HomeMy WebLinkAboutPRE 2019-0025; WEST END MIXED USE; Admin Decision LetterFILE
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October 21, 2019
Eric Munoz
Hofman Planning and Engineering
3152 Lionshead Avenue
Carlsbad, CA 92010
SUBJECT: PRE 2019-0025 (DEV20190177}-WEST END MIXED USE
APN: 156-301-11-00
Dear Mr. Munoz,
{'Cityof
Carlstiad
Thank you for submitting a preliminary review application for a horizontal mixed-use project proposed
within Planning Area 5 of the Westfield Carlsbad Specific Plan (SP 09-0l(B)). The project site, an
approximately 24-acre City of Carlsbad owned property, currently is developed as a parking lot for The
Shoppes at Carlsbad mall. A portion of the subject property also serves as a transit station for the North
County Transit District (NCTD}.
More specifically, the preliminary review application is proposing to construct a 52,995 square-foot, three-
story tall building for "Topgolf', an entertainment venue with golf driving range. The website for Topgolf
identifies itself as a "party venue" that includes a sports bar and restaurant within each facility. The golf
driving range proposes to occupy 202,192 square feet (4.6 acres) of the site. Proposed netting and support
poles range from 90 feet to 170 feet in height. The conceptual exhibits (Sheet 6) submitted with this
application show 29 support poles for the golf driving range safety netting, 17 of which consist of the 170-
foot tall poles. The Topgolf facility is being proposed west of the existing Sea r's department store and east
of the existing ring road. This proposal requires demolition of the existing Sea r's auto center, demolition
of an existing parking field associated with the mall, and relocation of the NCTD transit station onsite. To
accommodate required parking for Topgolf, the proposal includes a multi-level parking garage (16,178
square feet) with 450 parking stalls noted. No other details regarding the parking garage are identified in
the submittal.
A multiple-family residential building surrounding another parking garage is also proposed on the south
side of the Topgolf facility north of Marron Road and west of the Sear's department store. Based on the
conceptual exhibits, the residential building appears to be four stories tall while the parking garage
elevations depict five visible parking levels and hints at the possibility of additional subterranean levels.
The parking garage is for the residential development and includes 640 parking stalls. The multiple-family
residential building spans 370,000 square feet and proposes 323 dwelling units. Conceptual elevations
depict a contemporary architectural design for the building. No other details regarding the parking garage
or residential units are identified in the submittal, and there is no indication of how many existing parking
spaces are being displaced by the proposal.
Community & Economic Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
PRE 2019-0025 (DEV20190177)-WEST END MIXED USE
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.'( t.
In response to your application, the Planning Divis!Qp !lai!W~P~red this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your submittal.
This review is based upon the plans, policies. and standards in effect as of the date of this review. Please
be aware that at the time of a formal application submittal, new plans, policies, and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Planning:
1. General Plan and Zoning designations for the property are as follows:
a. General Plan: R (Regional Commercial} and OS (Open Space}
b. Zoning: C-2 (General Commercial} and OS (Open Space}
c. Specific Plan: Westfield Carlsbad Specific Plan (SP 09-01(8)), Planning Area 5
2. The project requires the following permits:
a. Local Facilities Management Plan (Zone 1) Amendment (LFMP}
b. Specific Plan Amendment (AMEND}
An amendment to the Westfield Carlsbad Specific Plan would be required to permit a Topgolf
entertainment venue with golf driving range. Table 4 of the Specific Plan does not permit
anything other than indoor type recreational uses with certain specificities and permit
requirements. The proposed safety netting and pole heights together most certainly exceed
the allowed structure height limits outlined in the Specific Plan and the proposed building
height, while not noted on the plans may be exceeding the 45-foot maximum building height
for Planning Area 5. If this facility could be supported, a Specific Plan would need to be
amended to address these issues and possibly others that are not currently foreseen.
