PARAPET (N)56’-6” TOP OF ROOF (N)SOUTH ELEVATION SOUTH ELEVATION EXISTING DEPT. STOREPAINTED, PLASTER SMOOTH HARD EXISTING DEPARTMENT STORECOMMERCIAL SERVICE COMMERCIALMALL ENTRYCOMMERCIALCOMMERCIALCOMMERCIALSERVICEMALL ENTRYLOW CONCRETE WALL/BENCHCIP w/ BOARD FORMEDEXPRESSED HORIZ. BAND FACETRESPA PANELSw/ MTL REVEALS & MTL CAPSTEEL FRAME - PAINTEDw/ FABRIC PANELSSUSPENDED BY CABLESGLASS (BY TENANT) HORIZONTAL SPANDREL PANELS w/MTL CAP (BY TENANT)METAL FRAME CANOPYw/ GLASS OR MTL PANES (BY TENANT)SPANDREL GLASS w/ FRITIN MTL FRAME & CAP (BY TENANT)TRESPA SIMULATEDWOOD PANELSSIGNAGE ON MTL LEDGE(BY TENANT)MTL FRAME CANOPYw/ GLASS OR MTL PANELS (BY TENANT)GLASS (BY TENANT)TRESPA SIMULATEDWOOD PANELSSTEEL PLANTER TROUGHMETAL FRAME CANOPYw/ GLASS OR MTL PANES (BY TENANT)METAL SIGN LEDGEEXISTING METAL CANOPY TROWEL FINISH w/ REVEALS (PLAS 2)& POSTSMTL CANOPYMETAL ROLL-UP GATESw/ HORIZONTAL RIBSMETAL FRAMEGLASS(BY TENANT) GLASSGRAPHIC PANELSw/ MTL FRAME MATCH LINEMATCH LINE65’-0” TOP OF PARAPET (N)0’-0” LEVEL 1 (E)PLASTER, SMOOTH HARD TROWEL FINISH w/ MTL CAP (PLAS 2) PLASTER, SMOOTH HARD TROWEL FINISH w/ MTL CAP (PLAS 2) - (BY TENANT) PLASTER, SMOOTH HARD TROWEL FINISH w/ MTL CAP (PLAS 2) - (BY TENANT) PLASTER, SMOOTH HARD TROWEL FINISH w/ MTL CAP (PLAS 2) - (BY TENANT) PLASTER, SMOOTH HARD TROWEL FINISH w/ MTL CAP (PLAS 2) - (BY TENANT) 63’-0” TOP OF PARAPET (N)CARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/20122525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927CARLSBADSITE DEVELOPMENTPrepared By:No.RevisionDateSheet Title1”=20’108003/05/2013Job No.DateScaleA2.1-2SOUTH ELEVATION PERMIT PACKAGEREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012SEE SHEET A2.2-2Key Plan:83.8’ ASL86.8’ ASL93 3’ ASL95.3’ ASL46.8’ ASL30.3’ ASL86.3’ ASL80.3’ ASL64.8’ ASL46.8’ ASL16’-6”30.3’ ASL STONE CLADDINGPAINTED METAL FACIAPAINTED METAL SCREEN WALLPAINTED METAL SWING OUT GATESREVISED 03/05/2013REVISED 04/16/2013REVISED 03/05/2013REVISED 03/22/2013
2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927SITE DEVELOPMENTPrepared By:No.RevisionDateSheet Title1”=20’108003/05/2013Job No.DateScaleA2.1-3EAST ELEVATION Key Plan:PERMIT PACKAGECARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012SEE SHEET A2.2-3SDP 09-0420’40’EAST ELEVATION METAL DOOR PANELSSMOOTH HARDCOAT PLASTER PANELw/ COLOR (BY TENANT)STEEL PLANTER TROUGHCOMMERCIALCOMMERCIAL BEYONDEXISTING DEPARTMENTSTORE BEYONDTENANT SIGNMTL WALL PANEL, HORIZ. RIBSw/ 