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HomeMy WebLinkAboutGPA 09-07; Palomar Commons; General Plan Amendment (GPA) (3)STATE OF CALIFORNIA |^ ^ifE^l GOVERNOR'S OFFICE O/PLANNING AND RESEARCH STATE CLEARINGHOUSE AND PLANNING UNIT AKKOLD SCHWARZENEGGER CYNTHIABRYANT CITY OF GARLSBAD June 28, 2010 01 2010 Van Lynch City of Carlsbad Community & Economic Planning Department Oevelopment Department 1635 Faraday Avenue Carlsbad, CA 92008 Subject: Palomar Commons SCH#: 2010051074 i I Dear Van Lynch: The State Clearinghouse submitted the above named Negative Declaration to selected state agencies for review. On the enclosed Document Details Report please note that the Clearinghouse has listed the state agencies that reviewed your document. The review period closed on June 25, 2010, and the comments from the responding agency (ies) is (are) enclosed. If this comment package is not in order, please notify "the State Clearinghouse immediately. Please refer to the project's ten-digit State Clearinghouse number in future correspondence so that we may respond promptly. Please note that Section 21104(c) of the CaHfomia Public Resources Code states that: "A responsible or other public agency shall only make substantive comments regarding those activities involved in a project which are within an area of expertise of the agency or which are required to be carried out or approved by the agency. Those comments shall be supported by specific documentation." These comments are forwarded for use in preparing your final enviromnental document. Should you need more information or clarification of the enclosed comments, we recommend that you contact the commenting agency directly. This letter acknowledges that you have complied with the State Clearinghouse review requirements for draft enviromnental documents, pursuant to the California Environmental Quality Act. Please contact the State Clearinghouse at (916) 445-0613 if you have any questions regarding the environmental review process. Sincerely, scott Morgan Acting Director, State Clearinghouse Enclosures cc: Resources Agency 1400 10th Street P.O. Box 3044 Sacramento, California 95812-3044 (916) 445-0613 FAX (916) 323-3018 vmw.opr.ca.BOV Document Details Report State Clearinghouse Data Base SCH# 2010051074 Project Title Palomar Commons Lead Agency Carlsbad, City of Type Neg Negative Declaration Description NOTE: Review Per Lead A request for a General Plan Amendment, Zone Change, Site Development Plan, Special Use Permit, four Conditional Use Permits, and a Variance to allow the development of a 185,246 sf retail commercial center on 16.55 acres located at the southwest comer of Paiomar Airport Road and El Camino Real. The General Plan Amendment will create new text and Land Use designation of General Commercial (GC) and change the existing land use from Travel Recreation/Commercial (T-R) and a portion (.87 acre) of Planned industrial (PI) to General Commercial (GC). A Zone Change from Commercial Tourist- Qualified development overlay (C-T-Q) and Planned Industrial (PM) (.87 acre) to General Commercial (C-2-Q) will implement the new land use designations. The Special Use Permit is for the development adjacent to the El Camino Real Scenic Corridor. The Conditional Use Permits will allow gas station/carwash, drive thru facilities for the bank, and a modification of the entrance to the adjacent San Diego County Animal Control facility. The variance is for the modification of the overall and individual sign area and letter height allowance for the home improvement store. The project will modify the entrance to the San Diego County Animal Shelter, add a new signalized intersection on Palomar Airport Road, close the existing left turn lane onto the project site on northbound El Camino Real, and add new deceleration lanes for project entrances on Palomar Airport Rd and El Camino Real. The project wiil also modify the northbound left turn lane on El Camino Real to Palomar Airport Road to provide dual left turn lanes at the intersection and construct a separate eastbound right turn lane only lane on Palomar Airport Road at the El Camino Real intersection. The project will require grading with an import of soil material. The project site was formerly developed as the Olympic Resort and Spa, which included an 80 room hotel, restaurant, health club, spa, conference center, parking lot, tennis courts and a golf driving range. Document Details Report State Clearinghouse Data Base Lead Agency Contact Name Van Lynch Agency Phone email Address City City of Carlsbad 760-602-4613 Planning Department 1635 Faraday Avenue Carlsbad Fax State CA Zip 92008 Project Location County City Region Lat/Long Cross Streets Parcel No. Township San Diego Carlsbad 33° 07'41"N/117°16' 03" W Palomar Airport Rd and El Camino Real 213-020-18-00 AKA 760-221-015 Range Section Base Proximity to: Highways Airports McClellan/Palomar Railways Waterways Schools Land Use Carlsbad and San Marcos Unified School Districts Vacant (under demolition)/Commercial Tourist/Travel/Recreation Commercial Project Issues Air Quality; Archaeologic-Historic; Noise; Toxic/Hazardous; Traffic/Circulation; Vegetation Reviewing Resources Agency; Department of Fish and Game, Region 5; Department of Parks and Recreation; Agencies Department of Water Resources; Caltrans, Division of Aeronautics; Califomia Highway Patrol; Caltrans, District 11; Regional Water Quality Control Board, Region 9; Department of Toxic Substances Control; Native American Heritage Commission Date Received 05/26/2010 Start of Rev/ew 05/26/2010 End of Review 06/25/2010 Departnnent of Toxic Substances Control Linda S. Adams Secretary for Environmental Protection Maziar Movassaghi Acting Director 5796 Corporate Avenue Cypress, Califomia 90630 Arnold Schwarzenegger Governor June 17, 2010 RECBVED JUN 23 im 1 STATE CLEABINGI^ Mr. Van Lynch City of Carisbad Planning Division 1635 Faraday Avenue Carlsbad, California 92008 DRAFT MITIGATED NEGATIVE DECLARATION (ND) FOR PALOMAR COMMONS {SCH# 2010051074) Dear Mr. Lynch: The Department of Toxic Substances Control (DTSC) has received your submitted document for the above-mentioned project. As stated in your document: "A request for a General Plan Amendment, Zone Change, Site Deveiopment Plan, Special Use Permit, four Conditional Use Permits, and a Variance to allow the development of a 185,246 square foot retail commercial center on 16.55 acres located at the southwest corner of Palomar Airport Road and El Camino Real. The General Plan Amendment will create new text and Land Use designation of General Commercial and change the existing land use from Travel Recreation/Commercial (T-R) and a portion (.87 ac) of Planned Industrial (PI) to General Commercial (GC). A Zone Change from Commercial Tourist- Qualified development overly (C-T-Q) and Planned Industrial (PM) (.87 ac) to General Commercial (G-2-Q) will implement the new land use designations. The Special Use Permit is for the development adjacent to the El Camino Real Scenic Corridor. The Conditional Use Permits will allow gas statlon/canwash, drive thru facilities for the bank, and a modification ofthe entrance to the adjacent San Diego Counfy Animal Control facility. The variance is for the modification ofthe overall and individual sign area and letter height allowance for the home improvement store. The project will modify the entrance to the San Diego Counfy Animal Shelter, add a new signalized intersection on Palomar Airport Road, close the existing left turn lane onto the project site on Northbound El Camino Real, and add new deceleration lanes for project entrances on Palomar Airport Road at the El Camino Real. The project will also modify the northbound left turn lane on El Camino Real to Palomar Airport Road to provide dual left turn lanes at the intersection and construct a separate eastbound right turn lane only lane on Palomar Airport Road at the El Camino Real intersection. The project will require grading with an import of soil material. The project site was formerly developed ® Printed on Recycled Paper Mr. Van Lynch June 17, 2010 Page 2 as the Olympic Resort and Spa, which included an 80 room hotel, restaurant, health club, spa, conference center, parking lot, tennis courts and a golf driving range". Based on the review of the submitted document DTSC has the following comments: 1) The ND should identify and determine whether current or historic uses at the project area may have resulted in any release of hazardous wastes/substances. 2) The document states that the ND would identify any known or potentially contaminated sites within the proposed project area. For all identified sites, the ND should evaluate whether conditions at the site may pose a threat to human health or the environment. Following are the databases of some of the regulatory agencies: • National Priorities List (NPL): A list maintained by the United States Environmental Protection Agency (U.S.EPA). • EnviroStor, a database primarily used by the California Department of Toxic Substances Control, at www. Envirostor.dtsc.ca.gov. • Resource Conservation and Recovery Information System (RCRIS): A database of RCRA facilities that is maintained by U.S. EPA. • Comprehensive Environmental Response Compensation and Liabilify Infonnation System (CERCLIS): A database of CERCLA sites that is maintained by U.S.EPA. • Solid Waste Information System (SWIS): A database provided by the California Integrated Waste Management Board which consists of both open as well as closed and inactive solid waste disposal facilities and transfer stations. • GeoTracker: A List that is maintained by Regional Water Quality Control Boards. • Local Counties and Cities maintain lists for hazardous substances cleanup sites and leaking underground storage tanks. • The United States Army Corps of Engineers, 911 Wilshire Boulevard, Los Angeles, California, 90017, (213) 452-3908, maintains a list of Formerly Used Defense Sites (FUDS). 3) The ND should identify the mechanism to initiate any required investigation Mr. Van Lynch June 17, 2010 Page 3 and/or remediation for any site that may be contaniinated, and the government agency to provide appropriate regulatory oversight, if hazardous materials or wastes were stored at the site, an environmental assessment should be conducted to determine if a release has occurred. If so, further studies should be carried out to delineate the nature and extent of the contamination, and the potential threat to public health and/or the environment should be evaluated. It may be necessary to determine if an expedited response action is required to reduce existing or potential threats to public health or the environment. If no immediate threat exists, the final remedy should be implemented in compliance with state laws, regulations and policies. 4) The project construction may require soil excavation and soil filling in certain areas. Appropriate sampling is required prior to disposal of the excavated soil. If the soil is contaminated, properly dispose of it rather than placing it in another location. Land Disposal Restrictions (LDRs) may be applicable to these soils. Also, ifthe project proposes to import soil to backfill the areas excavated, proper sampling should be conducted to make sure that the imported soil js free of contamination. 5) Human health and the environment of sensitive receptors should be protected during the construction or demolition activities. A study of the site overseen by the appropriate government agency might have to be conducted to determine if there are, have been, or will be, any releases of hazardous materials that may pose a risk to human health or the environment. 6) If during construction/demolition of the project, soil and/or groundwater contamination is suspected, construction/demolition in the area should cease and appropriate health and safety procedures should be implemented. If it is determined that contaminated soil and/or groundwater exist, the ND should identify how any required investigation and/or remediation will be conducted, and the appropriate government agency to provide regulatory oversight. 7) If weed abatement occurred, onsite soils may contain herbicide residue. If so, proper investigation and remedial actions, if necessary, should be conducted at the site prior to construction of the project. 8) If it is detemnined that hazardous wastes are, or will be, generated by the proposed operations; the wastes must be managed in accordance with the California Hazardous Waste Control Law (California Health and Safefy Code, Division 20, Chapter 6.5) and the Hazardous Waste Control Regulations (California Code of Regulations, Title 22, Division 4.5). If it is determined that hazardous wastes will be generated, the facilify should also obtain a United States Environmental Protection Agency Identification Number by contacting (800) 618-6942. Certain hazardous waste treatment processes or hazardous materials, handling, storage or uses may require authorization from the local ^5 Mr. Van Lynch June 17, 2010 Page 4 Certified Unified Program Agency (CUPA). Information about the requirement for authorization can be obtained by contacting your local CUPA. 9) DTSC can provide guidance for cleanup oversight through an Environmental Oversight Agreement (EOA) for government agencies that are not responsible parties, or a Voluntary Cleanup Agreement (VCA) for private pariiies. For additional information on the EOA or VCA, please see www.dtsc.ca.gov/SiteCleanup/Brownfields, or contact Ms. Maryam Tasnif- Abbasi, DTSC's Voluntary Cleanup Coordinator, at (714) 484-5489. If you have any questions regarding this letter, please contact me at (714) 484-5472 or at "ashami(gDTSC.ca.gov". AlyShami Project Manager Brownfieids and Environmental Restoration Program - Cypress cc: Governor's Office of Planning and Research State Clearinghouse P.O. Box 3044 Sacramento, California 95812-3044 CEQA Tracking Center Department of Toxic Substances Control Office of Environmental Planning and Analysis 1001 I Street, 22nd Floor, M.S. 22-2 Sacramento, California 95814 ADelacrl (@dtsc.ca.gov CEQA #2946 CONSISTENCY DETERMINATION MCCLELLAN-PALOMAR AIRPORT AIRPORT LAND USE COMPATIBILITY PLAN (ALUCP) JULY 1,2010 Item # 6 Resolution # 2010-0038 ALUC Recommendatjon: Conditionally Consistent GENERAL PLAN AMENDMENT AND ZONE RECLASSIFICATION TO CONSTRUCT A COMMUNITY SHOPPING CENTER AT 6111 EL CAMINO REAL AT PALOMAR AIRPORT ROAD, CITY OF CARLSBAD Descriptfon of Proiect: Based on plans submitted to the ALUC, the project proposes a general plan amerximent and zone reclassification to construct a retail communify shopping center. The center is proposed to contain a home improvement store, gas statiorVconvenience market and carwash, bank, retail sales building, and eating/drinking establishments. The total area of all uses would be 186,044 square feet on a properfy of 16.99 acres which contains an existing animal shelter which is to remain. Noise Contours: The gas station/convenience market and car wash, bank, retail sales, and eating/drinking establishment buildings would be located within the 65-70 and 70-75 decibel Communify Noise Equivalent Level (dB CNEL) noise contours. The ALUCP identifies retail sales and personal services uses located within the 65-70 and 70-75 dB CNEL noise contours as conditionally compatible with airport uses, provided that the buildings are sound attenuated to 50 dB CNEL interior noise level. More than 75 percent of the home improvement store would be located within the 60-65 dB CNEL noise contour, and the ALUCP identifies retail sales and personal services uses located within the 60-65 dB CNEL noise contour as compatible with airport uses. The ALUCP provides that when a proposed building lies within more than a single noise contour, the 5 dB range within which 75 percent or more ofthe building is located shall apply for determining noise compatibillfy. Additionally, the ALUCP requires that an avigation easement for aircraft noise and height be recorded with the Counfy Recorder. Because the Counfy of San Diego Is the owner ofthe properfy and an easement cannot be self-granted, a covenant of easement to future lessees ofthe properfy would satisfy the ALUCP requirement. Q0027 Airspace Protection Surfaces: The maximum height ofthe proposed project structures will be 45 feet above ground level. Because of the project proximify to the airport, this height exceeds an airspace threshold which would requiris an obstruction evaluation from the Federal Aviation Administration (FAA). A request for obstruction evaluatton has been submitted to the FAA. The project would be conditionally compatible, subject to securing an FAA detemnination of no hazard to air navigation and resulting in no changes to airport operations. Safety Zones: The properfy ofthe proposed project is located within Safefy Zones 1, 2, 3, and 4. Based upon infomiation submitted with the project application, jurisdiction paridng space requirements and assumed vehicle occupancies were used to calculate the people per acre (people/ac) in each safety zone. The ALUCP permits the use of this methodology as a determinant of people/ac. No structures would be located within Safefy Zone 1; only surface paridng spaces are proposed, a perrinlssible use within the runway protection zone per the ALUCP and FAA Advisory Circular 150/5300-13 CHG 11. The gas station/convenience market and carwash, bank, and retail sales building would be located wrthin Safefy Zone 2. The ALUCP identifies a maximum allowance of 70 people/ac within Safefy Zone 2, and calculations with the application Indicate a maximum of 67 p/ac would be located within Safefy Zone 2. The eating/drinking establishments and most of the home improvement store would be located within Safefy Zone 3, and the ALUCP allows a maximum of 130 peopte/ac within Safefy Zone 3. The cateulations provided with the application indicate a maximum of 107 people/ac would be located within Safefy Zone 3. A portion of the home Improvement store would be boated within Safefy Zone 4, and the ALUCP has a maximum of 130 people/ac allowed v/ithin Safefy Zone 4. The calculations provided indicate a maximum of 76 people located within Safefy Zone 4. The project would therefore be considered conditionaily compatible with airport uses, provided that site occupancy is limited by deed restriction recorded with the County Recorder to the applicable, maximum number of people/ac respective to each safefy zone. Ownership: The properfy is owned by the Counfy of San Dlego. The lessee is Sudberry Development of San Diego. The planning consultant is Hofman Planning & Engineering of Carisbad. The architect is Andrew Hull Stevenson of San Diego. The engineer is Adams Engineering of Carisbad. coo028 Recommendation: Based on review ofthe materials submitted In connectbn with the proposed project and the policies In the McClellan-Pabmar Airport ALUCP adopted on January 25,2010 and amended on March 4, 2010, staff recommends that the ALUC make the detemiination that the project is conditionally consistent with the McClellan-Palomar Airport ALUCP. Conditions: 1) Sound attenuation to an interior noise level of 50 dB CNEL in the convenience martlet, bank, retail sales building, and eating/drinking establishments. 2) Recordation of a covenant of avigation easement to the airport operator with the Counfy Recorder for future lessees of the properfy. 3) Security of a detemnination of no hazard to air navigation from the FAA which does not change airport operations. 