HomeMy WebLinkAboutSDP 09-04A; Westfield Carlsbad Phase 2; Site Development Plan (SDP)
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: June 6, 2014
P.C. AGENDA OF: October 15, 2014 Project Planner: Christer Westman
Project Engineer: Jeremy Riddle
SUBJECT: SDP 09-04(A) – WESTFIELD CARLSBAD PHASE 2 – Request for the approval of an
addendum to a previously certified Environmental Impact Report EIR 09-02 and approval
of a Site Development Plan amendment for the demolition, reconfiguration and/or
reconstruction of approximately 65,093 square feet of gross leasable area (GLA) within
the Westfield Carlsbad regional shopping center generally located west of El Camino Real
and north of Marron Road in Local Facilities Management Zone 1.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7072 APPROVING Site
Development Plan Amendment SDP 09-04(A) based on the findings and subject to the conditions
contained therein.
II. PROJECT BACKGROUND
The Plaza Camino Real regional shopping center was built in 1969 with approximately 306,000 square feet
of anchor tenant space and approximately 176,000 square feet of retail shops. The most current
configuration of the regional center includes 5 anchor tenant buildings and an enclosed two-story mall.
Westfield took ownership of the property in 1996 and it was re-named Westfield Carlsbad in 2013. The
comprehensive Westfield Carlsbad Specific Plan (SP 09-01) was adopted by the City Council in July 2013
which became the new zoning document for the regional shopping center. The Westfield Carlsbad
Specific Plan defines allowed uses and establishes a set of development standards and design guidelines
for Westfield Carlsbad as well as implementation procedures to facilitate future redevelopment of the
center and ongoing operations. A Site Development Plan (SDP 09-04) approved the Phase 1
redevelopment of the regional center consistent with the Westfield Carlsbad Specific Plan.
Table A below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
TABLE A
Location General Plan Designation Zoning Current Land Use
Site
Regional Commercial (R) General Commercial (C-2) &
Westfield Carlsbad Specific Plan
[SP 09-01(B)]
Regional shopping center
North
City of Oceanside
Special Commercial (SC)
And Civic Institutional (CI)
City of Oceanside
Specialized Commercial-
Highway Oriented (CS-HO) and
Public & Semi-Public (PS)
Parking lot, sewer
treatment plant, Buena
Vista Creek, South Vista
Way, commercial
businesses, Haymar
Drive and SR-78
2
SDP 09-04(A) – WESTFIELD CARLSBAD PHASE 2
October 15, 2014
Page 2
TABLE A – CONTINUED
Location General Plan Designation Zoning Current Land Use
South
Open Space (OS) and
Residential Medium-High
Density (RMH)
Open Space (OS) and Planned
Community (PC)
open space and multi-
family residential
East
Local Commercial (L) Local Shopping Center (CL) El Camino Real and
Carlsbad Plaza shopping
center
West
Open Space (OS) and
Regional Commercial (R)
Open Space (OS) and General
Commercial (C-2), General
Commercial with a Qualified
Development Overlay (C-2-Q)
North County Plaza
shopping center, Buena
Vista Creek and Jefferson
Street
III. PROJECT DESCRIPTION
The applicant has proposed a Phase 2 renovation of the regional shopping center that includes the
conversion of the retail shops portion in the main building from an enclosed facility to an open-air facility,
modification to some vehicular circulation aisles, improved landscaping in the parking lot, the addition of
water quality vegetated bio-swales, and addition of landscaping and amenities throughout the newly
opened common access areas. The exterior parking lot and landscaping improvements affect 218 parking
spaces that will be removed and the addition of 199 relocated/reconfigured/motorcycle parking spaces
for a net deletion of 19 parking spaces. The open-air facility will be accomplished through the removal of
existing roof structures from the common access areas to provide for an open-air walkway and
improvements to the interior facades of the existing retail space.