24” HIGH EXPOSED CONC. BASEMETAL CANOPY4” HIGH HORIZ. BANDS -SPLITFACE TILE VENEERw/ GLASS INSET (BY TENANT)TRESPA SIMULATED WOOD PANELSSIGNAGE ON MTL LEDGE(BY TENANT)CLEAR STOREFRONT GLASS (BY TENANT)0’-0” LVL 1 (E)63’-0” TOP OF PARAPET (N)75’-0” TOP OF SIGN (N)63’-0” TOP OF PARAPET (N)50’-0” TOP OF PARAPET (N)16’-6” LVL 2 (E)34’-6” TOP OF TRELLIS (N)56’-0” TOP OF ROOF (N)63’-0” TOP OF PARAPET (N)THESE BUILDING ELEVATIONS ARE CONCEPTUAL IN NATURE AND DEPICT DESIGN INTENT ONLY. THE SPECIFIC USES AND CONFIGURATIONS SHOWN ARE SUBJECT TO REVISION AND REFINEMENT AS INDIVIDUAL TENANT REQUIREMENTS BECOME KNOWN.THE ELEVATIONS [AND/OR PLANS, AS APPLICABLE] DEPICTED ON THIS SHEET ARECONCEPTUAL ONLY AND MAY BE REVISED AT THE TIME A SPECIFIC USER GOES FORWARDWITH DETAILED PLANS. AT THAT TIME, DETAILED ELEVATIONS WILL BE PROVIDED SUBJECTTO APPROVAL OF THE GRANTING AUTHORITY AS SPECIFIED IN SPECIFIC PLAN 09-01. NOTES: 16’ - 6” LVL 2 (E)31’ - 0” TOP OF PARAPET (N)0’-0” LVL 1 (E)PLASTER, SMOOTH HARD TROWEL FINISH w/ MTL CAP (PLAS 2) PLASTER, MEDIUM SAND FINISH w/ MTL REVEALS & CAP (PLAS 1) PLASTER, SMOOTH HARD TROWEL FINISH w/ MTL CAP (PLAS 2) METAL FRAME PLASTER, SMOOTH HARD TROWEL FINISH w/ MTL CAP (PLAS 2) - (BY TENANT) REVISED 03/05/201330.3’ ASL46.8’ ASL64.8’ ASL86.3’ ASL93.3’ ASL105.3’ ASL93 3’ ASL80.3’ ASL61 3’ ASL46.8’ ASL30.3’ ASLPAINTED METAL FACIAPAINTED METAL SCREEN WALLREVISED 03/22/2013REVISED 04/16/2013
Key Plan:2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927Prepared By:No.RevisionDateSheet Title1”=10’BUILDING DETAIL/NORTH PLAZA VIEW1080Job No.DateScaleA2.2-1 10’20’SITE DEVELOPMENTPERMIT PACKAGESDP 09-0403/05/2013CARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012REVISED 03/05/2013METAL WALL PANEL W/HORIZONTAL RIBSw/ 24” HIGH EXPOSED CONC. BASEPLASTER, MEDIUM SAND FINISH w/ MTL REVEALS & CAP (PLAS 1)GRAPHIC PANEL IN METAL FRAMESTONE CLADDING (BY TENANT)METAL ROLL-UP GATES w/ HORIZONTAL RIBSGLASS IN 2” ALUMINUM STOREFRONT SYSTEM (BY TENANT)PROJECTED MTL CAP & PLASTERPANEL @ THEATER BEYONDTRESPA SIMULATED WOOD PANELSEXISTING RESTAURANTDININGTRESPA WOOD PANELSGRAPHIC PANEL IN METAL FRAMEGLASS STOREFRONT SYSTEMSKYLIGHT BEYONDPROJECTED METAL CAPw/ CLERESTORY GLASSBEYONDMETAL FRAME PAINTEDGLASS STOREFRONT SYSTEMSTEEL PLANTER THROUGHGLASS IN 2” ALUMINUM STOREFRONT SYSTEM (BY TENANT)STEEL PLANTER THROUGHPROJECTED MTL CAP & PLASTERPANEL @ THEATER BEYONDMETAL FRAME PAINTEDGLASS STOREFRONT SYSTEMPLASTER, MEDIUM SAND FINISH w/ MTL REVEALS & CAP (PLAS 1)PLASTER, MEDIUM SAND FINISH w/ MTL REVEALS & CAP (PLAS 1)PLASTER, MEDIUM SAND FINISH w/ MTL REVEALS & CAP (PLAS 1)STONE CLADDING - (BY TENANT)NORTH PLAZA VIEWNORTH ELEVATION DETAILSCALE: NTSREVISED 04/16/2013REVISED 03/22/2013