4) Recordation of deed restricttons Ibr site occupancy with the County Recorder fbr the maximum number of people/ac for each safefy zone. C00029 Legend — majorrds roads 2010 Noise Contours dB CNEL J 60-65 65-70 •170-75 6111 El Camino Real @ Paiomar Airport Road (APN: 760-221-15) iMIIes 0 0.05 0.1 N 6111 El Camino Real @ Palomar Airport Road (APN: 760-221-15) iMiles 0 0.05 0.1 N RESOLUTION NO. 2010-0038 ALUC A RESOLUTION OF THE BOARD OF THE SAN DIEGO COUNTY REGIONAL AIRPORT AUTHORITY MAKING A DETERMINATION THAT THE PROPOSED PROJECT: GENERAL PLAN AMENDMENT AND ZONE RECLASSIFICATION TO CONSTRUCT A COMMUNITY SHOPPING CENTER AT 6111 EL CAMINO REAL AT PALOMAR AIRPORT ROAD, CITY OF CARLSBAD, IS CONDITIONALLY CONSISTENT WITH THE MCCLELLAN-PALOMAR AIRPORT - AIRPORT LAND USE COMPATIBILITY PLAN. WHEREAS, the Board ofthe San Diego Counfy Regional Airport Authorify, acting In Its capacify as the Airport Land Use Commission (ALUC) for San Diego Counfy, was requested by the CIfy of Carisbad to detennine the consistency of a proposed development project: General Plan Amendment and Zone Reclassification to Constmct a Communify Shopping Center at 6111 El Camino Real at Palomar Airport Road, City of Carisbad, which is located within the Airport Influence Area (AIA) for the McClellan-Palomar Airport - Airport Land Use Compatibility Plan (ALUCP), adopted on January 25, 2010, and amended on Mart;h 4,2010, and WHEREAS, the plans submitted to the ALUC for the proposed project indicate that it would Involve a general plan amendment and zone reclassification to construct a retail community shopping center consisting of a home improvement store, gas station/convenience market and carwash, bank, retail sales building, and eating/drinking establishments; and WHEREAS, the proposed gas station/convenience mari<et and car wash, bank, retail sales, and eating/drinking establishment buildings vi/ould be located within the 65-70 and 70-75 decibel Community Noise Equivalent Level (dB CNEL) noise contours, and the ALUCP identifies retail sales and personal services uses located within the 65-70 and 70-75 dB CNEL noise contours as conditionally compatible with airport uses, provided that the buildings are sound attenuated to 50 dB CNEL Interior noise level, and that a covenant of avigation easement for aircraft noise and height is recorded with the County Recorder as notice to future lessees ofthe property; and WHEREAS, more than 75 percent of the home improvement store would be located within the 60-65 dB CNEL noise contour, and the ALUCP identifies retail sales and personal services uses located within the 60-65 dB CNEL noise contour as compatible with airport uses; and C0G032 Resolution No. 2010-0038 ALUC Page 2 of 3 WHEREAS, the proposed project is located in such proximity to the airport that It exceeds an airspace threshold which would require an obstruction evaluatton from the Federal Aviation Administration (FAA), and the project must secure a detemnination of no hazard to air navigation from the FAA which would result in no changes to airport operations; and WHEREAS, the proposed project Is located v\nthin Safety Zones 1, 2, 3, and 4, and, while no structures would be located within Safety Zone 1, the gas station/convenience maricet and carwash, bank, and retail sales buikilngs would be located within Safety Zone 2, vt^ich allows a maximum of 70 people per acre; and the eating/drinking establishments and most ofthe home Improvement store would be located within Safety Zone 3, which allows a maximum of 130 people per acre; and a portion of the home improvement store would be located within Safety Zone 4, which allows a maximum of 130 people per acre; and the project would be considered conditionally compatible, proN^ded a deed restriction is recorded with the County Recorder to limit site occupancy to the applicable maximum numbers of people per acre respective to each safety zone; and WHEREAS, the Board has considered the Information provided by staff, including infonnation in the staff report and other relevant material regarding the project; and WHEREAS, the Board has provided an opportunity for the City of Carisbad, and Interested members ofthe public to present information regarding this matter. NOW, THEREFORE, BE IT RESOLVED that tiie Board, acting as ttie ALUC for San Diego County, pursuant to Section 21670.3 ofthe Public Utilities Code, detennines that the proposed project: General Plan Amendment and Zone Reclassification to Constiiict a Community Shopping Center at 6111 El Camino Real at Palomar Airport Road, City of Carisbad, is conditionally consistent witti the McClellan-Palomar Airport ALUCP, which was adopted on January 25,2010, and amended on March 4, 2010, based upon the following facts and findings: (1) The proposed project Involves a general plan amendment and zone . reclassification to construct a retail community shopping center consisting of a home improvement store, gas station/convenience market and carwash, bank, retail sales building, and eating/drinking establishments. C00033 o Resolution No. 2010-0038 ALUC Page 3 of 3 (2) The gas station/convenience market and car wash, bank, retail sales, and eating/drinking establishment buildings ofthe proposed project would be located within the 65-70 and 70-75 dB CNEL noise contours. The ALUCP identifies retail sales and personal services uses located within the 65-70 and 70-75 dB CNEL noise contours as conditionally compatible with airport uses, provided that the buildings are sound attenuated to 50 dB CNEL interior noise level. Therefore, as a condition of project approval, the convenience maricet, bank, retail sales, and eating/drinking establishment buildings ofthe project must be sound attenuated to the 50 dB CNEL Interior noise level. More than 75 percent ofthe home improvement store would be located within the 60-65 dB CNEL noise contour. The ALUCP identifies retail sales and personal services uses located v\nthin tiie 60-65 dB CNEL noise contour as compatible with airport uses. (3) The ALUCP requires that an avigation easement for aircraft noise and height be recorded with the County Recorder for land uses for which sound attenuation Is required. As the County of San Dlego is the owner of the property and cannot grant an easement to itself, a covenant of avigation easement as notice to future lessees of the property would satisfy this requirement. Therefore, as a condition of project approval, a covenant of avigation easement for aircraft noise and height as notice to future lessees of the properfy must be recorded for the properfy with the Counfy Recorder. (4) The proposed project is located in such proximify to the airport that it exceeds an airspace threshold which would require an obstnjction evaluation from the FAA. Therefore, as a condition of project approval, the project must secure a detennination of no hazard to air navigation from the FAA which would result in no changes to airport operations. (5) The properfy ofthe proposed project is located witiiin Safefy Zones 1, 2, 3, and 4. No structures would be located within Safefy Zone 1. The gas statton/convenience maricet and car wash, bank, and retail sales buildings would be located within Safefy Zone 2, which allows a maximum of 70 people per acre. The eating/drinking establishments and most ofthe home improvement store would be tocated within Safefy Zone 3, which allows a maximum of 130 people per acre. A portion ofthe home improvement store would be located witiiin Safefy Zone 4, which allows a maximum of 130 people per acre. The project would be considered conditionally compatible if these people per acre limitations of the ALUCP safefy zones are codified. Therefore, as a condition of project approval, a deed restriction must be recorded with the Counfy Recorder to limit site occupancy to the applicable maximum numbers of people per acre respective to each safety zone. C00034 Q Resolution No. 2010-0038 ALUC Page 4 of 3 (6) Therefore, if the proposed project contains the above-required conditions, the proposed project would be consistent with the McClellan-Palomar Airport ALUCP. BE IT FUTHER RESOLVED tfiat this Boanl actton Is not a "project" as defined by the Califomia Environmental Qualify Act (CEQA), Pub. Res. Code Section 21065, and is not a "development" as defined by tiie Califomia Coastal Act, Pub. Res. Code Section 30106. PASSED, ADOPTED AND APPROVED by ttie Boartl of ttie San Diego Counfy Regional Airport Authorify at a regular meeting this 1^ day of July, 2010, by the foltowing vote: AYES: Board Members: NOES: BoartJ Members: ABSENT: Board Members: APPROVED AS TO FORM: BRETON K. LOBNER GENERAL COUNSEL ATTEST: TONY R. RUSSELL DIRECTOR, CORPORATE SERVICES/ AUTHORITY CLERK C00035 :(WN" SAN DIEGO CCWNTY REGIONAL AIRPORT AUTHORITY P.O. BOX 82776. SAN DIEGO. CA 92138-2776 619.400.2400 WWW.SAN.ORG June 24, 2010 Mr. Van Lynch City of Carisbad 1635 Faraday Avenue Carisbad, CA 92008 Re: Airport Land Use Commission Determination General Plan Amendment and Zone Reclassification to construction a community shopping center at 6111 El Camino Real at Palomar Airport Road, City of Carisbad; APN 213-020-18 (760-221-015) Dear Mr. Lynch: As the Airport Land Use Commission (ALUC) for San Diego County, the San Diego County Regional Airport Authority acknowledges receipt of an application for a determination of consistency for the project described above. This project is located within the Airport Influence Area (AIA) for the McClellan-Palomar Airport ~ Airport Land Use Compatibility Plan (ALUCP). ALUC staff has reviewed your application and accompanying materials and has determined that it meets our requirements to complete a consistency determination. ALUC staff will proceed with review of the project and report its findings to the Airport Authority Board, acting as the ALUC, to issue a determination of consistency with the ALUCP within 60 days of the date of this letter. You will receive notice of the Airport Authority Board hearing which will consider your project. If you have any questions, please contact me at (619) 400-2244 or egowens@san.org. Sincerely, Ed Gowens Land Use Planner Airport Planning cc: Amy Gonzalez, SDCRAA, Director, Counsel Services Terry Barrie, Caltrans, Division of Aeronautics Chris Schmidt, Caltrans, Division 11 SAN DIEGO INTERNATIONAL AIRPORT SAN DIEGO COUNTV REGIONAL AIRPORT AUTHORITY AIRPORT LAND USE COMMISSION (ALUC) NOTICE OF PUBLIC HEARING PROJECT/LOCATION: San Diego County Regional Airport Authority; Airport Land Use Commission Determination - 6111 El Camino Real at Palomar Airport Road; City of Carlsbad; General Plan Amendment and Zone Reclassification to construction a community shopping center; APN 213-020-18 (AKA 760-221-015); McClellan-Palomar Airport-Airport Land Use Compatibility Plan LOCAL JURISDICTION: City of Carlsbad Mr. Van Lyncli 1635 Faraday Avenue Carlsbad, CA 92008 (760) 602-4613 A public hearing on the above referenced project will be held by the San Diego County Regional Airport Authority, acting in its capacity as the Airport Land Use Commission (ALUC) for the County of San Diego, on July 1,2010. The ALUC will follow the conclusion of the Airport Authority Board meeting, which begins at 9:00 am. The hearing will be held in the Commuter Terminal, 3rd Floor, 3225 N. Harbor Drive, San Diego, Califomia 92101. Please check Authority web site for any possible changes to dates and times of meetings. Persons are invited to attend the public hearing and provide oral or written comments regarding the project. The project will be described and a staff recommendation will be given. Copies of the agenda, staff report, and draft resolution will be available on SDCRAA's web site no later than Monday, June 29. http://wvyw.san.org/sdcraa/leadership/staff reports.aspx?tvpe=aluc. If you have any questions please contact Ed Gowens, SDCRAA, Airport Planner (619) 400-2244 or egowens(a),san.org. Department of Toxic Substances Control Maziar Movassaghi Acting Director Linda S. Adams 5795 Corporate Avenue Arnold Schwarzenegger Secretary for Cypress, California 90630 Governor Environmental Protection June 17, 2010 CITY OF CARLSBAD JON 1 8 Z0!0 Community & Economic Development Department Mr. Van Lynch Cify of Carisbad Planning Division 1635 Faraday Avenue Carisbad, California 92008 DRAFT MITIGATED NEGATIVE DECLARATION (ND) FOR PALOMAR COMMONS (SCH# 2010051074) Dear Mr. Lynch: The Department of Toxic Substances Control (DTSC) has received your submitted document for the above-mentioned project. As stated in your document: "A request for a General Plan Amendment, Zone Change, Site Development Plan, Special Use Permit, four Conditional Use Permits, and a Variance to allow the development of a 185,246 square foot retail commercial center on 16.55 acres located at the southwest corner of Palomar Airport Road and El Camino Real. The General Plan Amendment will create new text and Land Use designation of General Commercial and change the existing land use from Travel Recreation/Commercial (T-R) and a portion (.87 ac) of Planned Industrial (PI) to General Commercial (GC). A Zone Change from Commercial Tourist- Qualified development overly (C-T-Q) and Planned Industrial (PM) (.87 ac) to General Commercial (C-2-Q) will implement the new land use designations. The Special Use Permit is for the development adjacent to the El Camino Real Scenic Corridor. The Conditional Use Permits will allow gas station/carwash, drive thru facilities for the bank, and a modification ofthe entrance to the adjacent San Diego County Animal Control facility. The variance is for the modification ofthe overall and individual sign area and letter height allowance for the home improvement store. The project will modify the entrance to the San Diego County Animal Shelter, add a new signalized intersection on Palomar Airport Road, close the existing left turn lane onto the project site on Northbound El Camino Real, and add new deceleration lanes for project entrances on Palomar Airport Road at the El Camino Real. The project will also modify the northbound left turn lane on El Camino Real to Palomar Airport Road to provide dual left turn lanes at the intersection and construct a separate eastbound right turn lane only lane on Palomar Airport Road at the El Camino Real intersection. The project will require grading with an import of soil material. The project site was formerly developed ® Printed on Recycled Paper Mr. Van Lynch June 17, 2010 Page 2 as the Olympic Resort and Spa, which included an 80 room hotel, restaurant, health club, spa, conference center, parking lot, tennis courts and a golf driving range". Based on the review of the submitted document DTSC has the following comments: 1) The ND should identify and determine whether current or historic uses at the project area may have resulted in any release of hazardous wastes/substances. 2) The document states that the ND would identify any known or potentially contaminated sites within the proposed project area. For all identified sites, the ND should evaluate whether conditions at the site may pose a threat to human health or the environment. Following are the databases of some of the regulatory agencies: • National Priorities List (NPL): A list maintained by the United States Environmental Protection Agency (U.S.EPA). EnviroStor, a database primarily used by the California Department of Toxic Substances Control, at www. Envirostor.dtsc.ca.gov. Resource Conservation and Recovery Information System (RCRIS): A database of RCRA facilities that is maintained by U.S. EPA. Comprehensive Environmental Response Compensation and Liabilify Information System (CERCLIS): A database of CERCLA sites that is maintained by U.S.EPA. • Solid Waste Information System (SWIS): A database provided by the California Integrated Waste Management Board which consists of both open as well as closed and inactive solid waste disposal facilities and transfer stations. • GeoTracker: A List that is maintained by Regional Water Quality Control Boards. • Local Counties and Cities maintain lists for hazardous substances cleanup sites and leaking underground storage tanks. • The United States Army Corps of Engineers, 911 Wilshire Boulevard, Los Angeles, California, 90017, (213) 452-3908, maintains a list of Formerly Used Defense Sites (FUDS). 3) The ND should identify the mechanism to initiate any required investigation Mr. Van Lynch June 17, 2010 Page 3 and/or remediation for any site that may be contaminated, and the government agency to provide appropriate regulatory oversight. If hazardous materials or wastes were stored at the site, an environmental assessment should be conducted to determine if a release has occurred. If so, further studies should be carried out to delineate the nature and extent ofthe contamination, and the potential threat to public health and/or the environment should be evaluated. It may be necessary to determine if an expedited response action is required to reduce existing or potential threats to public health or the environment. If no immediate threat exists, the final remedy should be implemented in compliance with state laws, regulations and policies. 4) The project construction may require soil excavation and soil filling in certain areas. Appropriate sampling is required prior to disposal ofthe excavated soil. Ifthe soil is contaminated, properly dispose of it rather than placing it in another location. Land Disposal Restrictions (LDRs) may be applicable to these soils. Also, if the project proposes to import soil to backfill the areas excavated, proper sampling should be conducted to make sure that the imported soil is free of contamination. 5) Human health and the environment of sensitive receptors should be protected during the construction or demolition activities. A study ofthe site overseen by the appropriate government agency might have to be conducted to determine if there are, have been, or will be, any releases of hazardous materials that may pose a risk to human health or the environment. 6) If during construction/demolition of the project, soil and/or groundwater contamination is suspected, construction/demolition in the area should cease and appropriate health and safety procedures should be implemented. If it is determined that contaminated soil and/or groundwater exist, the ND should identify how any required investigation and/or remediation will be conducted, and the appropriate government agency to provide regulatory oversight. 7) If weed abatement occurred, onsite soils may contain herbicide residue. If so, proper investigation and remedial actions, if necessary, should be conducted at the site prior to construction of the project. 8) If it is determined that hazardous wastes are, or will be, generated by the proposed operations, the wastes must be managed in accordance with the California Hazardous Waste Control Law (California Health and Safefy Code, Division 20, Chapter 6.5) and the Hazardous Waste Control Regulations (California Code of Regulations, Title 22, Division 4.5). If it is determined that hazardous wastes will be generated, the facilify should also obtain a United States Environmental Protection Agency Identification Number by contacting (800) 618-6942. Certain hazardous waste treatment processes or hazardous materials, handling, storage or uses may require authorization from the local Mr. Van Lynch June 17, 2010 Page 4 Certified Unified Program Agency (CUPA). Information about the requirement for authorization can be obtained by contacting your local CUPA. 9) DTSC can provide guidance for cleanup oversight through an Environmental Oversight Agreement (EOA) for government agencies that are not responsible parties, or a Voluntary Cleanup Agreement (VCA) for private parties. For additional information on the EOA or VCA, please see www.dtsc.ca.gov/SiteCleanup/Brownfields, or contact Ms. Maryam Tasnif- Abbasi, DTSC's Voluntary Cleanup Coordinator, at (714) 484-5489. If you have any questions regarding this letter, please contact me at (714) 484-5472 or at "ashami(gDTSC.ca.gov". Since AlyShami Project Manager Brownfieids and Environmental Restoration Program - Cypress cc: Governor's Office of Planning and Research State Clearinghouse P.O. Box 3044 Sacramento, California 95812-3044 CEQA Tracking Center Department of Toxic Substances Control Office of Environmental Planning and Analysis 1001 I Street, 22nd Floor, M.S. 22-2 Sacramento, California 95814 ADelacrl @dtsc.ca.qov CEQA #2946 «t^>c,.o. ^ ^ FILE COFI VICARLSBAD Planning Department www.carisbadca.gov June 15, 2010 Hofman Planning & Engineering Attn: Eric Munoz 3152 Lionshead Avenue Carlsbad, CA 92010 SUBJECT: GPA 04-03/GPA 09-07/ZC G9-08/SDP 09-05/SUP 09-08/CUP 03-21 (A)/CUP 09- 07/CUP 10-05/V 10-01 - PALOMAR COMMONS The preliminary staff report for the above referenced project will be sent to you via email on Wednesday, June 23, 2010, after 8:00 a.m. This preliminary report will be discussed by staff at the Development Coordinating Committee (DCC) meeting which will be held on June 28, 2010. A twenty (20) minute appointment has been set aside for you at 9:30 AM. If you have any questions concerning your project you should attend the DCC meeting. It is necessary that you bring the following required information with you to this meeting or provide it to your planner prior to the meeting in order for your project to go forward to the Planning Commission: 1. Unmounted colored exhibit(s) of your site plan and elevations 2. A PDF of your colored site plan and elevations The colored exhibits must be submitted at this time to ensure review by the Planning Commission at their briefings. If the colored exhibits are not available for their review, vour proiect could be rescheduled to a later time. The PDF of your colored site plan and elevations will be used in the presentation to the Planning Commission and the public at the Planning Commission Hearing. If you do not plan to attend this meeting, please make arrangements to have your colored exhibit(s) and the PDF here by the scheduled time above. Should you wish to use visual materials in your presentation to the Planning Commission, they should be submitted to the Planning Department no later than 12:00 p.m. on the day of a Regular Planning Commission Meeting. Digital materials will be placed on a computer in Council Chambers for public presentations. Please label all materials with the agenda item number you are representing. Items submitted for viewing, including presentations/digital materials, will be included in the time limit maximum for speakers. All materials exhibited to the Planning Commission during the meeting (slides, maps, photos, etc.) are part of the public record and must be l<ept by the Planning Department for at least 60 days after final action on the