The regional shopping center is described in terms of gross lease area (GLA). Pursuant to the approved
Site Development Plan (SDP 09-04), the Phase 1 renovation would result in approximately 1,150,456
square feet of GLA for the main building plus the existing out buildings. The Phase 2 project does not
include any change to the existing out-buildings. The main building would be modified through the
removal of approximately 65,093 square feet of gross lease area (GLA) and approximately 33,003 of new
GLA would be constructed for a total GLA of 1,080,187 square feet. Overall, the removal and
reconstruction of new main building areas would result in a net GLA reduction of approximately 32,090
square feet when compared with existing conditions approved by SDP 09-04.
The existing Westfield Carlsbad gross floor area (GFA) of 1,348,500 square feet, as compared to the
amendment SDP 09-04(A) square footage of 1,348,246, will be reduced by 254 square feet. Thus, the
overall floor area of Westfield Carlsbad per the proposed Phase 2 would be below the overall floor area
of the existing approved SDP 09-04 project.
The proposed design follows the architectural style established by Phase 1 (SDP 09-04) which is under
construction. The theme is contemporary, with primary building materials comprised of varying textures
of glass, stucco, masonry, stone, concrete, iron, and simulated wood. As illustrated in the proposed
elevations, a variety in building mass, form, height, and silhouette is provided along with a variety of
rooflines, open air courtyard elements, and pedestrian arcades. All service areas are architecturally
integrated into the building design and are not publicly visible. At the ground-level facades, the use of
glass is used to visually connect the indoor and outdoor areas. Accent architectural features such as
columns, arcades, canopies, and awnings are provided to expand on the concepts of articulation, contrast,
and diversity of design. Lighter colored walls and surfaces dominate the overall visual scheme of the
building architecture, while accent colors and enhanced building materials are being used in key
SDP 09-04(A) – WESTFIELD CARLSBAD PHASE 2
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architectural elements and locations to identify areas of focus and attention. Also proposed is an entirely
reworked parking lot and main concourse lighting plan accomplishing architectural detailing, pedestrian
comfort, and mall and parking lot safety. In addition to the revised parking lot lighting, the parking lot is
proposed to receive limited vehicular drive aisle reconfiguration as well as the addition of landscape
planters and vegetated bio-swales.
The project includes a revision to the Phase 1/Phase 2 boundaries which result in a larger Phase 2 scope
including more mall concourse area as well as more parking lot, circulation, and landscape areas.
IV. ANALYSIS
The proposed project is subject to the following plans, ordinances, and standards as analyzed within the
following sections of this staff report:
A. General Plan;
B. Westfield Carlsbad Specific Plan (SP 09-01), including recent amendments A-B;
C. Growth Management Ordinance.
The recommendation of approval for this project was developed by analyzing the project’s consistency
with the applicable policies and regulations listed above. The following section discusses compliance with
each of these regulations/policies utilizing both text and tables.
A. General Plan
The project is located within the Regional Commercial (R) Land Use designation of the General Plan. The
Land Use Element of the General Plan describes regional commercial centers as those that provide
shopping goods, general merchandise, apparel, furniture, and home furnishings in full depth and variety;
are anchored by at least two or more department stores with secondary tenants that include a range of
specialty retail, restaurants, and entertainment uses; are typically situated on 30 to 100 acre sites in
locations that are easily visible, as well as accessible, from interchange points between highways and
freeways; and are described as having a GLA that ranges from 300,000 to 1.5 million sq. ft. with a regional
trade area focus that draws on customers from outside of the city. The project is consistent with the Land
Use Element and the intent and characteristics of the Regional Commercial (R) Land Use designation as
described above; and is also consistent with the applicable policies contained within each relevant
element of the General Plan as illustrated below in Table B:
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TABLE B – GENERAL PLAN CONSISTENCY
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM COMPLIANCE
Land Use Overall Land Use Pattern, Goal A.2 -
Provide for an orderly balance of
both public and private land uses
within convenient and compatible
locations throughout the community.