SOUTH PLAZA VIEWSOUTH ELEVATION DETAILSCALE: NTSTHE ELEVATIONS [AND/OR PLANS, AS APPLICABLE] DEPICTED ON THIS SHEET ARECONCEPTUAL ONLY AND MAY BE REVISED AT THE TIME A SPECIFIC USER GOES FORWARDWITH DETAILED PLANS. AT THAT TIME, DETAILED ELEVATIONS WILL BE PROVIDED SUBJECTTO APPROVAL OF THE GRANTING AUTHORITY AS SPECIFIED IN SPECIFIC PLAN 09-01. NOTES: VIEWS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND DESCRIBE OVERALLDESIGN INTENT. REFER TO COLORS & MATERIALS SHEET A3.1-2 FOR COLOR INTENT. SPECIFIC USES, CONFIGURATIONS AND MATERIAL FINISHES ARE SUBJECT TO REVISION AND REFINEMENT AS INDIVIDUAL TENANT REQUIREMENTS BECOME KNOWN.SCALE: 1”=10’ @ 24”X36”TRESPA SIMULATED WOOD PANELS w/METAL REVEAL &METAL CAPMETAL SIGN LEDGEPLASTER, SMOOTH HARD TROWEL FINISHw/ MTL CAP (PLAS 2) - (BY TENANT)GLASS IN 2” ALUM. STOREFRONT SYSTEM (BY TENANT)GLASS IN 2” ALUM. STOREFRONT SYSTEM(BY TENANT)8” STL. TUBE FRAME - PLAINTED W/ FABRICAWNING / TENSION CABLE SYSTEMSTEEL FRAME - PAINTEDw/ FABRIC PANELS SUSPENDED BY CABLESLOW CONCRETE WALL/BENCHCIP w/BOARD FORMED EXPRESSED HORIZ. BADN FACETENANT SIGN, PIN-SET ON MTL. CANOPY FRAME W/GLASS OR METAL HORIZONTAL PANELSTRESPA SIMULATED WOOD PANELS RECESSED STL. BASEMTL. CANOPY FRAME W/ GLASS OR HORIZONTALPANELS (BY TENANT)STEEL PLANTER TROUGHPLASTER BEYONDSKYLIGHT BEYONDGLASS STOREFRONT (BY TENANT)INTEGRAL COLOR CONCRETE W/ 3 TYPES FINISHLOW CONCRETE WALL BENCH BOARD FORMED8” STEEL TUBE FRAME PAINTED W/ FABRIC AWNING/TENSION CABLE SYSTEMHORIZONTAL SPANDREL PANELS w/ METAL CAPSPANDREL GLASS PANEL W/ FRIT PATTERNIN 2” ALUM. FRAME & METAL CAP (BY TENANT)GLASS IN 2” ALUM. STOREFRONT SYSTEM(BY TENANT)TRESPA WOOD PANELSTENANT SIGNAGE PIN-SET ON ACM LEDGEPLASTER, SMOOTH HARD TROWEL FINISH w/MTL CAP (PLAS 2)(BY TENANT)TRESPA WOOD PANELS TRESPA WOOD PANELSPAINTED METAL SCREEN WALLPAINTED METAL FACIAREVISED 04/16/2013Key Plan:2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927Prepared By:No.RevisionDateSheet Title1”=10’BUILDING DETAIL/SOUTH PLAZA VIEW108003/05/2013Job No.DateScaleA2.2-2 10’20’SITE DEVELOPMENTPERMIT PACKAGESDP 09-04CARLSBADREVISED 02/24/2012REVISED 03/01/2012REVISED 05/11/2012REVISED 03/05/2013REVISED 03/22/2013