matter. Your materials will be returned upon written request. If you need additional information concerning this matter, please contact your Planner, Van Lynch at (760) 602-4613. DON NEU Planning Director DN^:sm c: pari.m.holliday(glowes.com; anne.pauKgsdcounty.ca.gov; mark@sudprop.com; bryan.elliott@kslcapital.com File Copy Steve Bobbett, Project Engineer 1635 Faraday Avenue, Carlsbad, CA 92008-7314 1(760) 502-4600 F (760) 602-8559 ® ^^^^^^ BLUE CONSULTING GROUP BIOLOGY - LAND LPSE &. •• EiMxixi_Er*/iENxs xs I June 7, 2010 Mark K. Radelow SUDBERRY PROPERTIES, INC. 5465 Morehouse Drive, Suite 260 San Diego, CA 92121 Re: Palomar Commons, Historic Blue Une History Mr. Radelow, As requested, I have prepared a general history and timeline relative to the occurrence of a blue line stream onsite as observed through a series of historic aerials. The aerials utilized are from 1953, 1964, 1980,1990 and 2008 (attached). These show that the USGS blue line identified in the area was initiated within active agriculture fields (likely artificially created from irrigation runoff and erosion). This natural topographic cleft extended approximately 1,500 feet to the west until it opened up and began to sheet flowed into the unimproved El Camino Real (east ofthe property). Due to extensive grading and maintenance of the onsite developed facility, inclusive of piping storm flows, no onsite remnant bed and bank of this historic blue line occurs. Furthermore, due to the extensive development to the east of the property and the removal of agriculture whose irrigation likely contributed a majority if not all of the non storm event flows. This has consequently reduced the flow coming onto the Palomar Commons property which allows any water to sheet flow through the area (as ultimately designed and graded to do) as opposed to having so much flow that a natural cut bed and bank is eroded into place. Aerial #1-1953 Onsite - Undeveloped. No clear incised channel connection picking up the flows from the agriculture on the east side of El Camino Real. Appears to have power poles running N-S through the area. Offsite - To the east side of El Camino Real is active agriculture (cleared land) and the head of the historic blue line in the area, extending approximately 1,500 feet to the east. As seen in a comparison of the aerial and the 1975 USGS topography maps it can be seen that the channelization ofthe irrigation flows were following a natural topographic cleft that, in 1953, was marginally farmed over, but not completely removed. As the agriculture irrigation flows within the visible cut channel (historic blue line) approached the old El Camino Real, they dissipated and began to sheet flow to the intersection with the street. H P.O. Box 501115 SAN DIEGO, CA 92150 8858.391.8145 HMIKE@BLUECONSULTINC.COM -2- A 2 lane El Camino Real is present in generally the same position; no Palomar Airport Road to the north of the property. Aerial #2 -1964 Onsite - Undeveloped. No clear incised channel connection picking up the flows from the agriculture on the east side of El Camino Real. Appears to have power poles running N-S through the area. Buena Sanitation approved sewer line through the property. Offsite - To the east side of El Camino Real is active agriculture (cleared land). The intensity of the farming has been increased since 1953 and the natural topography has been significantly altered. The previously occurring channel is filled over and is no longer distinguishable from the agriculture fields. No sheet flow or erosion is visible either. Palomar Airport Road is developed north ofthe property. Aerial #3 -1980 Onsite - Undeveloped. No clear incised channel connection picking up the flows from the agriculture on the east side of El Camino Real. The Buena Sanitation sewer line has been installed across the property, traversing N-S. offsite - To the east side of El Camino Real is active agriculture (cleared land). The intensity of the farming has again increased since 1964 and the natural topography has been significantly altered, again. The previously occurring channel is filled over and is no longer distinguishable from the agriculture fields. Palomar Airport Road and El Camino Real have been improved. The Palomar Airport property to the north has been graded as well as the portion of the final build-out to the south. 1983 - Onsite. The Olympic Resort is approved and built out over the entire parcel, inclusive of the area indicated as supporting the historic blue line. A review ofthe documentation prepared for the approval of this development does not account for an impact to an existing 'blue line'. The entire property was graded and no soft bottom bed and bank was created to convey storm water flows. A combination of a 36 inch storm drain pipe and a 24 inch concrete drainage swale was to be installed to covey the storm water flows from the El Camino Real side ofthe property to the south west property boundary. Aerial #4 -1990 Onsite - Fully graded, developed and maintained recreational resort facility. As such, no visible bed and bank channel or hydrophytic vegetation is onsite. offsite - To the east side of El Camino Real is active agriculture (cleared land). The intensity of the farming has again increased since 1983 and the natural topography has been significantly altered, again. The previously filled in topographic cleft which supported the channel is not H P.O. Box 501115 SAN DIEGO, CA 92150 2858.391.8145 H MiKE(a)BLUEcoNSULTiNC.coM -3- distinguishable from the agriculture fields. Palomar Airport Road and El Camino Real have been improved, again. If you have any questions, please feel free to call me. Sincerely, Michael K. Jefferson President BLUE Consulting Group S P.O. Box 501115 SAN DIEGO, CA 92150 S858.391.8145 B MIKE(5)BLUECONSULTING.COM -3- ATTACHMENTS Historic aerials Site photographs USGS topographic map H P.O. Box 501115 SAN DIEGO, CA 92150 2858.391.8145 H MIKECSBLUECONSULTING.COM 1953 #1 1990 #4 |]_^ I Proposed Project Footprint A/ Buena Sanitation Sewer Easement - approved, 1964 Historic Property Aerials I I Proposed Project Footprint A/ Buena Sanitation Sewer Easement - approved, 1964 Aerial # 1 1953 I j Proposed Project Footprint Buena Sanitation Sewer Easement - approved, 1964 Aerial #2 1964 o I I Proposed Project Footprint A/ Buena Sanitation Sewer Easement - approved, 1964 Aerial #3 1980 I I Proposed Project Footprint Buena Sanitation Sewer Easement - approved, 1964 Aerial #4 1990 I j Project Footprint Historic Topo Historic Blue Line (USGS, 1975) Property Aerial 2008 Photograph 2 Looking south as the sheet flows disipate across the property. A C 0 FILE copy CITY OF V (CARLSBAD Planning Department www.carisbadca.gov June 3, 2010 Hofman Planning & Engineering 3152 Lionshead Avenue Carlsbad, CA 92010 SUBJECT: PALOMAR COMMONS - GPA 04-03/GPA 09-07/ZC 09-08/SDP 09-05/CUP 03- 21(A)/CUP 09-07/CUP 10-05/SUP 09-08A/ 10-01 - CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) APPLICABIUTY/PROCESS DETERMINATION This is to advise you that after reviewing the application for the project referenced above, the City has determined that the following environmental review process (pursuant to CEQA) will be required for the project: ^ The project is subject to the provisions of CEQA. Based on the City's analysis of the - proposed project, the following CEQA documentation/process is required for the project (fees effective January 1, 2009): • A NEGATIVE DECLARATION (ND) will be prepared for the project pursuant to the provisions of CEQA. Please submit the Environmental Impact Assessment Fee of $1604.00 ($883.00 single family lot) for the continued processing of the CEQA documentation. lEI A MITIGATED NEGATIVE DECLARATION (MND) will be prepared for the project pursuant to the provisions of CEQA. Please submit the Environmental Impact Assessment Fee of $1604.00 ($883.00 single family lot) for the continued processing ofthe CEQA documentation. • An ENVIRONMENTAL IMPACT REPORT (EIR) is required to analyze the project's environmental effects. Please submit the Environmental Impact Report Base Fee of $18,619.00 for the continued processing of the CEQA documentation. In addition, a fully burdened hourly rate will be assessed after the first 160 hours charged by the assigned project planner or after the first 40 hours charged by the assigned project engineer. For additional information related to this CEQA applicability/process determination, please contact the project planner. Van Lynch, at (760) 602-4613 or van.lynch@carisbadca.gov. Sincerely DON NEU Planning Director DN:VLsm c: County of San Diego, Department of Public Works, Airports, 1960 Joe Crossen Drive, El Cajon, CA 92020-1236 Chris DeCerbo, Team Leader File Copy Data Entry 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T (760) 602-4600 F (760) 602-8559 ® Van Lynch From: Trent Clark [trent_clark(gdot.ca.gov] Sent: Wednesday, June 02, 2010 12:44 PM To: Van Lynch Subject: Re: FW: Palomar Airport Commons Thank you very much for getting that to me. Doesn't look as if there are any inpacts. Trent Clark Caltrans District 11 4050 Taylor Street ; I^S-240 San Diego, CA 92110 Office: (619) 688-3140 CITY OF V CARLSBAD Planning Department www.carisbadca.gov Tuesday, June 02, 2010 San Diego County Regional Airport Authority Attn: Kim Sheredy PO Box 82776 San Diego, CA 92138-2776 RE: GPA 09-07 - PALOMAR COMMONS Dear Ms. Sheredy, Please find enclosed the application for Determination of Consistency with the McClellan Palomar Airport Land Use Plan. The Palomar Commons project involves a land use change from Travel /Recreation Commercial to General Commercial and the construction and operation of an 186,044-square-foot commercial center on 16.99 acres of land located on the southwest corner of Palomar Airport Road and El Camino Real. The project features a home improvement store, gas station and car wash, bank, and four retail shop buildings. As you are aware, this application does not contain the Part 77 determination. The application has been submitted to the FAA and will be provided to you as soon as possible. In addition to the application submittal requirements, the city has provided the draft staff report for the project which discusses the project in detail and provides information on parking and ALUCP compliance. Also attached are excerpts of our Municipal Code for parking. The City has determined that the individual parking rate of 1/300 for the home improvement store is adequate and appropriate for the project. The remainder of the project is parked at the shopping center rate of 1/200. Additional information on parking also suggests that home improvements stores do not generate the parking demand required of the project. If you need any additional information, please feel free to contact me at (760) 602-4613 or by email at van.lynch@carisabdca.gov. Sincerely VAISH-YNCH Senior Planner c: File 1635 Faraday Avenue, Carisbad, CA 92008-7314 T (760) 602-4600 F (760) 602-8559 ® ^ SANDIEGO COUNTYREGION^AIRPORTAUTHORITY Airport Land Use Commission • P. O. Box 82776 • San Diego, California 92138-2776 APPLICATION FOR DETERMINATION OF CONSISTENCY Project Address: 6111 El Camino Real, Carlsbad, San Diego County, CA 92009 Assessor's Parcel Number(s): 213-020-18-00 (AKA 760-221-015) Jurisdiction: Carlsbad Jurisdicdon Project Manager: Van Lynch Address: 1635 Faraday Avenue, Carlsbad GA 92008 Telephone number: (760) 602-4613 Fax number: (760) 602-8559 Email address: van.lynch@carlsbadca.gov Brief Project Description: A General Plan Land Use element amendment to create a new General Com- mercial iand use designation and a Land Use amendment to change the existing Travel Recreation/Com- mercial to General Commercial for a 186,044 sq ft commercial center on 16.88 acres. Height of building(s) above grade: 45 ft Maximum feet above mean sea level: 327.5 Lot coverage: 25.3 % Total square footage of building space: 186,044 Area of property in square feet: 735,292 Date project was deemed complete per Govemment Code: After 3/4/2010 Floor Area Ratio: see attached Attach the following documents to this application: (1) Property deed or title report listing current owner of record (2) Assessor's parcel map page showing property (3) FAR Part 77 determination of hazard (if applicable) (4) Project site plans with floor plans and dimensioned elevations The San Diego County Regional Airport Authority, acting in its capacity as the local Airport Land Use Commission (ALUC), reserves its right to request additional infonnation and documents regarding any proposed project submitted for a consistency determination. The submittal shall not be deemed complete by the Authority until such time as all required documents and information, as determined by Authority staff, have been submitted and reviewed for completeness. Any determination rendered by the Authority is limited to the project plans and description submitted with this application and is not transferable to any revision of this or any similar, future project involving any change in the use, area, or height of structures as depicted and described therein. Any changes in these project characteristics subsequent to Authority review but before decision-making consideration by the local jurisdiction must be resubmitted via new application to the Authority for a new determination of consistency. As representative of the local jurisdiction named above, I hereby certify that I understand the foregoing statements and fiirther that this application and attached documents constitute a true and correct statement of facts to the best of my knowledge. Project Manager Signature: ( yCP^/lMK Date: June 2, 2010 BELOW FOR STAFF USE ONLY AIA AAOZ limit RPZ FAZ APZ zone CNEL(dB): outside 60 60-65 65-70 70-75 75-80 80+ Max Elev AMSL Latitude ° ' " North Longitude ° ' " West FAA Notification Required? Y / N USMC Review Letter? Y / N Print Form 0)Al^f> &l&£i/0 ' €^1^ ^'TY OF ^ V CARLSBAD Planning Department FILE COPY VU www.carisbadca.gov May 24, 2010 Hofman Planning & Engineering 3152 Lionshead Avenue Carlsbad, CA 92010 SUBJECT: GPA 04-03/GPA 09-07/ZC 09-08/SDP 09-05/SUP 09-08/CUP 03-21 (A)/ CUP 09-07/CUP 10-05/V 10-01 - PALOMAR COMMONS Your application has been tentatively scheduled for a hearing by the Planning Commission on July 7, 2010. However, for this to occur, you must submit the additional items listed below. If the required items are not received by June 16, 2010, your project will be rescheduled for a later hearing. In the event the scheduled hearing date is the last available date for the City to comply with the Permit Streamlining Act, and the required items listed below have not been submitted, the project will be scheduled for denial. 1. Please submit the following plans: A) 10 copies of your site plans, landscape plans, building elevation plans, floor plans on 24" x 36" sheets of paper, stapled in complete sets folded into 9" x 12" size. B) One 8V2" X 11" copy of your reduced site plan, building elevation and floor plans. These copies must be of a quality which is photographically reproducible. Only essential data should be included on plans. 2. As required by Section 65091 of the California Govemment Code, please submit the following information needed for noticing and sign the enclosed form: A) 600' Owners List - a typewritten list of names and addresses of all property owners within a 600 foot radius of the subject property, including the applicant and/or owner. The list shall include the San Diego County Assessor's parcel number from the latest equalized assessment rolls. B) 100' Occupant List - (Coastal Development Permits Only) a typewritten list of names and addresses of all occupants within a 100 foot radius of the subject property, including the applicant and/or owner. 1635 Faraday Avenue, Carisbad, CA 92008-7314 1(760)602-4600 F (760) 602-8559 ® I HEREBY CERTIFY THAT THE PROPERTY OWNERS LIST AND LABELS SUBMITTED TO THE CITY OF CARLSBAD ON THIS DATE REPRESENT THE LATEST AVAILABLE INFORMATION FROM THE EQUALIZED ASSESSOR'S ROLES. APPLICATION NAME AND NUMBER PALOMAR COMMONS - GPA 04-03/GPA 09-07/ZC 09-08/SDP 09-05/ SUP 09-08/CUP 09- 07/CUP 10-05/CUP 03-21 (AW 10-01 APPLICANT OR APPLICANT'S REPRESENTATIVE BY: DATE: RECEIVED BY DATE: toy 4,2010 City of Carlsbad |jj iin®®rifi> Mark Radelow Sudberry Deveiopment 5465 Morehouse Drive, Suite 260 San Diego. CA 92121 Re: Palomar Commons CUP 09-07, Traffic Management Center Mitigation The Draft EIR for the Palomar Commons project includes a mitigation measure to improve the Patomar Airport Road/El Camino Real intersection: Modify the Palomar Airport Road/El Camino Real intersection to provide a closed circuit TV (CCTV) camera and wireless iransreceiver to connect to the Traffic Management Center at the Faraday Safety Center. The TMC Pilot Project was recently funded to lest new tefecommunicalions technology to irtiprove traffic flow through the City of Carlsbad. The city would ike to consider the Paiomar Airport Road/El Camino Real intersection as the test site for a wireless link to the new Traffic Management Center. The city would like to enter into a reimbursement agreement with Sudberry Devetopment for the cost of equipment to be instailed at the intersection of Palomar Airport Road and El Camino Real that comprises the mitigation measure identified in the Draft EIR The agreement would not include the engineering and labor costs associated with this project and would be contingent upon the project receiving discretionary approvals. The equipment costs are not expected to exceed $15,000. Staff believes this cost sharing agreement would benefit Sudberry Development by etimtnaling the uncertainties of scope of work, engineering, equipment, and labor costs related to the existing mitigation measure. The pilot program is on a fast track, so staff would need your answer by May 14, 2010. With your consent, the city would proceed in good faith, with the understanding that the project would be conditioned to enter into an agreement for reimbursement as part of the development review process. If you have any specific questions, please contact Doug Bilse, Traffic Signal Systems Engineer, at 760-602-7504, Sincerety, (Men K. Van Peski, P.E. Senior Civil Engineer C: Doug Bilse. Traffic Signal Systems Engineer Steve Bobbett, Associate Engineer Van Lynch, Senior Planner >:,-Vv Q Hofman Planning & Engineering Planning Civil Engineering Fiscal Services Coastal April 15, 2010 Don Neu Planning Director City of Carisbad 1635 Faraday Avenue Carlsbad, CA 92008-7314 RE: 3'" SUBMITTAL: PALOMAR COMMONS GPA 09-07/ZC 09-08/SDP 09-05/CUP 09-07/SUP 09-08 Dear Mr. Neu: The following responses correspond to the City's comment letter to the 2"^ review dated March 29, 2010. We have considered all of the comments, and have revised the project, exhibits and related reports accordingly. We have worked closely with all affected city staff to address the items noted in the city comment letter, and have also worked to address project issues. Thank you for the review and efforts by city staff and project planner Van Lynch; we look fonward to bringing this project to public hearing as soon as possible. Natalie Roderick, HPE Associate Planner 3152 Lionshead Avenue • Carlsbad • CA 92010 • (760) 692-4100 • Fax: (760) 692-4105 LIST OF ITEMS NEEDED Planning: There are a number of technical studies and reports that have yet to be submitted including: Economic viability study (Market Study), and LFMP Zone 5 analysis Please submit these with your next resubmittal. The LFMP Zone 5 analysis was provided to Van Lynch on Thursday April 8. Two (2) Copies ofthe Economic Viability (Market Study) are provided with this submittal. ISSUES OF CONCERN Planning: 1. The office building height Is 37 feet tall which exceeds the allowed building height of 35 feet. The building can either be lowered to comply with the 35 foot height limit, or the project can increase all the required setbacks, including landscaping, an additional two feet to accommodate the increase in building height. Building height has been adjusted to meet the 35 foot height limit See Sheet A-13. 2. The building elevations of Pad A and B along the entry of the project shall be enhanced with additional building materials (stone base) and added architectural relief (arched building elements with color trim) to mirror the front building elevations, including windows (real or faux). Blank walls shall include additional building relief elements (right side of west elevation). The driveway elevations for both buildings have been revised - see Sheets A-7 and A- 14. The revisions were agreed to in a meeting with Van Lynch and Chris DeCerbo on 4/8/10 at the City offices. 3. Does the number of parking spaces provided include parking spaces that have been identified for cart or outdoor display storage? The number of parking spaces provided does NOT include spaces that have been identified for cart or display storage. 4. Please provide a cart storage facility for each of the Lowe's drive aisles. Cart storage facilities have been provided for the Lowe's drive aisles: three additional aisles now have cart storage space. The three additional aisles were identified during meeting between Van Lynch and Eric Munoz, 4/13/10, as reflected on site plan-A-1. 