Westfield Carlsbad provides a convenient
commercial land use available to the citizens of
Carlsbad and neighboring cities. Its location is
convenient and compatible with surrounding
land uses and contributes to the city’s orderly
balance of development.
Overall Land Use Pattern, Goal A.3 -
Provide for land uses which through
their arrangement, location and size,
support and enhances the economic
viability of the community.
Westfield Carlsbad has historically been one of
the top commercial revenue sources for the
City of Carlsbad. With this renovation, it is
expected that revenue generation to the city of
Carlsbad will increase.
Commercial, Goal A.1 - Achieve a
healthy and diverse economic base
by creating a climate for economic
growth and stability.
The renovation of Westfield Carlsbad will not
only enhance the existing center and attract
new and diverse retail uses within it; the
synergy created by a successful regional center
will attract more businesses to the general
vicinity, which contributes to a healthy and
diverse economic base and creates a climate
for greater economic growth and stability.
Circulation Streets and Traffic Control, Goal A.8 -
Provide a circulation system that
promotes alternative transportation
such as walking, bicycling and public
transportation.
Streets and Traffic Control, Objective
B.1 - Provide an adequate circulation
infrastructure concurrent with and
prior to the actual demand for such
facilities.
Westfield Carlsbad includes the NCTD’s
regional bus terminal on its site, which
promotes alternative transportation
throughout the region. In addition, Westfield is
committed to installing new bike racks at each
of the mall main entrances to further promote
bicycling to and from the site through the use
of the existing bike lanes running along Marron
Road and El Camino Real and connecting
throughout Carlsbad. Lastly, Westfield is also
promoting pedestrian walkability to and from
the site through its enhancements to the sites
internal pedestrian circulation system and by
providing enhanced sidewalk connections from
Marron Road and El Camino Real, which
includes but is not limited to wider sidewalks,
parkways, enhanced hardscape materials,
pedestrian scaled lighting, and enhanced
landscaping features, all of which are designed
to provide safe and convenient walking
throughout the site.
Streets and Traffic Control, Objectives
B.5 - Provide safe, adequate and
attractively landscaped parking
facilities.
The Westfield Carlsbad Specific Plan (WCSP)
established landscape and lighting
development standards and guidelines for safe
and attractively landscaped parking areas. The
project is consistent with the standards and
guidelines of the WCSP.
SDP 09-04(A) – WESTFIELD CARLSBAD PHASE 2
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TABLE B – GENERAL PLAN CONSISTENCY CONTINUED
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM COMPLIANCE
Circulation
(continued)
Streets and Traffic Control,
Implementing Policies and Action
Programs C.2 - Establish a network
of truck routes throughout the city
to provide for the safe movement
of trucks into and out of
commercial zones while reducing
conflicts with traffic in residential,
school and recreation areas.
The onsite circulation system for Westfield
Carlsbad provides for safe and non-conflicting
truck routes throughout the site. Westfield
Carlsbad’s close proximity to El Camino Real
and also SR 78 ensures that the majority of
truck traffic entering and exiting the site will
not be disruptive to surrounding residential,
schools, or recreation areas.
Alternative Modes of
Transportation, Implementing
Policies and Action Programs C.2 -
Encourage pedestrian circulation
in commercial areas through the
provision of convenient parking
facilities, increased sidewalk
widths, pedestrian-oriented
building designs, landscaping,
street lighting and street furniture.
The project which is designed as an open air
mall uses architectural elements to help
define a pedestrian scale, such as awnings,
canopies, trellises, arcades, and patios; and
enhancements to pedestrian walkways in the
form of widened sidewalks, textured
hardscapes, accent plantings, and pedestrian
scaled lighting. Parking spaces are designed
to accommodate safe and convenient
pedestrian access from car to retail shops and
the main building entryways and orientation
of retail uses are designed to open up to the
pedestrian walkways and parking areas.
Alternative Modes of
Transportation, Implementing
Policies and Action Programs C.3 -
Design pedestrian spaces and
circulation in relationship to land
uses and available parking for all
new construction and
redevelopment projects.
As discussed above, the pedestrian circulation
system will be enhanced and improved as part
of the project and is designed to interact and
relate with the retail shops which are
reconfigured in an open air mall.
Public Safety Crime Hazards, Goal A - Minimize
injury, loss of life, and damage to
property resulting from crime.
Crime Hazards, Objectives B.4 -
Encourage crime prevention
through the planning process by
establishing specific design criteria
and standards to be used in the
review of land use development.
The project will implement a lighting scheme
for the parking lots and pedestrian circulation
areas consistent with the Westfield Carlsbad
Specific Plan. In addition, the project contains
defensible space strategies and landscaping
design elements to optimize and promote
improved public safety for outdoor areas. The
renovation of the mall from an enclosed
building design to an open air interior and
exterior orientation with restaurants and
other retail uses facing out towards the
parking lot will further promote safety, as
vandalism, theft and assault are less likely to
occur in highly visible space.
SDP 09-04(A) – WESTFIELD CARLSBAD PHASE 2
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B. Specific Plan
The Westfield Carlsbad Specific Plan was adopted in July 2013 and established design guidelines as well
as development standards applicable to the proposed regional shopping center remodel. The following
Tables C and D list the applicable guidelines and development standards as well as a brief summary of
how the proposed project complies.
TABLE C
DESIGN GUIDELINES
GUIDELINE COMPLIANCE
Accent architectural features including but not
limited to columns, arcades and awnings are
required.
Arcades are created through the establishment of
the second-floor mall deck. Cantilevered awnings
are a consistent design element throughout the
proposed project.
The use of materials such as stucco, masonry,
stone, concrete, iron, heavy timber is highly
encouraged.
These materials are used extensively throughout
the proposed project.
Architectural elements including but not limited
to awnings, canopies, trellises, arcades, and
patios that help to create an intimate scale are
highly encouraged.
Several of the listed elements are incorporated
into the external perimeter of the project
resulting in a scale that is pedestrian friendly.
Primary entrances shall be established using
attractive architectural and landscape features,
as well as utilizing special entry hardscape,
awnings, and/or canopies.
Primary entries are distinguished by building
elevation changes and/or unique concrete
canopies as well as distinctive hardscape and
landscape treatments.
All rooftop and ground-mounted equipment shall
be either integrated into the building and site
design or screened. Parapet walls that are at
least as tall as the profile of the equipment to be
screened and integrated into the building design
are permitted.
The main concourse building is designed with
extended parapets that will serve to screen
future roof mounted equipment as tenants
occupy the lease space.
TABLE D
General Development Standards
STANDARD COMPLIANCE
Parking:
Spaces Required Spaces Provided
4 spaces per 1,000 sq. ft. GLA
1,118,366 sq. ft. GLA
4,474 6,057
Up to 25% compact Up to 1,130 Compact
Spaces allowed
No Compact Proposed
1% minimum motorcycle (MC) parking 45 MC 48 MC
Maximum Building Height:
75 feet up to 105.3 feet above Mean Sea Level All buildings adhere to the maximum limitation of
105.3 feet above Mean Sea Level (MSL)
Building Setback: Marron Road
Minimum: 15 feet Minimum provided: 220 feet
SDP 09-04(A) – WESTFIELD CARLSBAD PHASE 2
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C. Growth Management Ordinance (Local Facilities Management Plan Zone 1)
The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of
the City and has been reviewed pursuant to the Growth Management Ordinance, C.M.C. Chapter 21.90.