5. The parking stalls which front along Palomar Airport Road in front of the Lowe's building overhang into the sloped landscape area. This overhang conflicts with the landscape screen planting. Please provide a greater flat area beyond the parking space for overhang and to provide an area for the screen planting at the same height as the parking stall. The slope may project down to but not encroach c. into the right of way. There is a portion of the slope which may need a short retaining wall to prevent the slope from encroaching into the right of way. The use of compact parking spaces may also alleviate the need for overhanging parking stalls and or retaining walls for a portion of the parking area. Compact spaces have been added to the site plan; grading has been adjusted to accommodate overhang by flattening the grades and adding landscaping; a short (30") retaining wall has also been added, as shown on site plan. 6. Please revise Section 4.2 of the Noise Study prepared by Lnd Consulting to reflect the 50 CNEL interior attenuated noise level standards established by Figure 3 of the Airport Land Use Compatibility Plan for McClellan-Palomar Airport. Please revise any other text or resultant mitigation as a result of the different noise level standard. The Noise Study has been revised to reflect the 50 CNEL interior attenuated noise level standards. 7. Piease review the noise impacts associated with the carwash on the adjacent outdoor seating/waiting area. Please address any required sound attenuation or mitigation required. The Noise Study has been revised to address the noise impacts associated with the car wash. See page 15 ofthe document 8. The project proposes a "common" outdoor area at the carwash building. This site is not very "common" nor conducive to use by the center as a whole. The site plan also provides an alternative design, which if built would be a preferred design location. Please revise the plan to provide an outdoor gathering/eating area in proximity to pads A and B (potentially restaurant pads). The project shall provide for a more certain site and central location and that could be shared by all. The landscape planting area at the southwestern corner of Pad A may be used as an outdoor area. The trees may be kept in place and a patio area with tables and chairs installed. A perimeter landscape hedge and/or seat wall could also be added. Another option would be at the northern end of the dog run area may provide for such a site. The area could be separated from the dog run by a low fence (or revise fill and retaining wall location) and provide a patio area with benches and tables and a shade structure. If the area provided is larger than 400 square feet, contains more than six tables, and contains more than twenty percent of the indoor seating provided or twenty seats, the area will need to be included in the required parking for the project. If the amenities and area of the common area is less than the threshold above, an Incidental outdoor dining permit will be required. This is an administrative permit and would be acted upon by the Planning Director. Please refer to Chapter 21.26.013 of the Carisbad Municipal Code for more details. A patio has been added at the southwest corner of Pad A. It is less than 400 sf This patio location was agreed to in a meeting between our team with Van Lynch and Chris DeCerbo on 4/8/10 at the City offices. See Sheet A-1. On Sheet A-1, Exterior Lighting Concepts, Lighting Design Criteria, fifth bullet point, please replace the word "freeway" with "roadways and airport." Sheet A-1, Exterior Lighting Concepts, Lighting Design Criteria, fifth bullet point, has been revised to "roadways and airport". 10. On Sheet A-1, Exterior Lighting Concepts, Lighting Design Criteria and Parking Lot Lighting, please delete the reference to National City. The reference to National City has been deleted. 11. A gas pricing sign will not be permitted on El Camino Real as the gas station is not located at the intersection of the Palomar Airport and El Camino Real roadways and El Camino Real is identified as a Scenic Corridor. A stand-alone gas pricing sign is not proposed for El Camino Real. However, as part of the proposed sign program, a request is made for a combo monument sign along ECR that will provide center identification along with gas pricing information. Since the gas station pad/location is completely screened from El Camino Real visibility due to the Lowes anchor building, passing motorists along ECR will not get the benefit of having the gas station location disclosed them, as it is part of the overall retail center. The overall signage allowances, and the components that generate a Variance request, are reflected in the proposed Sign Program, and Variance justifications, as attached to this resubmittal package. 12. Please add a location for a bicycle rack and identify it on the plans. A bicycle rack has been added at the south end of the drug store building, adjacent to the trash enclosure, tt was confirmed in the same 4/8/10 meeting with Van and Chris that including one (1) bicycle rack for the project, in this location, would be acceptable. See Sheet A-1. 13. Additional applications for the variety of Conditional uses (drive thrus) and sign variance need to be submitted. Provided with this submittal are "applications" for: (1) CUP for drive thru bank; (2) CUP for drive thru pharmacy; (3) CUP for gas station/car wash and (4) CUP amendment to CUP 03-21 for the North County Animal Shelter improvements. Per communication with Van Lynch, additional application materials were not being required for the additional CUPs. We have provided a new Land Use Review Application/Hazardous Waste and Substance Form and Disclosure Statement for the CUP amendment to 03-21. A variance has been submitted for the project's proposed sign allowances. 14. The City is only supportive of the outdoor sales of Christmas trees in the parking lot area (Outdoor display area E). No other outdoor storage or display of merchandise (live nursery, promotions, or occasional vendor display) will be permitted. The display of sheds and trailers shall be located within the confines of the building or garden center. Per meeting with City staff, Tuesday April 6, applicant and staff agreed that no other outdoor storage or display of merchandise will be permitted. No change to exhibits. 15. Landscape plancheck comments are attached as well as redlined landscape plans. See separate response document to city landscape comments. Engineering: STORMWATER 1. Effective March 25, 2010, Carlsbad adopted a new Standard Urban Stormwater Management Plan (SUSMP). Among other things, the new SUSMP affects how you select/size water quality treatment devices which will impact the design layout of this project. As a resource, you may review the new Carlsbad SUSMP at the City's website. We acknowledge the updated SUSMP requirements by the City of Carlsbad and believe that the proposed design meets the current standards. 2. EEl's January 13, 2010 Geotechnical Evaluation, Section 9.2 Site Drainage, states that "runoff should ... not [be] allowed to pond and/or seep uncontrolled into the ground." Provide an analysis letter from the geotechnical consultant discussing the impact of the underground stormwater detention and infiltration system. An analysis of the subsurface drainage design has been prepared by EEI, the team's geotechnical consultant, dated April 8, 2010, and has been included with the re- submission package. GRADING/EARTHWORK 3. As shown on sheet 04, revise the location of the toe of slope along Palomar Airport Road or add a retaining wall to maintain a flat parkway within the right of way. A low retaining/landscaping wall (30") has been added at the top of the slope to ensure that he proposed fill slope accommodates a flat parkway within the Palomar Airport Road ROW. See Sheet C-4. UTILITIES 4. Provide an analysis letter from the geotechnical consultant discussing the impact of the proposed fill on the existing sanitary sewer line. An analysis of the impact of the proposed fill on top of the existing sanitary sewer lines has been prepared by EEI, the geotechnical consultan,t dated March 3, 2010, and has been included with the re-submission package. 5. Consider reducing the height of the retaining wall along the south boundary from Section WX7 west by obtaining a letter of permission from the southerly property owner allowing offsite grading. As shown, demonstrate how runoff from the slope along this area is conveyed to the storm drain system. The developer is in discussions with the adjoining southerly property owner on a number of issues, one being the obtaining of a "permission to grade" letter. At the time of this re- submisison, no formal agreement has been reached and therefore the retaining wall along the southerly property line will remain until such time that the "permission to grade" agreement has been formalized. The grading at the base ofthe wall has been adjusted to direct the runoff to the existing brow ditch that will remain. Portions of the site plan showing the utility access drive and storm drain outlet details have been routed to Maintenance and Operations. Comments will be provided by separate letter. At this time (April 15, 2010) no written comments have been generated by Maintenance and Operations. We assume that the project as proposed can be serviced until further notice is communicated. Show the discharge line for the existing CMWD facility on the southeast corner of Palomar Airport Road and El Camino Real connected to the proposed storm drain system. Contact William Plummer at (760) 602-2768. The CMWD discharge line has been located and labeled on the easterly side of El Camino Real as shown on civil sheet C5. Show the location of existing and/or proposed potable, irrigation and/or reclaimed water meters. Two existing meters were found along Palomar Airport Road and labeled on the civil drawings. The first meter is for the North County Animal Shelter and provides water for landscape irrigation. The second meter is located adjacent to the existing driveway into the (former) Olympic Club site and provides the irrigation water for the Palomar Airport Road ROW. Both meters will remain in place. TRAFFIC Review of the Traffic Impact Analysis has not been completed. Comments will be provided by separate letter. City Traffic staff has provided comments. See Traffic responses in separate response document attached to this submittal. STREET IMPROVEMENTS 10. As shown on sheets 04 and 08, revise the Palomar Airport Road and El Camino Real right of way to provide 10' from face of curb to the future right of way. The Palomar Airport Road and El Camino Real ROW'S have been adjusted to provide the required 10' distance from the proposed face of curbs to the new ROW line. OTHER 11. Discuss how maintenance of the common areas and implementation of the SWMP for this project will incorporate the portion of CUP 03-21 within this project. The Developer will undertake the maintenance and operation of all proposed SWMP within the proposed project A lot line adjustment will be processed to combine the portion of CUP 03-21, that will now fall under the area of the development of the Palomar Commons project, to the existing parcel that incorporates the balance of the Palomar Commons project 12. Provide recommendations from the County of San Diego regarding compliance with the County's letter of May 8, 2008 from County of San Diego Solid Waste Management Enforcement Agency. A meeting was held with the County of San Diego and a subsequent letter has been provided by the County for submission to the City of Carlsbad. Two (2) Copies ofthe County letter are being provided with this submittal. 13. Provide a letter from the southerly property owner agreeing in concept to the proposed off-site improvements shown at the southeast corner of the site adjacent to El Camino Real. The Developer has been in contact with the southerly property owner and is in the process of obtaining the necessary consent letter. 14. Coordinate fire protection and access with Carlsbad Fire Department. Contact Dominic Fieri at (760) 602- 4664. Fire protection and access has been coordinated with Carlsbad Fire Department 15. Additional comments may be developed during subsequent review of a compiete submittal. Acknowledged. 16. A redlined check print of the site plan, the drainage study and SWMP is enclosed for the applicants use in making the requested revisions. Please return this check print and the enclosed copies of the drainage report and SWMP to facilitate continued staff review. Redlines are being returned as part of this submittal. Geotechnical & Environmental Solutions '(^ April 13, 2010 Mr. Mark Radelow Vice President/Senior Project Manager SUDBERRY PROPERTIES, INC. 5465 Morehouse Drive, Suite 260 San Diego, CA 92121 Subject: Geotechnical Response and Considerations Stormwater Disposal Systems Proposed Retail Development-Palomar Airport Commons Palomar Airport Road and £1 Camino Real Carlsbad, San Diego County, California EEI Project No. SUD-70986.4 References: 2nd Review for Palomar Commons - GPA 09-07/ZC 09-08/SDP 09-05/CUP 09- 07/SUP 09-08, prepared by the City of Carlsbad Planning Department, Dated March 29, 2010 Lang Engineering Company, Drainage Study for Palomar Airport Commons, Parcels A & B, Portion of Lot G, Rancho Agua Hedionda Map No. 823, dated February 24,2010 Geotechnical Evaluation, Proposed Retail Development, Palomar Airport Commons, Carlsbad, San Diego County, Califomia, prepared by EEI, dated January 13, 2010 Dear Mr. Radelow: In accordance with your request and authorization, EEI has performed a limited geotechnical evaluation of proposed stormwater disposal systems at the subject site in Carlsbad, Califomia. This letter is intended to specifically address Comment No. 2 under engineering section- stormwater- of the referenced review comments prepared by the City of Carlsbad. Based on our review of the referenced review comment and our review of the referenced Drainage Study (prepared by Lang Engineering Co.), we understand that the proposed stormwater disposal system consists of subsurface storage of larger runoff volumes along with subsurface infiltration of the "first flush" stormwater collected from the planned retail development at the site. 2195FaradayAvenue, Suite K, Carlsbad, California 92008-7207 Ph: 760-431-3747 Fax: 760-431-3748 www.eeitiger.com Geotechnical Evaluation of Siomwater Disposal Systems Palomar Airport Commons, Carlsbad, CA April 13,2010 EEI Project No. SUD-70986.4 As noted in our referenced geotechnical report, groundwater was encountered in three of our exploratory borings at depths of 17 to 37 feet below existing ground surface (bgs) in the lower elevations ofthe site. As such, it is anticipated that groundwater will be at least 10 feet below the bottom of the proposed stormwater infiltration system, assuming the inflltration system will be installed at depths of 10 feet or less below comparable existing grades in the particular parts of the site planned for the infiltration system. Based on the above information, along with that provided in our referenced report, it is our opinion that the onsite sandy earth materials or import select material can be expected to accommodate the proposed onsite stormwater detention and infiltration systems and that they will not exhibit instability as a result of implementing the proposed Best Management Practices (BMPs), provided the recommendations contained herein and in our referenced report are properly incorporated into the proposed construction. Structural Setback from Retention Devices It is recommended that retention/disposal devices be situated at least three times their depth, or a minimum of 15 feet (whichever is greater), from the outside bottom edge of structural foundations. Structural foundations include (but are not limited to) buildings, loading docks, retaining walls, and screen walls. In instances where due to site constraints the stormwater system cannot be situated a minimum of 15 feet, but are at least 10 feet from the outside edge of structural foundations for proposed retaining walls (such as the proposed stormwater detention and inflltration system in the southwest portion of the proposed development) we recommend that due to the higher potential for foundation soils to become saturated, retaining walls should be designed with a reduction in allowable bearing capacity to 1500 psf, and a reduced passive pressure of 150 pcf (due to a descending slope surface at the toe of the wall), along with a subdrain/backdrain system be incorporated at the heel of the wall that reduces the buildup of hydrostatic pressures within the retained soils. Site specific percolation testing may be warranted at the proposed infiltration system areas prior to final design. All other recommendations, terms and conditions presented in our referenced report remain applicable to the project and are included by reference herein. EEI appreciates the opportunity of continued service to SUDBERRY PROPERTIES, INC. If you have any questions, please contact the undersigned at (760) 431-3747. '>-:t « No. 2468 Exp. IJ/ai/ZC), William R. Morrison GE2468 (exp. 12/31/10) Senior Geotechnical Engineer Distribution: (2) addressee (2) Lang Engineering Co. ffrey P. Blake, CEG 2248 (exp. 10/31/11) Senior Engineering Geologist P:\EEI Projects\SUDBERRY\Carlsbad - Former Olympic Resort\SUD-70986.1 GeotedmicalNMisc CorTespondence\SUD-70986,1 Sudbeny_stonnwater Evaluation rev (FNL WRM JPB cea 04.13.10).doc "ip" SOLID WASTE LOCAL ENFORCEMENT AGENCY fsS^^fN^DTcTR 9325 HAZARD WAY SAN DIEGO, CA 92123 (858) 694-2888 FAX (858) 495-5004 1-800-253-9933 www.sdcdeh.orQ CITY OF CARLSBAD April 8. 2010 APR09OT Mark K. Radelow, Vice President / Sr. Project Manager Community & Economic SUDBERRY PROPERTIES, INC. Devetopment Department 5465 Morehouse Drive, Suite 260 San Diego, CA 92121 PALOMAR AIRPORT COMMONS PROJECT AT PALOMAR AIRPORT/PALOMAR AIRPORT LANDFILL CARLSBAD, CA SWIS NO. # 37-AH-0002 APN# 213-020-18-00 Dear Mr. Radelow: The County of San Diego Solid Waste Local Enforcement Agency (LEA) is certified bythe Califomia Department of Resources, Recycling and Recovery (CalRecycle) to enforce state solid waste laws and regulations at solid waste disposal sites including closed landfills. The LEA has been informed of the proposed "Palomar Airport Commons' development, which will include a Lowe's home improvement store and several other smaller commercial establishments. This development Is proposed for a portion ofthe 240+ acre assessor's parcel number 213-020-18, owned bythe County of San Diego, which is also the same parcel that contains the Palomar Airport landfill. The proposed development is a post-closure land use activity located within 1,000 feet of buried waste. The development must comply with Califomia Code of Regulations (CCR) Title 27 Section 21190 to protect public health and safety and the environment, and must be reviewed and approved by the LEA. The proposed construction must comply with the requirements of Title 27 Section 21190, as outlined in part below. (a) Proposed post-closure land uses shall be designed and maintained to: (1) protect public health and safety and prevent damage to structures, roads, utilities and gas monitoring and control systems; (2) prevent public contact with waste, landfill gas and leachate; and (3) prevent landfill gas explosions. (g) All on site construction within 1,000 feet ofthe boundary of any disposal area shall be designed and constructed in accordance with the following, or in accordance with an equivalent design which will prevent gas migration into the building, unless an exemption has been issued: Mr. Radelow - 2 - April 8, 2010 (1) a geomembrane or equivalent system with low permeability to landfill gas shall be installed between the concrete floor slab ofthe building and subgrade; (2) a permeable layer of open graded material of clean aggregate with a minimum thickness of 12 inches shall be installed between the geomembrane and the subgrade or slab; (3) a geotextile filter shall be utilized to prevent the introduction of fines into the permeable layer; (4) perforated venting pipes shall be installed within the permeable layer, and shall be designed to operate without clogging; (5) the venting pipe shall be constructed with the ability to be connected to an induced draft exhaust system; (6) automatic methane gas sensors shall be installed within the permeable gas layer, and inside the building to trigger an audible alarm when methane gas concentrations are detected; and (7) periodic methane gas monitoring shall be conducted inside all buildings and underground utilities in accordance with Article 6, of Subchapter 4 of this chapter (section 20920 et seq.). Based on site specific information, such as the large size and HVAC requirements ofthe proposed Lowe's building, the limited environmental testing results provided to the LEA, and additional testing results that still need to be provided to the LEA, you may be relieved of certain of the above requirements, such as the need for a geomembrane system. A determination will be made bythe LEA upon review of the proposed plans and forthcoming testing results. In order for the LEA to approve the development plans, please ensure the following information is included in the submittal: 1. The presence of the landfill is disclosed to contractors and identified on plans. 2. An approved Community Health and Safety Plan will be required. Landfill gas monitoring for methane and trace gasses during the constaiction phase of any trenching activity is a mandatory component 3. Any stmctures developed onsite shall include the addition of permanent, hard-wire methane detectors. A written plan to monitor, maintain and document the monitoring and maintenance ofthe detectors is also required. 4. A plan for managing expected and unexpected wastes during grading, trenching and installation of Underground utilities. 5. Trench dams or similar devices to prevent the migration of landfill gas into site structures from utility lines will be required. Discuss steps that will be taken to address the potential for landfill gas migration associated with the abandonment of any existing utilities. Mr. Radelow - 3 - April 8, 2010 6. Perimeter landfill gas monitoring probes (subsurface) may be required to be placed on the northern site boundary adjacent to Palomar Airport Road as an early indicator system for the detection of migrating landfill gas. 7. Provide the LEA with a project time line for implementation of various aspects of the project. The LEA will work with you to determine which ofthe gas mitigation requirements outlined in CCR Title 27 Section 21190 (g) will need to be incorporated into the design plans for the Palomar Commons development upon receipt of additional sampling results and preliminary design plans for the buildings. It would be a violation of state law to proceed with construction before plans are submitted and approved by this agency. The approval of plans by the local land use agency is not a substitute for approval by this agency. If you have any questions, please call me at (858) 694-2801. Sincerely, MELISSA PORTER, Environmental Health Specialist Local Enforcement Agency cc: Abel Martinez-Centeno, CalRecycle Robert Morris, RWQCB Peter Drinkwater, DPW Airports Leeann Lardy, DPW Airports Van Lynch, City of Carisbad, Senior Planner Michele Stress, DPW IWSM Jason Forga, DPW IWSM Rodney Lorang, County Counsel ^vtojU/picM Op ^kc||p City of Carlsbad Planning Department March 29, 2010 Hofman Planning and Engineering 3152 Lionshead Avenue Carlsbad, CA 92010 SUBJECT: 2nd REVIEW FOR PALOMAR COMMONS - GPA 09-07/ZC 09-08/SDP 09- 05/CUP 09-07/SUP 09-08 Thank you for the resubmittal ofthe Palomar Commons project on March 1, 2010. Attached is a list of items that are needed for further review of the application and items on the plans that need to be addressed. If you have any questions regarding the items attached, please feel free to call either myself or the related department ofthe question. • Planning Department comments: Van Lynch, Senior Planner, at (760) 602-4613 or van.lynch@carisabdca.gov. • Engineering Department comments: Steve Bobbett, Associate Engineer - Engineering Development Sen/ices, at (760) 602-2747. • Fire Department comments: James Weigand, Fire Inspections, at (760) 602-4661. Sincerely, VAN^LYNCH Senior Planner VL:bd c: County of San Diego, Department of Public Works, Airports. 1960 Joe Crossen Drive, El Cajon, CA 92020-1236 Chris DeCerbo, Team Leader Steve Bobbett, Project Engineer File Copy Data Entry 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us GPA 09-07/ZC 09-08/SDP t5^-05/CUP 09-07/SUP 09-08 - PALOM^COMMONS March 29, 2010 Paqe 2 LIST OF ITEMS NEEDED Planning: There are a number of technical studies and reports that have yet to be submitted including: Economic viability study (Market Study), and LFMP Zone 5 analysis Please submit these with your next resubmittal. ISSUES OF CONCERN Planning: 1. The office building height is 37 feet tall which exceeds the allowed building height of 35 feet. The building can either be lowered to comply with the 35 foot height limit, or the project can increase all the required setbacks, including landscaping, an additional two feet to accommodate the increase in building height. 2. The building elevations of Pad A and B along the entry of the project shall be enhanced with additional building materials (stone base) and added architectural relief (arched building elements with color trim) to mirror the front building elevations, including windows (real or faux). Blank walls shall include additional building relief elements (right side of west elevation). 3. Does the number of parking spaces provided include parking spaces that have been identified for cart or outdoor display storage? 4. Please provide a cart storage facility for each of the Lowe's drive aisles. 5. The parking stalls which front along Palomar Airport Road in front of the Lowe's building overhang into the sloped landscape area. This overhang conflicts with the landscape screen planting. Please provide a greater flat area beyond the parking space for overhang and to provide an area for the screen planting at the same height as the parking stall. The slope may project down to but not encroach into the right of way. There is a portion of the slope which may need a short retaining wall to prevent the slope from encroaching into the right of way. The use of compact parking spaces may also alleviate the need for overhanging parking stalls and or retaining walls for a portion of the parking area. 6. Please revise Section 4.2 of the Noise Study prepared by Lnd Consulting to reflect the 50 CNEL interior attenuated noise level standards established by Figure 3 of the Airport Land Use Compatibility Plan for McClellan-Palomar Airport. Please revise any other text or resultant mitigation as a result of the different noise level standard. 7. Please review the noise impacts associated with the carwash on the adjacent outdoor seating/waiting area. Please address any required sound attenuation or mitigation required. 8. The project proposes a "common" outdoor area at the canwash building. This site is not very "common" nor conducive to use by the center as a whole. The site plan also provides an alternative design, which if built would be a preferred design location. GPA 09-07/ZC 09-08/SDrt9-05/CUP 09-07/SUP 09-08 - PALOr^ COMMONS March 29, 2010 ^ ^ Paqe 3 Please revise the plan to provide an outdoor gathering/eating area in proximity to pads A and B (potentially restaurant pads). The project shall provide for a more certain site and central location and that could be shared by all. The landscape planting area at the southwestern corner of Pad A may be used as an outdoor area. The trees may be kept in place and a patio area with tables and chairs installed. A perimeter landscape hedge and/or seat wall could also be added. Another option would be at the northern end of the dog run area may provide for such a site. The area could be separated from the dog run by a low fence (or revise fill and retaining wall location) and provide a patio area with benches and tables and a shade structure. If the area provided is larger than 400 square feet, contains more than six tables, and contains more than twenty percent of the indoor seating provided or twenty seats, the area will need to be included in the required parking for the project. If the amenities and area of the common area is less than the threshold above, an Incidental outdoor dining permit will be required. This is an administrative permit and would be acted upon by the Planning Director. Please refer to Chapter 21.26.013 ofthe Carisbad Municipal Code for more details. 9. On Sheet A-1, Exterior Lighting Concepts, Lighting Design Criteria, fifth bullet point, please replace the word "freeway" with "roadways and airport." 10. On Sheet A-1, Exterior Lighting Concepts, Lighting Design Criteria and Parking Lot Lighting, please delete the reference to National City. 11. A gas pricing sign will not be permitted on El Camino Real as the gas station is not located at the intersection of the Palomar Airport and El Camino Real roadways and El Camino Real is identified as a Scenic Corridor. 12. Please add a location for a bicycle rack and identify it on the plans. 13. Additional applications for the variety of Conditional uses (drive thrus) and sign variance need to be submitted. 14. The City is only supportive of the outdoor sales of Christmas trees in the parking lot area (Outdoor display area E). No other outdoor storage or display of merchandise (live nursery, promotions, or occasional vendor display) will be permitted. The display of sheds and trailers shall be located within the confines of the building or garden center. 15. Landscape plancheck comments are attached as well as redlined landscape plans. Engineering: STORMWATER 1. Effective March 25, 2010, Carisbad adopted a new Standard Urban Stormwater Management Plan (SUSMP). Among other things, the new SUSMP affects how you select/size water quality treatment devices which will impact the design layout of this project. As a resource, you may review the new Carisbad SUSMP at the City's website. 2. EEl's January 13, 2010 Geotechnical Evaluation, Section 9.2 Site Drainage, states that "runoff should ... not [be] allowed to pond and/or seep uncontrolled into the ground." Provide an analysis letter from the geotechnical consultant discussing the impact of the underground stormwater detention and infiltration system. 0 D GPA 09-07/ZC 09-08/SDPt59-05/CUP 09-07/SUP 09-08 - PALOMAR COMMONS March 29, 2010 Paqe 4 , GRADING/EARTHWORK 3. As shown on sheet C4, revise the location of the toe of slope along Palomar Airport Road or add a retaining wall to maintain a flat parkway within the right of way. UTILITIES 4. Provide an analysis letter from the geotechnical consultant discussing the impact of the proposed fill on the existing sanitary sewer line. 5. Consider reducing the height of the retaining wall along the south boundary from Section WX7 west by obtaining a letter of permission from the southeriy property owner allowing offsite grading. As shown, demonstrate how runoff from the slope along this area is conveyed to the storm drain system. 6. Portions of the, site plan showing the utility access drive and storm drain outlet details have been routed to Maintenance and Operations. Comments will be provided by separate letter. 7. Show the discharge line for the existing CMWD facility on the southeast corner of Palomar Airport Road and El Camino Real connected to the proposed storm drain system. Contact William Plummer at (760) 602-2768. 8. Show the location of existing and/or proposed potable, irrigation and/or reclaimed wSiter meters. TRAFFIC 9. Review of the Traffic Impact Analysis has not been completed. Comments will be provided by separate letter. STREET IMPROVEMENTS 10. As shown on sheets C4 andC8, revise the Palomar Airport Road and El Camino Real right of way to provide 10' from face of curb to the future right of way. OTHER 11. Discuss how maintenance of the common areas and implementation of the SWMP for this project will incorporate the portion of CUP 03-21 within this project. 12. Provide recommendations from the County of San Diego regarding compliance with the County's letter of May 8, 2008 from County of San Diego Solid Waste Management Enforcement Agency. 13. Provide a letter from the southerly property owner agreeing in concept to the proposed off-site improvements shown at the southeast corner of the site adjacent to El Camino Real. 14. Coordinate fire protection and access with Carisbad Fire Department. Contact Dominic Fieri at (760) 602- 4664. GPA 09-07/ZC 09-08/SD^S9-05/CUP 09-07/SUP 09-08 - PALOf^ COMMONS March 29,2010 ^ Paqe 5 15. Additional comments may be developed during subsequent review of a complete submittal. 16. A redlined check print of the site plan, the drainage study and SWMP is enclosed for the applicants use in making the requested revisions. Please return this check print and the enclosed copies of the drainage report and SWMP to facilitate continued staff review. If you have any engineering questions, please call Stephen Bobbett at 602-2747. w (D^^ Geotechnical & Environmental Solutions March 3,2010 Mr. Mark Radelow Vice President/Senior Project Manager SUDBERRY PROPERTIES, INC. 5465 Morehouse Drive, Suite 260 San Diego, CA 92121 Subject: Geotechnical Evaluation of Earth Loads on Existing Utilities Proposed Retail Development-Palomar Airport Commons Palomar Airport Road and £1 Camino Real Carlsbad, San Diego County, California EEI Project No. SUD-70986.1 References: I"* Review for Palomar Commons - GPA 09-07/ZC 09-08/SDP 09-05/CUP 09-07/SUP 09-08, prepared by the City of Carlsbad Planning Department, dated December 22,2009. Site Development Plan, Palomar Airport Commons, Parcels A &B, Portion of Lot G of Rancho Agua Hedionda, Map No. 823, City of Carlsbad, California, prepared by Lang Engineering Co., Sheets C4 and C6, dated November 19, 2009. Geotechnical Evaluation, Proposed Retail Development, Palomar Airport Commons, Carlsbad, San Diego County, California, prepared by EEI, dated January 13,2010. Dear Mr. Radelow: In accordance with your request and authorization, EEI has performed a geotechnical evaluation of proposed loading of the existing sanitary sewer pipeline at the subject site in Carlsbad, Califomia. This letter is intended to specifically address Comment No. 39 of the referenced review comments prepared by the City of Carlsbad. Based on our review of the referenced review comments, we understand that the existing sanitary sewer pipeline consists of 15-inch vitrified clay pipe (VCP). EEI is not aware ofthe procedures employed to construct the existing sanitary sewer pipeline. Our review of the referenced site development plan (prepared by Lang Engineering Co.) indicates that proposed grading at the site associated with the planned retail development could result in up to 28 feet of overburden above the existing pipe. 2193 Faraday Avenue, Suite K, Carlsbad, California 92008-7207 Ph: 760-431-3747 Fax: 760-431-3748 www.eeitiger.com APPENDIX - EVALUATION OF DEAD LOAD ON RIGID CONDUIT Reference: Naval Facilities Engineering Command, 1982, Design Manual 7.1 - Soil Mechanics, pp. 7.1-184 and 7.1-185. Assumptions: Unit weight of soil (y) = 115 pcf Clayey soil Maximum height of overburden (H) = 28 ft. Inside diameter of pipe = 15 in. = 1.25 ft. Average outside diameter of pipe = 18 in. = 1.5 ft. Width oftrench = 3ft. Governing Equation: W = Cw V Where, W = Cw = B = V = total dead load per unit length of conduit Correction coefficient Width of trench at top of pipe, or pipe outside diameter (if under embankment) Un it weight of backfill Trench Backfill Load: From Figure 18b (attached). For H/B = 28 ft./3 ft. = 9.3 and clayey soil, Cw = 3.5 W = (3.5) (115 pcf) (3 ft.)^ W = 3.622.5 lb./ft. Embankment Load: From Figure 18a (attached). For H = 28 ft. and y = 100 pcf, W = 6,500 lb./ft. For H = 28 ft. and y = 115 pcf, W = (6,500 lb./ft.) (1.15) W = 7.475 lb./ft. 2195 Faraday Avenue, Suite BC, Carlsbad, Califomia 92008-7207 Ph: 760-431-3747 Fax: 760-431-3748 www.eeitiger.com Geotechnical Evaluation of Earth Loads on Existing Utilities Palomar Airport Commons, Carlsbad, CA March 3,2010 EEI Project No. SUD-70986.1 It has been our experience that vitrified clay pipe is considered to be a rigid conduit. As noted above, EEI does not know the methods that were used to install the existing pipe (i.e., whether the pipeline was buried within an embankment, or if it was placed in a trench and subsequently backfilled). In light of this, EEI has estimated the dead load on the pipe (following proposed grading at the site) for two conditions: 1) assuming that the pipe was buried in an embankment; and 2) assuming the pipe was installed and backfilled in a trench. Review of our referenced geotechnical evaluation report indicates that the existing soils that overlie the pipeline are generally clayey with an average moist unit weight on the order of 115 pounds per cubic foot (pcf). Results of our calculations (Appendix) indicate the following dead load pressures under each condition: Estimated Dead Load Pressures for 15-inch VCP With 28 feet of Overburden Method of Pipeline Installation Dead Load Pressure Embankment Burial 7,475 lb./ft. Trench Burial 3,623 lb./ft. While EEI is not aware of the specifications of the existing vitrified clay pipe (VCP) that was placed at the site, it has been our experience that the crushing strength of 15-inch VCP that is currently manufactured is typically on the order of 2,800 lb./ft. to 3,000 lb./ft. In light of the above information, it appears that the estimated dead load pressures that could result from the planned earthwork at the site will likely exceed the VCP's crushing strength. As a result, reinforcement of the existing pipe (using such measures as concrete encasement), relocation of the existing pipe, reinforcement of the existing pipe using encasement, or replacement with higher strength pipe (such as ductile iron pipe, reinforced concrete pipe, etc.) appears to be warranted. EEI appreciates the opportunity of continued service to SUDBERRY PROPERTIES, INC. If you have any questions, please contact the undersigned at (760) 431-3747. Sincerely, EEI William R. Morrison GE 2468 (exp. 12/31/10) Senior Geotechnical Engineer Jeffrey P. Blake, CE^«^ :EG 2248 (exp. 10/31/11) Senior Engineering Geologist Attachment: Appendix - Evaluation of Dead Load on Rigid Conduit CITY OF VISTA F 0 R N i A CITY OF CARi,.S3AD FEB 1 9 2010 PUNNING DtPART;.;Liiirj February 16, 2010 City of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, CA 92008-7314 Subject: Palomar Airport Commons The Buena Sanitation District has met and is coordinating with Mark Radelow of Sudberry and Dick Lang of Lang Engineering regarding the relocation ofthe 18-inch Buena Outfall Sewer Line and the 12-inch Buena Ocean Outfall Excess Effluent Line to facilitate the Palomar Airport Commons development proposed for the southwest corner of Palomar Airport Road and El Camino Real. The City does not object to relocation ofthe above mentioned pipelines provided the usual pipeline relocation conditions are met, including but not limited to the following: 1. The pipeline relocations are designed to meet or exceed the City of Vista Design Standard; 2. The design, location, route and specifications are subject to approval by the City/District Engineer through a plan check process; 3. Prior to construction the Developer and Buena Sanitation District enter into a written relocation agreement; and 4. The Developer provides a plan check and inspection deposit to be determined at a later date. If there are any questions or comments please call or email me at (760) 726-1340 xl332 or lpierce@citvofvista.com. Sincerely, Lawrence D. Pierce, P.E. Director of Engineering Cc: Steve Jepsen, Sewer Program IVIanager P; 760-726 1340 www.cityofvista.com F: 760-639-6132 600 Eucalyptus Avenue, Vista, California 92084-6240 02/08/2010 17:30 FAX 916 657 5390 NAHC 121001 NATIVE AMERICAN HERITAGE COMMISSION 915 CAPrrOL MALL, ROOU M« SACRAMINTD, CA ttMh« PW(»16)<S7.BM0 WOb Slto wuror nahe aa gnv ••mM: 4t;_naMOpaebslLne( February 8, 2010 Mr. Van Lynch CITY OP CARLSBAD 1635 Faraday Avwiue Carisbad, CA 92008 Sent by FAX to 760-602-4613 No. Pages: 2 Re: Tribal Consultation Per SB 18 fGovamment Code 65352.3. 6S352.4. 65S60 and 65562.5^ and Saerad Lands Rte Search ft>r General Plan Aiwndmant far tha Paiomar Commons Proitct: located in the Citv of Carlsbad: San Dieoo Countv. Caiifomia Dear Mr, Lynch; Oovemment Code §65352.3 requires local govemments to consult with California Native American tribes Identlfted by the Native American Heritage Commission (NAHC) for the purpose of protecting, and/or mitigating impacts to cultural places. Attached is a Native American Tribal Consultation list of tribes with traditional lands or culturai places located within the requested plan txxjndaries. Furthermore we suggest that you contact the Caiifomia Historic Resources Information System (CHRIS) at the nearest information Center (contact 916- 653-7278) to detemiine if there are any reconded CHRIS sites within or near the APE. A NAHC Sacred Lands File search was conducted kiased on the coordinates of this properfy or "area of potential effecf (APE) and Nath^ American CuHural Resources sites were not found within one-half mile, within the 'area of potential effiecf (e.g. APE) you identified. Local govemments should be aware, also that records maintained by Oie NAHC and CHRiS are not exhaustive, and these searches do not preclude the existence of other cultural resources. A tribe may be the only source of information regarding the existence of a cultural place, i suggest you consult with all of those on the accompanying Native American Contacts list, which has been included separately, if they cannot supply Infonnation, they might recommend others with speciUc knowledge about cultural resources in your plan area. If a response has not been recent within two weeks of notification, the Commission requests that you follow-up with a telephone call In about two weeks to ensure that the project information has been received. If you receive notification of change of addressee and phone numbers from Tribes, piease notify me. /our assistanbb we are a|$te to assure that our consultation list contains current informatfon. IfVou have any questiors; please contact me at (916) 653-6251. Attachment Native American Tribal Consuttation List 02/08/2010 17:30 FAI 916 657 5390 NAHC N'^^e American Tribal Consultation Lli^ San Dlego County February 8, 2010 11002 San Pasqual Band of Mission Indians Allen E. Lawson, Chairperson PO Box 365 Diegueno Vailey Center > CA 92082 (760) 749-3200 Kwaaymii Laguna Band of !