The proposed project, resulting in a net loss of 32,090 sq. ft. of gross leasable area, does not adversely
affect any public facilities and no mitigation or special conditions are required of the project. The project’s
facility impacts are summarized below in Table E:
TABLE E
Growth Management
FACILITY IMPACTS COMPLY
City Administration N/A Yes
Library N/A Yes
Wastewater Treatment Capacity 0 EDU Yes
Parks N/A Yes
Drainage 0 CFS (Basin A) Yes
Circulation 0 ADT Yes
Fire Station 1 Yes
Open Space N/A Yes
Schools – Carlsbad Unified School District N/A Yes
Sewer – Carlsbad Municipal Water District 0 EDU Yes
Water – Carlsbad Municipal Water District 0 GPD Yes
V. ENVIRONMENTAL REVIEW
CEQA Guideline Section 15164 states that “the lead agency…shall prepare an addendum to a previously
certified EIR if some changes or additions are necessary but none of the conditions described in Section
15162 calling for the preparation of a subsequent EIR or negative declaration have occurred.” Helix
Environmental Planning prepared the project’s Environmental Impact Report (EIR 09-02) certified by the
City Council on July 2013. Staff has reviewed the proposed project and found that the project is within
the scope of the certified EIR and that none of the requirements in CEQA Guidelines sections 15162 or
15163 for preparation of a supplemental or subsequent EIRs have been triggered. No substantial changes
are proposed in the Project which involve new significant environmental effects or a substantial increase
in the severity of previously identified significant effects; and there is no new information of substantial
importance which shows that the project will have significant effects not previously discussed in the EIR,
or substantially more severe than shown in the previous EIR.
The Addendum to the previously certified EIR documents the potential impacts related to the project
proposed as an amendment to Site Development Plan SDP 09-04. The project does not generate
additional Average Daily Trips, reduces impervious surfaces, and reduces gross leasable area
building square footage.
No new or additional mitigation measures need to be added and there are no mitigation measures
previously found not to be feasible that are now found to be feasible that would substantially
reduce one or more significant effects of the Project (CEQA Guideline Section 15163).
Guideline 15164 provides that an addendum need not be circulated for public review but may be attached
to the Final EIR. The Addendum is identified in the project’s public hearing notice and is included in this
staff report.
SDP 09-04(A) – WESTFIELD CARLSBAD PHASE 2
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ATTACHMENTS:
1. Planning Commission Resolution No. 7072 (SDP)
2. Location Map
3. Disclosure Statements
4. Reduced Exhibits
5. Full Size Exhibits “A” – “YY” dated October 15, 2014
MARRON RD
C A R L S B A D
O C E AN S ID E
JEFFERSON STSR-78
IVY RDPLAZA DR
VISTA WY
M ARRON RD
G U E V A R A R D
SOUTH VISTA W
YMONROE STHOSP WY
WIN T E R GREEN DR EL CAMINO REALSDP 09-04(A)
Westfield Carlsbad Phase 2
SITE MAP
SITE
E
L C
A
MINO REA
L
LA COSTA AVCOLLEGE BLCARLSBAD
B
L
AVIA
RA PY ME
LROS
E
DR
Attachment To
Disclosure Statement P-l(A)
Plaza Camino Real
Name and Address of Applicant:
Name and Address of Applicant's
partners:
PLAZA CAMINO REAL
2049 Century Park East, 41" Flooi·
Los Angeles, CA 90067
PCRGP,L.P.
2049 Century Park East, 41" Floor
Los Angeles, CA 90067
Plaza Camino Real LLC
2049 Century Park East, 41 ''Floor
Los Angeles, CA 90067
Westfield America Limited Partnership
2049 Century Park East, 41st Floor
Los Angeles, CA 90067
Westfield U.S. Holdings, LLC
2049 Century Park East, 41 '1 Floor
Los Angeles, CA 90067
Name and Address of Owner: Same as Applicant above.
Name and address of Owner's partners: Same as Applicant above.
List of Officer's Names: See Unanimous Consent of the Board of
Manager of Westfield Holdings, LLC
attached hereto as Exhibit A.
Address of all Officers: c/o Westfield, LLC
2049 Century Park East, 41'1 Floor
Los Angeles, CA 90067
[Owner/Applicant signature appem-s on next page.]
Disclosure Statement P-J(A)
Plaza Camino Real
April25, 2014
Page2
EXHIBIT A
List of Officers