\/lission Indians Carmen Ijjcas P.O. Box 775 Diegueno - Kwaaymii Pine Valley . CA 91962 (619)709-4207 Santa Ysabei Band of Diegueno Indians Johnny (Fernandez, Spokesman PO Box 130 Diegueno Santa Ysabel > CA 92070 brandletaylor@yahoo.com (760) 765-0845 Inaja Band of Mission Indians Rebecca Osuna, Spokesperson 2005 S. Escondido Blvd. Diegueno Escondido , CA 92025 (760) 737-7628 Mesa Grande Band of Mission Indians Mart< Romero, Chairperson P.O Box 270 Diegueno Santa Ysabel . CA 92070 mesagrandeband@msn.com (760) 782-3818 La Jolla Band of Mission Indians ATTN: Rob Roy,Environmental Director 22000 Highway 76 Luiseno Pauma Valley , CA 92061 lajolla-sherry@aol.com and (760) 742-3790 Pala Band of Mission Indians Tribal Historic Preservation Offlce 35008 PalaTemecula Rd, PMB 446 Luiseno Pala ) CA 92059 Cupeno (760) 891-3500 Mel Vernon, Chairperson San Luis Rey Band of Mission Indians 1044 North Ivy Street Escondido > CA 92026 melvem@aol.com Luiseno (760) 746-8692 (760) 703-1514-cell Pauma & Yuima Chrlstobal C. Devers, Chairperson P.O. Box 369 Luiseno Pauma Valley . CA 92061 paumareservation @aoi-com (760) 742-1289 This list ta current only as of ttw date of this document DIatrlbutiQn of this lUt OOM not nitovs any person of altrtutoiy rcsponsltdlily as doflned in Sactlon 7060.5 of the Haalth and Safaiy Code. Section 5097.94 of tha PuHie Rasourcea Code and SacUon $097,98 of the Public Reeoureaa Coda. This list Is appiicaMa only tor eonawitatkm with Native Amarlean tribes under Govenment Code Sectton 66352.3. LOCkWOOd - Carisbad CA 92008 A black & white approach to professionalism. Commercial ^725 Jefferson Street, Suite 1 Realty p^one 760.730.9100 Fax 760.730.9200 www.lockwooclcommercial.com CITY OF CARLSBAD JAN 04 2010 December 30,2009 Mr. Van Lynch Planning Department City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008 RE: Palomar Commons Dear Van; I am the Association Manager for the Landing Business Park which sits "downstream" for the new proposed Palomar Commons project on the site of the former Olympic Resort. The prior project had the building development portion limited to the eastem side of the property and much of tiie westem portion was in a natural run off state, but even then there were a number of instances where the Landing experienced major flooding problems with building and site damage caused by excessive run off and landscape debris that moved xmto this property. While the Association is not opposed to this new development major steps will need to be taken to properly channel the runoff water from this site inot the Creek and not unto this property. Based upon the plans this new development appears to be 80% or more non natural surfaces to inciude building roofs and asphalt parking areas. If these steps are not taken the nmoff water will increase and there could be significant damages during heavy storms. The other challenge is that the natural creek bed that starts at the comer and runs along the eastem edge ofthe Landing is probably inadequate to handle more runoff water. This Association ends up spending large amounts of money each year to maintain the vegetation in this creek and the removal of misc items. This new development will only increase these costs so there will need to be an agreement wdth the City or the project owner to share in these costs moving forward and this needs to be addressed in any project development agreements. Please call me at your convenience to discuss any of these issues and we all want to support well planned commercial development as we can all benefit from the amenities this new project will provide. Sincerely, Charles D. Currey, SIGR Executive Vice President Lockwood Commercial Realty Inc. c o FILECOPY City of Carlsbad Planning Department December 22, 2009 Hofman Planning and Engineering 3152 Lionshead Avenue Carlsbad, CA 92010 SUBJECT: 1*' REVIEW FOR PALOMAR COMMONS - GPA 09-07/ZC 09-08/ SDP 09-05/CUP 09-07/SUP 09-08 Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed your Land Use development permit applications, application nos. GPA 09-07/ZC 09-08/SDP 09-05/CUP 09-07/SUP 09-08, as to its completeness for processing. The General Plan Amendment (GPA) and Zone Change (ZC) legislative applications are complete as submitted. The remaining development applications consisting of a Site Development Plan, Special Use Permit, and Conditional Use Permit are deemed to be incomplete. Since the legislative actions (GPA and ZC) are being processed concurrently with the other quasi-judicial actions, the other development permit applications must remain incomplete until these legislative actions are approved by the City Council. Staff will continue to concurrently process and take the development applications to the decision-making bodies together and in an order by which the applications can be decided upon. The City may, in the course of processing the application, request that you clarify, amplify, correct, or othenwise, supplement the basic information required for the application. In addition, you should also be aware that various design issues may exist. These issues must be addressed before this application can be scheduled for a hearing. Notwithstanding the above, attached are two lists. The first list is information which must be submitted to othervvise complete your applications. This list of Items must be submitted directly to your staff planner by appointment. All list items must be submitted simultaneously and a copy of this list must be included with your submittals, including five (5) sets of plans. If you would like to schedule a meeting to discuss this letter or your application, please contact your staff planner Van Lynch at the phone number listed below. You may also contact each commenting department individually as follows: 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.cl.carlsbad.ca.us ^ GPA 09-07/ZC Og-OS/SDPtlQ-OS/CUP 09-07/SUP 09-08 - PALOM/S!^ COMMONS December 22, 2009 Paqe 2 • Planning Department comments: Van Lynch, Senior Planner, at (760) 602-4613 or van.lynch(gcarlsabdca.gov. • Engineering Department comments: Steve Bobbett, Associate Engineer - Engineering Development Services, at (760) 602-2747. • Fire Department comments: James Weigand, Fire Inspections, at (760) 602-4661. Sincerely, CHRIS DeCERBO Principal Planner GTB:VL:sm Enclosures: Redline copy, CUP 09-07 Site Plan dated November 19, 2009 Redline Landscape plan dated November 12, 2009 Drainage Study dated November 19, 2009Baffle box cross section Stormwater Management Plan dated November 19, 2009 County of San Diego Solid Waste Local Enforcement Agency Letter dated May 8, 2008 c: County of San Diego, Department of Public Works, Airports. 1960 Joe Crossen Drive, El Cajon, CA 92020-1236 Chris DeCerbo, Team Leader Steve Bobbett, Project Engineer File Copy Data Entry GPA 09-07/ZC 09-08/SDflQ-05/CUP 09-07/SUP 09-08 - PALOI\^ COMMONS December 22, 2009 Paqe 3 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION Planning: 1. Please provide on the plans the name and address of the owner (County of San Diego) whose property is proposed to be developed. 2. Please add the Project application types and project numbers in the upper right hand corner (i.e. GPA 09-07/ZC 09-08/SDP 09-05/CUP 09-07/SUP 09-08). 3. Please add to the summary table (T-1 and C-1) the assessor's parcel number 213-020- 18-00. The other number used (760-221-015) is a possessory interest (lease) number and may be kept in parentheses for additional information. 4. Please provide the area of the site which is undevelopable per Zoning Ordinance Section 21.53.230 (include the acreage in each category). If not applicable, please state so on the plans. 5. Please provide the Average Daily Traffic generated by the project to the T-1 and C-1 title sheets. 6. Please provide one (1) copy (plan view) of the project's roof design to include ridges, hips, slope direction, etc. Show location of roof appurtenances, mechanical equipment and screening. Show all roof top equipment, appurtenances, stairways or other access provisions, including those required by the applicable building, plumbing, electrical and mechanical codes. All roof mounted equipment shall be installed in accordance with Building Department Policy 80-6. Sections shall be provided to show how rooftop mechanical units will be screened as viewed from Palomar Airport Rd and El Camino Real. 7. The project application includes one Conditional Use Permit for four different conditional uses i.e.; drug store drive thru, bank drive thru, gas station, and car wash. Staff is concerned with including four separate uses under one Conditional Use Permit and suggests that the applicant apply for four separate Conditional Use Permit applications. 8. Please apply for an amendment to the existing Conditional Use Permit (CUP 03-21) for the animal shelter to realign the driveway and modify the dog run area. 9. Please add building height dimensions to the Lowe's building. Please include height measurements to all architectural features and building elements. 10. The title sheet T-1 references a Noise Study and Biological Study and Report. Please provide copies of the Noise and Biological reports prepared for the site. The biological study shall include an analysis of the offsite drainage located to the south of the site to determine if there are any riparian of wetlands that may require buffers. . The report shall assess the project impacts in accordance with the City of Carlsbad Habitat Management Plan (HMP). The noise study shall include an analysis for the car wash. These studies will be used to assess the impacts associated with the site during the CEQA review. GPA 09-07/ZC 09-08/SDP ^-05/CUP 09-07/SUP 09-08 - PALOM/^R COMMONS December 22, 2009 Paqe 4 - Engineering: 11. Submit a geotechnical report addressing the development of this site as proposed. Include discussions of proposed remedial grading (if any) to remove and replace undocumented fill, the depth of proposed fill in areas of the proposed stormwater detention/infiltration systems, the infiltration rate of underlying material for the first 10' below the bottom of the systems, infiltration rate and soil type for compacted fill, and the depth to groundwater. 12. Complete all discretionary application Project ID numbers in the upper right corner of the title sheet. ISSUES OF CONCERN Planning: 1. Please revise the parking space dimensions to satisfy the minimum area (170 square feet) and width (minimum 8.5 feet) per Section 21.44.050, Table B, of the Carlsbad Municipal Code. 2. Please resolve the difference in acreage of the site (Sheet T-1 acreage vs. Sheet C-1 (tota! acres and APN) acreage). 3. In the Civil plans, please add the curve data "C4" to the "Boundary Table". 4. Please review the terms applied to the east and west parcels (Sheet A-1). It appears as this is intended to be a parcel subdivision. What is the purpose of this line? If it is a subdivision, a tentative parcel map will need to be submitted. If it is other than a parcel boundary, please label it something else or eliminate it if it is information the City does not need. 5. On Sheet A-1, Exterior Lighting Concepts, Lighting Design Criteria, please provide a reference to the particular "Dark Sky" standards that the project would be subject to comply with. 6. On Sheet A-1, Exterior Lighting Concepts, Lighting Design Criteria and Parking Lot Lighting, please delete the reference to National City. 7. On Sheet A-1, Exterior Lighting Concepts, Landscape Concept Lighting, please add the word "aviation" to the sentence: "Landscape lighting shall be located such that glare is minimized for vehicular, pedestrian, and adjacent aviation traffic". 8. On the Color and Materials Board, please note on the actual building elevation the number to represent what color and finish the building will have (i.e. IA on portion of building to have a plaster finish with new colonial yellow color). 9. The wall mounted lights "Centurion - Sconce - Pompey" (item 9 on materials legend of Color and Materials Board) should be replaced or shielded to eliminate glare. All exterior lighting shall be directed downward. 10. On sheet A-1, please review the dimension of the setback line showing the parking lot setback from El Camino Real. The setback shall be measured from the property line. GPA 09-07/ZC 09-08/SDRQ-05/CUP 09-07/SUP 09-08 - PALOIV^ COMMONS December 22, 2009 Paqe 5 not curb line. Please add a setback line for all other parking areas or add the dash line representing the setback line (25 feet for parking per the El Camino Real Corridor Development Standards) to show compliance with the required setback as done along Palomar Airport Rd. 11. Please add the footprints of columns and outlines of any canopy structures (Patio, drive- thru, and detail area) to the site plan, A-1 (as done for the gas station). 12. Please revise the building plans to show the building heights as measured from finish grade, not finish floor. 13. Please show the architectural projection (Arch with sign) on the west elevation of the Lowe's building on the site plan. 14. Please identify the purpose and use of the "staging" portion of the Lowe's building. 15. Please add the footprint of the "detail area" structure and provide a dimensioned setback from the property line. 16. Pursuant to Commercial Policy C.6 of the General Plan Land Use element, corporate architecture is not allowed. Please revise the Lowe's building store front to not resemble the Lowe's corporate architectural design. Suggested redesign includes incorporation of a hip roof structure to add mass and depth to the building front. Furthermore, the architectural feature exceeds forty-five feet in height. Pursuant to Section 21.28.030(d) of the Carlsbad Municipal Code, architectural protrusions above forty-five feet shall require City Council approval of the Site Development Plan. 17. Pursuant to Commercial Policy C.7 of the General Plan Land Use element, commercial development shall provide a variety of courtyards and pedestrian walkways. Please redesign the site plan to provide more public gathering places and pedestrian friendly uses. 18. The outdoor sales/garden center proposed along the El Camino Real Scenic Corridor elevation should be fully screened with architectural elements and features whereby the uses are not visible from El Camino Real. Furthermore this elevation should emulate the quality and type of architectural features incorporated into the proposed storefront. 19. Please consider the visibility of the Lowe's roof from adjacent industrial office buildings. A raised parapet or short screen wall should be included to effectively screen the entire roof. 20. Site plan A-1 does not reflect the grading as shown on sheet C-1 in the area of the dog run and detention area. Please revise as necessary. 21. Please provide the Lowe's outdoor display sheet (OD) referenced on the title sheet T-01 and a seasonal sales plan for the Lowe's site (if different). Please note that the outdoor storage of goods and products in shopping centers is expressly not allowed. 22. Please revise the plans to show the required corner sight distance lines and demonstrate that the proposed monument signs do not obstruct vision. 23. Please show the location of the existing County Animal Shelter monument sign. GPA 09-07/ZC 09-08/SDP 09-05/CUP 09-07/SUP 09-08 - PALOMM COMMONS December 22, 2009 Paqe 6 24. The City of Carlsbad Sign Ordinance (21.41.095) only permits one monument sign per street frontage. The project has two street frontages (Palomar Airport Road and El Camino Real); therefore only two monument signs are permitted. The Sign ordinance further states that said monument signs maximum sign area is 50 square feet, including the frame, cabinet, monument, monument base or fixture. The sign provisions of Area Four of the El Camino Real Corridor Development Standards do not apply to commercial development. Double faced signs which have parallel faces shall be computed as one sign face. Conceptual plans of the proposed monument signs shall be provided. A Variance application is required to deviate from the requirements ofthe sign ordinance. 25. The signs for the Lowe's building exceed the letter height allowance (4 feet/48 inches) for commercial buildings. An application for a sign variance will be required. Please submit adequate justifications to vary from the Sign Ordinance Standards. The western elevation sign is close to following the sign provisions and shall be modified to a maximum sign height of 4 feet (48 inches). The overall sign allowance to the Lowe's building is one (1) square foot of signage per lineal foot of building frontage. Since the building fronts onto Palomar Airport Road and El Camino Real, both these elevations apply towards the sign area. Please provide the overall length of the buildings on the elevation plans. The project shall comply with the overall sign area allowance. 26. Please show the proposed location of the gas station price signs. 27. Pursuant to C.I of the Commercial Land Use Program of the General Plan, the project shall be required to submit an Economic Viability study (Market Study) for this new commercial land use. 28. A Local Facilities Management Zone (Zone 5) facilities analysis will need to be prepared to determine if there are any increased demands on services to the site with the proposed land use changes. 29. Please verify the plotting of the "Existing Airport f/KA Limit Line". It appears that the line should be plotted further to the south than its present position. Engineering: Stormwater: 30. Together with all other Cities in the San Diego region, earty next year (estimated March 2010) Cartsbad will be adopting a new Standard Urban Stormwater Management Plan (SUSMP). Among other things, the new SUSMP will affect how you select/size water quality treatment devices which will also impact the design layout of this project. As a resource, you may review the 'model' SUSMP at: http://www.Droiectcleanwater.orq/pdf/susmD/final updated model susmp 2009.Ddf. Although the 'model' SUSMP will be revised to fit each city's needs, the new LID standards will still be a requirement. We suggest you review the information, select the method(s) of how you satisfy the new water quality standards and revise this project (plans and SWMP) as necessary with the next submittal. Delaying compliance with these upcoming standards may result in further project redesign and processing delays that staff hopes to avoid. Please see the redlines for alternatives/opportunities that may help you meet upcoming standards. GPA 09-07/ZC 09-08/SDRQ-05/CUP 09-07/SUP 09-08 - PALOIV^ COMMONS December 22, 2009 Paqe 7 31. The CDS units shown are not preferred structural BMPs. Consider as an alternative, the baffle box on the 8 V2 x 11 attachment. 32. Revise the routing of the 12" diameter storm drains from the four biofiltration areas north of the easterly stormwater detention/infiltration system to connect upstream of the baffle box. See comment above. 33. Provide a 3" diameter outlet from the bottom of both stormwater detention/infiltration systems to the storm drain system to provide positive drainage of the storage system. 34. Revise the finish grading, basin ridges, and SWMP to drain all of the outdoor sales area to the biofiltration area A34. Grading/Earthwork: 35. Revise the finish grading, basin ridges, and SWMP create a ridge along the easteriy side of the fuel islands and so that all runoff drains into the biofiltration area to the west (Drainage Study Exhibit DM-2). 36. Revise the finish grading of the biofiltration area west of the fuel islands. The curb break and C2 inlet (Drainage Study Exhibit DM-2) locations as shown, do not utilize the north half of the biofiltration area. 37. Revise earthwork quantities as needed to include any remedial grading to address potential settlement ofthe existing undocumented fill. Utilities: 38. Provide a letter from the City of Vista acknowledging the proposed relocation of the Buena Sanitation District 12" ocean outfall line. Contact Larry Pierce (760) 726-1340 Ext. 1332. 39. Show the existing 15" sanitary sewer pipeline, in addition to the portion of the existing sewer proposed for relocation, and indicates the depth of cover over the sewer pipeline. The existing sewer is constructed of vitrified clay pipe which may need replacement if the depth exceeds the limit of vitrified clay pipe. Calculations showing earth load over the existing pipe shall be submitted. If the cover depth is shown to be detrimental to the existing sewer pipeline then recommendations shall be submitted on how this will be handled. 40. Show or call out a casing pipe around the sewer pipelines for a distance of at least 10' on either side of the retaining wall footing along the south boundary of the site. 41. Add typical section(s) as needed to show the vertical and horizontal relationship between the proposed retaining wall footing in the southwest corner of the site and the existing sewer line, parallel with and southeriy of the retaining wall, within the property. 42. Demonstrate access for maintenance purposes to the existing sewer manhole south of the proposed retaining wall along the south boundary of the site. GPA 09-07/ZC 09-08/SDP 09-05/CUP 09-07/SUP 09-08 - PALOMAR COMMONS December 22, 2009 Paqe 8 43. Provide details and cross sections as needed showing how the proposed 66" storm drain terminates at the south boundary of the site. Reference San Diego Regional Standard Drawings D-40 and/or D-41A. Demonstrate access for maintenance purposes. See comment above regarding access to sewer manhole. If any work is proposed off-site in this area, provide a letter from the southeriy property owner agreeing in concept to the proposal. 44. Show the discharge line for the existing CMWD pressure reducing station located on the southeast corner of Palomar Airport Road and El Camino Real connected to the proposed storm drain system. Contact William Plummer at (760) 602-2768. 45. Show the location of existing and proposed recycled water pipelines and meters from the existing 20" and 18" recycled water pipeline in El Camino Real. A recycled water service line was installed to the property. Landscaping will need to use recycled water for irrigation which will require approved plans from CMWD and the County Department of Environmental Health. 46. Show the location of existing and proposed potable water pipelines and meters in El Camino Real and Palomar Airport Road and onsite for fire service and potable uses. Traffic: 45. Figure 2-2 (page 2-4): The lane configuration should be revised for the west approach (eastbound traffic) for the intersection of Palomar Airport Road (PAR) and Loker Avenue West. 46. Figure 2-4 (page 2-8): The traffic volumes should be revised for the north approach (southbound traffic) for the intersection of PAR and Faraday Avenue. 47. Table 2-2 (page 2-11): ICU results for the intersection of PAR and Melrose Drive should be consistent with 2009 Traffic Monitoring Program. The volumes in this document are adjusted for the southbound right turn movement to reflect overiap phasing that serves this southbound right turn traffic. No mitigation is necessary for the existing conditions with the revised ICU results reflecting adjusted volumes. 48. Figure 3-2 (page 3-5): The trip distribution looks defensible. However, the report should consider re-distributing trips off of 1-5 and east on PAR while allocating more trips in the residential neighborhood to the southwest section ofthe study area. 49. Figure 3-4 (page 3-7): The title should be revised to state Average Daily Traffic Volumes 50. Table 4-2 (page 4-6): ICU results for the intersection of PAR and Melrose Drive should be consistent with 2009 Traffic Monitoring Program. The volumes in this document are adjusted for the southbound right turn movement to reflect overiap phasing that serves this southbound right turn traffic. No mitigation is necessary for the existing conditions with the revised ICU results reflecting adjusted volumes. 51. Table 5-2 (page 5-12): Delay results for the intersection of PAR and Melrose Drive should be revised to reflect the proposed eastbound right turn lane. All future scenarios should have this right turn lane included in the analyses. The note at the bottom of the page should be reflected to eliminate the need to mitigate existing conditions. GPA 09-07/ZC 09-08/SDF^-05/CUP 09-07/SUP 09-08 - PALOI\^ COMMONS December 22, 2009 Paqe 9 52. Table 5-3 (paqe 5-13): Delay results for the intersection of PAR and Melrose Drive should be revised to reflect the proposed eastbound right turn lane. All future scenarios should have this right turn lane included in the analyses. The note at the bottom of the page should be reflected to eliminate the need to mitigate existing conditions. The note will need to include a mitigation measure for the proposed southbound dual right tum lane if this project has a significant traffic impact to this intersection. 53. Fiqure 6-5 (paqe 6-10): No mitigation is needed for existing conditions at the PAR/Melrose intersection, so this graph should be re-labeled Near-Term with appropriate mitigation identified. The Buildout scenario for the PAR/Melrose intersection should include a dual right-turn lane. 54. Table 6-2 (paqe 6-11): Note 2 at bottom of page should be revised to reflect any Near- Term mitigation measures that are required. 55. Table 6-3 (paqe 6-12): Note 2 at bottom of page should be revised to reflect any Near- Term mitigation measures that are required. 56. Page 8-1: The Conclusions and Recommendations section of the report should be revised to reflect the Near-Term and Buildout mitigation measures needed at the intersection of PAR/Melrose. 57. Page 8-2: The LOS analysis performed on PAR/ECR should be revised to reflect Arrival Type=1 for existing conditions. This may lead to mitigation measures required to operate this intersection in coordinated mode to reflect Arrival Type=6. Specifically, traffic signal telecommunications equipment is needed to link the PAR/ECR intersection to the Traffic Management Center (TMC) at the Faraday Center. The equipment is basically a CCTV camera and wireless transreceiver. 58. Page 8-3: Identify the dual right-turn lane at the intersection of PAR/Melrose as a Near- Term mitigation measure if necessary. 59. ICU Analvsis (several pages): The worksheets need to be revised for intersection #11 (PAR/Melrose) to reflect the notes above. 60. HCM Analvsis (several pages): The worksheets need to be revised for intersection #8 (PAR/ECR) to reflect the notes above. Specifically, the intersection at PAR/ECR is currently operating in FREE (un-coordinated) mode. Since platoons at all approaches to this intersection arrive from coordinated traffic signals the progression through this intersection is very poor. This situation reflect Arrival Type 1: Dense platoon, containing over 80% of the lane group volume, arriving at the start of the red phase (represents very poor progression quality). The Arrival Type 5 would reflect this intersection if it was operated in coordinated mode. Before this can be done, this intersection needs to be linked to the proposed TMC located in the Faraday Center. Staff proposes using a wireless link and closed circuit television (CCTV) camera to monitor traffic flow before operating this intersection in coordination. Street Improvements: 61. Revise the Palomar Airport Road and El Camino Real right of way to provide 10' from face of curb to the future right of way. Add additional right of way at entrances GPA 09-07/ZC 09-08/SDP 09-05/CUP 09-07/SUP 09-08 - PALOMAR COMMONS December 22, 2009 Paqe 10 as necessary to include curb ramps. Revise the grading as needed to provide 4.5' of parkway behind the sidewalk within the right of way. 62. Revise the site plan to show the proposed northbound El Camino Real dual left turn lanes. 63. Add a note referencing in general the proposed traffic signal upgrade at El Camino Real ad Palomar Airport Road. 64. Add a note referencing in general the proposed traffic signal installation at the project entrance along Palomar Airport Road. Other: 65. Revise callouts to Parcel A and Parcel B on all documents and plans. Parcel A and Parcel B are described in the title report as being a portion of Lot G of Rancho Agua Hedionda Map No. 832, not Parcels A and B of Map 832, or Parcels A and B of Parcel Map 832. 66. Clarify what portion of the North County Animal Shelter CUP 03-21, Parcel B described in the title report, is proposed for inclusion in this project and what portion is excluded. Discuss how maintenance of the common areas and implementation of the SWMP for this project will be accomplished for any portion within CUP 03-21. 67. See the enclosed letter of May 8, 2008 from County of San Diego Solid Waste Management Enforcement Agency regarding the previously proposed project. Please address and comply with appropriate requirements outlined in that letter. 68. Provide a letter from the southeriy property owner agreeing in concept to the proposed off-site improvements shown at the southeast corner of the site adjacent to El Camino Real. 69. Provide cross sections approximately every 100 feet along the southeriy property line showing the relationship of the proposed retaining wall to the existing off-site slope and or retaining wall. If any work is proposed off-site in this area, provide a letter from the southeriy property owner agreeing in concept to the proposal. 70. Coordinate fire protection and access with Carlsbad Fire Department. Contact Dominic Fieri at (760) 602- 4664. 71. Additional comments may be developed during subsequent review of a complete submittal. 72. A redlined check print of the site plan, the drainage study and SWMP is enclosed for the applicants use in making the requested revisions. Please return this check print and the enclosed copies of the drainage report and SWMP to facilitate continued staff review. Landscape: Please make the following corrections to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. GPA 09-07/ZC 09-08/SDF^-05/CUP 09-07/SUP 09-08 - PMOU^ COMMONS December 22, 2009 Page 11 Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. 1. Plans are too conceptual to provide an appropriate review. One symbol is used for all shrubs and ground covers which may be very different in size and character and one symbol is used for many trees. Please provide a separate symbol for each type of shrub and tree (i.e. large evergreen shrub/tree, medium size shrub/tree, small flowering accent shrub/tree, etc.) and ground covers. Final comments are reserved pending receipt of more complete plans. 2. Please address landscaping of all graded off-site areas. Check all sheets. 3. Please coordinate landscape plans with civil and architectural plans (show and address landscaping of retaining walls along the south property line, coordinate grades/slopes at retention system at the southwest corner of the site, coordinate tree wells in parking lot, etc.). 4. Please show and label all easements on the landscape plans. Insure no trees are located within the easements. 5. A retail building appears to be proposed at the west end of the site outside of the property line. Please explain and show where the new property line will be established on the west. 6. Please show and label any outdoor public and employee break/eating areas on the plans. 7. Generally identify all existing woody plant material to be removed or retained. Trees over 12" in caliper diameter shall be identified on the plan individually as to caliper size and type and labeled to be retained or removed. It is noted that there are many existing trees and palms on site. Please fully address. 8. Please indicate the approximate proposed quantities of shrubs. 9. The water conservation plan shall demonstrate to the City how the proposed development will use all practical means available to conserve water in the landscape. Landscape design shall include water conservation as a primary criterion. Plans propose the use of zone 1 and 2 plantings with no zone 3 or 4 plantings. Please revise plans addressing water conservation as a primary concern by incorporating large areas of zone 3 and 4 plantings. 10. Please show bio-swale plantings in the biorswale. 11. Landscaping consipting of ground cover, shrubs, and trees shall be used to screen elements of unsightliness and screen/soften new improvements. Landscaping shall be used to accentuate and enhance architecture. Planting to include screen trees and shrubs is needed along the south side of the project to soften, screen and enhance views of the large Lowe's building from the south. Additional plantings are also needed in the areas as outlined below to meet the above requirements: a. North, east, and west sides of Lowe's building. GPA 09-07/ZC 09-08/SDPt5?-05/CUP 09-07/SUP 09-08 - PALOMXR COMMONS December 22, 2009 Paqe 12 b. North, east and south sides of the retail building on sheet L-1.1. c. West side of the drug store building. Please address all areas. 12. A project of this scale should incorporate specimen size box trees to enhance the overall project site; site and building entries; and other focal points. It is strongly recommended that 36", 48", and 60" box trees be used at strategic points to enhance the project. Please address. 13. Landscape elements over 30" in height (including planting measured at maturity) are not allowed at street corners within a triangular zone drawn from two points, 25' outward from the beginning of curves and end of curves. (See Appendix C.4 of the Landscape Manual). The same height limitation applies at driveways 25' from the edge of the apron outward along the curb then 45-degrees in toward the property. Please show and label all sight lines and insure no conflicts with requirements. 14. The proposed palms are very different in character. Please provide a different symbol for each so it is clear where each type might be used. See comment number 1 above. 15. It is not clear where accent paving is proposed. Please clarify with more differentiating symbols and plan labeling. 16. All utilities are to be screened. Please show and label all known utilities and provide appropriate screening. Please also locate all light poles on the landscape plans and insure that there are no conflicts with trees. 17. Provide a minimum of one tree for every 40' of street frontage. Trees may be planted on center or grouped. Locate street trees: a. A minimum of 3' outside the public right-of-way. b. A minimum of 5' from paving. c. A minimum of 7' from any sewer line. d. Not in conflict with public utilities. e. Not to be allowed on street corners within a triangular zone drawn from two points, 25' from the beginning of curves and end of curves or within sight lines as described under "Sight Distance" above. (See Appendix C.4). 18. The specific trees creating a streetscape theme have been pre-selected by the City. Each theme shall be made up of four (4) types of trees: "Theme", "support", "Median", and "Project Identity/Accent Trees". (See Appendix C) Tree Type % of Total Streetscape Trees (includes street tree requirement plus adjacent setbacks): a. Median Island Trees N/A (These trees shall be installed as part ofthe required street improvements) b. Theme Trees 50% (These trees set the overall character of the streetscape and are located along the roadside but outside the right-of-way (See D.3-1.2-3) c. Support Trees 30% GPA 09-07/ZC 09-08/SDf^-05/CUP 09-07/SUP 09-08 - PALOM^ COMMONS December 22, 2009 Paqe 13 (These trees were selected to complement the theme tree. Select trees from those listed which fit the project site conditions.) d. Project Identify/Accent Trees 20% (These trees are not pre-selected; rather the applicant can choose the best tree for their project and submit it for City approval. The project shall incorporate a theme similar to the southeastern corner of Palomar Airport Road and El Camino Real to provide continuity.) See the appendix of the Landscape Manual for specific trees to be used on Palomar Airport Road and El Camino Real. Due to problems with anthracnose, Platanus acerifolia is not to be used on El Camino Real. Please specify Platanus racemosa. 19. Trees shall be provided at the minimum rate of one per every four parking stalls. Trees pertaining to this requirement shall be located within the parking area, exclusive of parking lot setbacks. The trees shall be located in close proximity to the spaces they are to shade. Please provide additional trees to meet this requirement. 20. There are very tall retaining walls on parts of the site. Plan notes indicate that 75% of the walls will be screened at plant maturity. Please further address how this will be accomplished by showing a typical detail of the proposed plantings at walls. It is recommended that plantable walls be installed. 21. Planting or any combination of planting, mounding, and decorative walls shall be used to provide screening from adjacent property or streets of the parking area to a height of 3'. Please cleariy show locations of screen shrubs that address this requirement on the plans. 22. At least three percent of parking areas shall be planted and maintained with trees or approved shrubs. The plantings shall be contained in planting areas with a minimum dimension of 4' and bounded by a concrete or masonry curb of a minimum of 6" in height. The plantings shall be located throughout the off-street parking areas in order to obtain the maximum amount of dispersion. Please provide a calculation proving the percentage of landscape area provided in the parking area. 23. The recycled water exhibit has been forwarded to Public Works Maintenance and Operations for review. Any comments will be returned to the applicant. 24. Please add the following notes to the plans and address the requirements on the plans: Slopes 6:1 or steeper requiring erosion control measures as specified herein shall be treated with one or more of the following planting standards: a. Standard 1 - Cover Crop/Reinforced Straw Matting: Cover crop shall be a seed mix typically made up of quick germinating and fast covering grasses, clovers, and/or wild flowers. Submit the specific seed mix for City approval prior to application. The cover crop shall be applied at a rate and manner sufficient to provide 90% coverage within thirty (30) days. Type of reinforced straw matting shall be as approved by the city and staked to the slope as recommended by the manufacturer. GPA 09-07/ZC 09-08/SDP'D^-05/CUP 09-07/SUP 09-08 - PALOMM COMMONS December 22, 2009 Paqe 14 Reinforced straw matting shall be required when planting occurs between August 15 and April 15. The cover crop and/or reinforced straw mat shall be used the remainder of the year. b. Standard 2 - Ground Cover: One hundred (100%) percent of the area shall be planted with a ground cover known to have excellent soil binding characteristics (planted from a minimum size of flatted material and spaced to provide full coverage within one year). c. Standard 3 - Low Shrubs: Low spreading woody shrubs (planted from a minimum of 2-3/4 inch liners) shall cover a minimum of seventy (70%) percent of the slope face (at mature size). d. Standard 4 - Trees and/or Large Shrubs: Trees and/or large shrubs shall be (planted from a minimum of 1 gallon containers) at a minimum rate of one (1) per two hundred (200) square feet. Slopes-6:1 or steeper and: a. 3' or less in vertical height and are adjacent to public walks or streets require at minimum Standard #1. b. 3' to 8' in vertical height require Standards #1, #2 and #3. c. In excess of 8' in vertical height require Standards #1, #2, #3, and #4. Areas graded flatter than 6:1 require Standard #1 (cover crop) with temporary irrigation when they have one or more of the following conditions: a. Sheet graded pads not scheduled for improvements within 6 months of completion of rough grading. b. A potential erosion problem as determined by the City. c. Identified by the City as highly visible areas to the public or have special conditions that warrant immediate treatment. 25. RETURN REDLINES and provide 2 copies of all revised plans (concept, water conservation, and colored water use plan) for the next submittal. Police Department: Please see attached correspondence from the Police department. o o Hofman Planning & Engineering Planning Civil Engineering Fiscal Services Coastal RECEIVED NOV 2 0 2009 November 19, 2009 CITY OF CARLSBAD Don Neu PLANNING DEPT Planning Director City of Carlsbad 1635 Faraday Avenue Carisbad, CA 92008-7314 Dear Mr. Neu: The following submittal for a General Plan Amendment (GPA), Zone Change (ZC), Site Development Plan (SDP), Special Use Permit (SUP) and Conditional Use Pemiit (CUP) at 6111 El Camino Real is being made without the signature of the County of San Diego, the lands owner. The signed applications will be submitted to the City of Carisbad no later than Tuesday November 24, 2009. If at that time the final application cannot be provided, all submittal materials will be picked up. Sincerely, Bill Hofman President 3152 Lionshead Avenue • Carlsbad • CA 92010 • (760) 692-4100 • Fax: (760) 692-4105 c Q FILE COPY^., City of Carlsbad Planning Department July 7, 2009 Hofman Planning and Engineering 3152 Lionshead Avenue Carlsbad, CA 92010 SUBJECT: PRE 09-05 - PALOMAR AIRPORT COMMONS APN: 213-020-18-00 Thank you for submitting a preliminary review for a 105,543 square foot home improvement store and 35,000 square feet of retail space in four separate buildings a commercial project proposed at the southwestern corner of Palomar Airport Road and El Camino Real. The 16.1 acre project site was previously occupied by the Olympic Resort and is currently under demolition. In response to your application, the Planning Department has prepared this comment letter. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. This preliminarv review does not represent an in-depth analvsis of vour proiect. It is intended to give vou feedback on critical issues based upon the information provided in vour submittal. This review is based upon the plans, policies, and standards in effect as of the date of this review. Please be aware that at the time of a formal application submittal, new plans, policies, and standards mav be in effect and additional issues of concern may be raised through a more specific and detailed review. Planning: General 1. General Plan and Zoning designations for the property are as follows: a. General Plan: Travel/Recreation Commercial (T-R). b. Zoning: Tourist Commercial with a Qualified Development Overiay zone (C-T- Q). c. The property is not located within the Coastal Zone. 2. The project requires the following legislative and discretionary permits: a. General Plan Amendment to change the Land Use designations of the property from Travel/Recreation Commercial (TR) to General Commercial. The General Commercial Land Use designation does not presently exist and will ;need to be created through a General Plan Amendment application. b. Zone Change from Tourist Commercial, Qualified Development Overiay Zone (CT-Q) to General Commercial with a Qualified Development Overiay Zone (C-2- Q). 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us PRE 09-05 - PALOMAR AIRPORT COMMONS July 2, 2009 Paqe 2 c. Local Facilities Management Zone Plan Amendment (Zone 5) (if it is determined that the proposed land use would increase demands on facilities). A facilities analysis to determine if there are any increased demands on services to the site with the proposed land use change will need to be provided. d. Site Development Plan (because the project site would be zoned with a Qualified Overiay Zone (Q) and is located within the Airport Influence Area) e. Special Use Permit because the property is located in Area 4 of the El Camino Real Scenic Corridor. f. Conditional Use Permits for drive-through facilities. Project issues: 1. Please be advised that in order to make a more in-depth review of the proposed development, a more complete design of the project is required. The exhibits submitted are incomplete and staff is unable to perform a complete review. Once complete information is presented, staff may identify additional comments or concerns. 2. Because of the proposed Land Use change, the project will need to be submitted to the San Diego Regional Airport Authority for review and determination of consistency with the Airport Land Use Compatibility Plan, McClellan-Palomar Airport (ALUCP). Unless the project is submitted to the City and determined to be a complete application prior to the adoption of new proposed Airport Land Use Compatibility Plan by the Regional Airport Authority, the project will be subject to the new Airport Land Use Compatibility Plan. This plan may be more restrictive relative to the permitted land uses on the subject property. City Staff will submit the application to the Authority once a formal application is filed. Per the current Airport Land Use Compatibility Plan, commercial development is determined to be "compatible" within the 60-65 dB CNEL noise contours which affect the site. 3. The project shall coordinate with the County of San Diego Solid Waste Local Enforcement Agency and comply with California Code of Regulations Title 27, Section 21190 as the project site is located within 1,000 feet of a landfill. 4. Pursuant to C.I of the Commercial Land Use Program of the General Plan, the project shall be required to submit an Economic Viability study (Market Study) for this new commercial land use. 5. A Lowe's is defined as a community anchor tenant by the Land Use Element of the General Plan. Pursuant to the Commercial Land Use Policy C.6 of the General Plan, no community "anchor" tenant may be built as a stand-alone building. It must share (or appear to share) walls and its building facade with other tenants in the center. Accordingly the project must be designed to address this requirement, or the General Plan Amendment to create a new General Commercial Land Use designation must address this issue. 6. Neither community "anchor" tenants nor secondary tenants may feature corporate architecture or logos (excluding signs). 7. Outdoor storage of goods and products in shopping centers is expressly not allowed. PRE 09-05 - PALOMAR AWORT COMMONS W July 2, 2009 Page 3 8. All commercial developments shall provide a variety of courtyards and pedestrian ways, bicycle trails, landscaped parking lots, and the use of harmonious architecture in the construction ofthe buildings (comprehensive design theme). 9. The City is very concerned about the aesthetics of the proposed Lowe's building and particulariy the eastern elevation (Garden side). The screening of this elevation at other Lowes sites varies from open fencing to a solid stucco wall depending on location. Some locations even have materials on pallets stacked higher than the height of the building. This elevation also includes the loading area which will need to be screened as viewed from El Camino Real. This elevation will need to be of superior architectural design and all uses appropriately screened as it faces El Camino Real, a designated scenic corridor. 10. The building design and architecture should also take into account the adjacent Viasat buildings to the south. All building elevations should be architecturally enhanced and rooftop mechanical equipment screened to reduce the visual impacts to adjacent properties. 11. The required minimum parking setback along the El Camino Real frontage is 25 feet as measured from the property line. Please provide dimensioned setbacks on the plans. 12. The preliminary site plan does not show grading, yet the inclusion and notes to retaining walls and sloped driveway transitions identifies potential grading issues. The site shall be designed to eliminate or minimize the need for retaining walls and sensitivity to adjacent properties shall be considered in perimeter retaining wall heights and materials if needed. 13. Planning has a concern regarding the appropriateness of the proposed tire store use at this visually prominent location and encourages the reconsideration of this proposed use. 14. The shopping center appears to be requesting a reduction in parking for common parking facilities. The Zoning Ordinance (Section 21.44.050(a)(5)) does provide a process to obtain up to a 15% reduction of parking for common facilities. 15. The parking plan does not show the requisite number of trees per sparking space pursuant to the City's Landscape Manual. Please revise the site plan to include additional landscape islands with trees and landscaping within the parking field to visually enhance and screen the parking area. A landscape planter should be provided for every 12 to 15 parking stalls along the perimeter parking area and planters dispersed throughout the parking lot. 16. The area noted on the plans for 10x20 parking will not provide 20 foot deep parking stalls. 17. Compact parking shall be located in close proximity to the facility they serve so as to encourage their maximum usage (CMC 21.44.110). The compact spaces shown are located furthest from the building which does not encourage their use. Up to 25% of required parking spaces may be compact spaces. 18. The site plan does not show the location of trash enclosures. Trash enclosures shall meet the Engineering GS-16 design standard. z o PRE 09-05 - PALOMAR AlRPORT COMMONS July 2, 2009 Page 4 19. There is an existing trail easement on the property to the south, CT 80-27 (Map No. 9973) which could be utilized to provide pedestrian access to the site. The easement should be researched to determine the disposition of the easement. All necessary application forms, submittal requirements, and fee information are available at the Planning counter located in the Faraday Building at 1635 Faraday Avenue or on line at www.carisbadca.qov. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown; select Department Listing; select Planning Home Page. Please review all information carefully before submitting. Engineering: Engineering Department staff has completed a preliminary review of the above subject. Prior to formal application submittal, it is suggested the following items are adequately resolved/addressed: 1. Please be advised that in order to make a more in-depth review of the proposed development, a more complete design of the project is required. The exhibits submitted are incomplete and staff is unable to perform a complete review. Once complete information is presented, staff may identify additional comments or concerns. 2. Please clarify if a subdivision is proposed as part of this application. The exhibits callout "parcel" areas, but staff is unsure if these will be lease boundaries or proposed lots as part of a subdivision. This will impact the type of discretionary applications required for this project. Please coordinate further with staff prior to submittal. 3. Circulation is a significant staff concern on this project. Along Palomar Airport Road, the proposed signalized intersection does not meet City standard intersecfion spacing requirements for a prime arterial. In order to address this, please consider shifting the signalized entry west and possibly incorporating the signalized entrance with the animal shelter entryway. Refer to comments from traffic for more information. Staff supports the deceleration lane for the signalized entry, however, the acceleration lane appears to raise conflicts for merging/weaving vehicles so close to the intersection of El Camino Real (ECR) and Palomar Airport Road (PAR). Please evaluate operational impacts of the proposed acceleration lane with existing PAR. Please redesign the frontage access for this project along PAR and coordinate with staff prior to submittal. 4. The two new driveways along ECR are not supported as they do not meet City driveway spacing standards. The existing driveway may remain, however, due to the proximity to the intersection of two prime arterials, no left turns will be permitted on northbound ECR into this project. The existing left turn pocket must be removed with this project. On southbound ECR, consider installing a deceleration lane for the project entry driveway so traffic can pull off and enter the project without impacting traffic flow on ECR. Please redesign the frontage access for this project along El Camino Real and coordinate with staff prior to submittal. 5. Revise the exhibits to show the proposed dual-left turn lanes that are required for northbound ECR at the intersection with PAR. Please refer to the previous discretionary application for these improvements. ORT COMMONS W July 2, 2009 Paqe 5 6. Indicate the line-of-sight at the driveway entrance looking west onto PAR using Caltrans guidelines (corner sight distance). Revise the exhibits to address conflicts that result from the entry monuments. Refer to engineering redlines. 7. Refer to the attached June 23, 2009 City Engineer memo and the June 16, 2009 Doug Bilse memo for additional comments on traffic and circulafion. 8. Revise the exhibits to show existing and proposed sidewalk improvements along the frontage with ECR and PAR. It appears the proposed monument signs along PAR would conflict with sidewalk improvements. Refer to engineering redlines. 9. Prepare and submit the Storm Water Standards Questionnaire to determine project status as it relates to water quality. From staff cursory review, this project may be deemed a priority development project. If so, as part of the discretionary applications, the applicant must prepare a Preliminary Storm Water Management Plan (SWMP) per the City of Carisbad Standard Urban Stormwater Management Plan (SUSMP). The SWMP must address all elements per the SUSMP to the satisfaction of the City Engineer. 10. Revise the exhibits to incorporate all water quality measures (treatment control and Low Impact Design (LID) measures), identified in the Preliminary Storm Water Management Plan (SWMP). Please note that up-coming hydromodification requirements may result in additional onsite infiltration/detention compared to current standards. Prior to submittal please check on current water quality requirements. Please visit www.proiectcleanwater.orq and the City website for more information. 11. There are significant internal traffic circulafion issues identified on the engineering redlines. Please redesign what appears to be a 6-way intersection with excessive conflicts for motorists. Please consider relocating the loading area for the Lowes so it does not interfere with the internal intersection. Also redesign the bank ATM exit so it does not compete as another intersection movement. The intemal circulation must operate efficiently to limit unnecessary congestion. Additional comments may arise upon submittal of a revised layout. 12. Revise the exhibits to provide topography so staff can evaluate changes in grade and drainage patterns for the project. Show storm drains, inlets, LID, detention areas, etc. Since there is no grade information, the feasibility of the project layout cannot be evaluated by staff. 13. Revise the exhibits to show the existing storm drains that discharge near the northwest corner of the property. Show the drainage improvements necessary to convey this water and revise site design layout as necessary. 14. Identify the grade changes over the existing sewer trunk main and provide evidence the service agency does not object to this project. 15. Prepare and submit, as part of the discrefionary applicafions, a preliminary hydrology study that identifies the development discharge flows and preliminary recommendations on the anticipated storm drain infrastructure required as part of the development. 16. Provide a preliminary Geologic/Geotechnical study, as part of the discretionary applications, that identifies feasibility and recommendations for the proposed PRE 09-05 - PALOMAR AIRPORT COMMONS July 2, 2009 Paqe 6 development as it relates to the site. Include measures necessary to stabilize the site for development including limits/extent of remedial grading required, if any. 17. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. Based on staff preliminary review, a grading permit will be required for this project. 18. Revise the exhibits to cleariy show the both existing and proposed street improvements, plus transitions, required for PAR and ECR per Engineering Standards. The exhibits indicate that some offsite road improvements may be required, but are not cleariy shown. Refer to engineering redlines for clarification. 19. Revise the exhibits to show the size and type of drainage facility required to collect and convey storm runoff through this project. Refer to the previous discretionary application plans for design flow informafion. The preliminary hydrology study for this new project should address the sizing and design criteria for this facility. 20. Revise the plans to include a typical street section of PAR and ECR that indicate exisfing and proposed improvements (pavement, curb, gutter, sidewalk, centeriine, street lights, fire hydrants, etc.). 21. Revise the exhibits to indicate all exisfing and proposed ufilities along PAR and ECR (i.e., storm drain, water, recycled water, sewer, etc.) that will serve the development. Indicate gravity flow of sewer facilities via invert elevations. The submitted plan does not depict any facilities; therefore, the feasibility of the project layout cannot be evaluated by staff. 22. Depict a preliminary alignment for all proposed onsite sewer, water and storm drain facilities and all their appurtenances (access holes, valves, fire hydrants, blow-offs, air- release valves). 23. Meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinklering, etc.). All proposed fire hydrants must be served by public water mains. 24. It appears that outdoor storage or loading for Lowes is located on the south side of the building and that it will also be controlled by gates. If this will not be open for general circulation, obtain approval from Fire Department that using gates will be permitted as they tend to impede emergency, fire and day-to-day vehicular access. 25. Revise the exhibits (or provide a separate exhibit, if it makes it too cluttered) to show the loading truck circulation into, through and exiting the site. Show turning radii (inside and outside tracks) for 60-ft trucks per Caltrans design standards (Figure 404.5B). Revise the exhibits to address any conflicts that result from the truck turning movements. 26. In addition to the 60-ft truck radii, for the remainder of the project, show (fire/trash) truck turning radii (per Caltrans 404.5F) with a 42-foot turning radius will circulate throughout the site. Show the inside and outside tire tracks. Revise the exhibits to address any conflicts that result from the truck turning movements. 27. Ensure the corner parking stalls include a 5-foot offset to allow cars to back-up in the event the other car overhangs the stall. ORT COMMONS W July 2, 2009 Paqe 7 28. A public improvement plan will be required for the public street and onsite waterline improvements and any other improvements proposed within City right-of-way or public easements. 29. Provide multiple cross-sections of the site to demonstrate differences in grade, especially as it relates to adjacent properties. 30. Add symbols to the plans to identify the difference between existing and proposed improvements. Revise the exhibits to depict the location of existing adjacent buildings and surface improvements. 31. Indicate all exisfing and proposed surface improvements (curb, gutter, sidewalk, paving, access-holes, inlets, power poles, street lights, adjacent driveways, vaults, transformers, etc.) along the property fronting PAR and ECR, and verify that no conflicts exist. 32. Revise the exhibits to show sidewalk improvements for pedestrian circulation from the public roads into the project amenifies. 33. Indicate the slope of the proposed driveways as they approach PAR and ECR. Revise the design to incorporate vertical curves at all significant grade breaks to ensure vehicular clearances are maintained. 34. Meet with NCTD to determine any required facilities they may require to serve this project (i.e.: bus turn-outs, etc.). 35. Please provide evidence that the adjacent County Animal Shelter does not object to the rearrangement of access proposed with this project. 36. Identify the distance from the driveway along ECR to the intersection of PAR. 37. Revise the exhibits to indicate the ADT (traffic), EDU's (sewer), GPM (potable water), and GPM (reclaimed water) generated or required by the proposed development. 38. Depict the location of trash enclosures required to serve the development. Call-out enclosures per Carlsbad Standard drawing GS-16. Identify how refuse • trucks will maneuver throughout the site. 39. As part of discretionary submittal, a recent Preliminary Title Report (PR) issued within 6 months of formal application submittal will be required for the proposed project. If there are exisfing easements that are not plotted on these plans, there may be significant changes to this proposed concept in order to avoid conflicts. All easements and encumbrances as identified in Schedule "B" of the PR must be indicated on the site plan. The future disposition of any easements and encumbrances must also be identified. 40. Revise the exhibits to show the complete property boundary including all bearings distances, and curve data. An engineering redlined check print is enclosed for the applicants use in making the requested revisions. This check print should be returned with the formal application submittal to facilitate continued staff review. PRE 09-05 - PALOMAR AIRPORT COMMONS July 2, 2009 Page 8 Please see attached Fire Department comments. If you would like to schedule a meeting to discuss this letter with the commenfing departments, please contact van Lynch at the number below. You may also contact each department individually as follows: • Planning Department comments: Van Lynch, Senior Planner, at (760) 602-4613. • Engineering Department comments: Jeremy Riddle, Project Engineer - Engineering Development Services, at (760) 602-2737 • Fire Department comments: Greg Ryan, Fire Inspections, at (760) 602-4663 iincerely. DON NEU Planning Director GTB:VL:sm Pacific Sports Resort, c/o Brian Elliot, One Lombard Street,San Francisco CA 92111 County of San Diego, Department of Public Works, Airports, 1960 Joe Crosson Drive, El Cajon, CA 92020-1236 Don Neu, Planning Director Chris DeCerbo, Team Leader Jeremy Riddle, Project Engineer Greg Ryan, Fire Prevention Bill Plummer, PW - Engineering File Copy Data Entry