c. Site Development Plan (SOP}
A SOP is required for either Multi-family or Mixed-use Residential (SP 09-01{8} -Table 4}; any
multi-family residential development having more than four (4) dwelling units or an
affordable housing project of any size (C.M.C. Section 21.53.120}; and residential uses in the
C-2 Zone (C.M.C. Section 21.28.015}. Multiple SDPs will likely be required depending on
proposed division of land and/or ownership. For example, one SOP for the residential and
one SOP for Topgolf entertainment venue and golf driving range.
d. Tentative Tract Map (CT} or Minor Subdivision (MS}
The Preliminary Review application materials do not discuss whether a division of land is
proposed to occur or if the proposed residential is rental apartments or for-sale
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townhome/condominiums. A Tentative Tract Map (CT) or Minor Subdivision (MS) may be
required depending on number units, parcels or lots being proposed. Pursuant to C.M.C.
Section 21.28.015, in the case of residential uses in the C-2 Zone and airspace subdivisions, a
Non-Residential Planned Development Permit (PUD) would be required in accordance with
C.M.C. Chapter 21.47.
e. Environmental Impact Report (EIR)
The Westfield Carlsbad Environmental Impact Report (EIR 09-02, SCH#2010011004) did not
address the addition o( residential onsite or the addition of gross leasable area (GLA) beyond
1,186,509 square feet total (net increase of 35,417 square feet of new GLA); and thus, any
formal submittal would require further environmental review. It would be worth seeking
early input from_ the City of Oceanside before making any type of formal submittal with the
City of Carlsbad.
3. Staff is unable to support the proposal to develop residential dwellings on the site.
Although mixed-use (commercial and residential) development is a permitted use on the project site,
. Carlsbad's Growth Management Plan (GMP) limits the number of dwelling units in the northwest
quadrant to a maximum of 15,370 dwellings; and the GMP does not plan for residential dwellings on
the site. Currently, there is limited capacity (within the northwest quadrant's dwelling limit) to permit
residential development. A majority of the remaining residential capacity (above what is currently
planned by the General Plan) is reserved for the Village to enable implementation of the Carlsbad
Village and Barrio Master Plan (VBMP). Outside of the Village area, there is not enough residential
capacity to allow the proposed mixed-use project.
· A proposal to shift some of the residential capacity from the Village to the project site would not be
supported by city staff for the following reasons:
a. The VBMP identifies a mix of land uses, including residential dwellings at minimum densities;
the residential capacity reserved for the Village area is a conservative estimate of the number
of residential units needed to implement the Village's land use strategy; and
b. The Village is a preferred location for the limited future residential growth that may occur in
the northwest quadrant. The Village is designated by SANDAG as a "smart growth" site. In
comparison to the proposed project site (The Shoppes at Carlsbad), the Village offers greater
opportunities to locate homes in close walkable proximity to regional transit, daily shopping
needs, employment, schools, parks, recreation and entertainment.
4. Staff is unable to support the proposal to develop a Topgolf entertainment venue with golf driving
range on the site.
The Specific Plan does not permit outdoor recreational type uses such as a golf driving range. The
proposed use also raises several compatibility concerns related to noise and light with the potential
to negatively impact existing nearby residential land uses located to the southeast as well as the
Buena Vista Creek habitat corridor located to the north. The proposed residential units located
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directly adjacent to Topgolf, while not supported per the above, would have an even greater potential
of being negatively impacted by the Topgolf entertainment venue. The 170-foot-tall safety netting,
located near the Buena Vista Creek, Buena Vista Lagoon and Hosp Grove, raises several potential
compatibility concerns regarding impacts to wildlife and aesthetics.
Should the applicant wish to proceed with a formal application of this prpposal despite Comments No. 3
and 4 above, staff has provided the following general comments:
5. New forthcoming requirements related to the city's Climate Action Plan {CAP) will likely impact
development requirements of this project. A formal application submittal will need to include a
completed CAP Checklist {Form P-30) to determine what requirements will apply to the project. New
CAP requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water
heating and traffic demand management requirements, as set forth in City Council Ordinance Nos.
CS-347, CS-348, CS-349 and CS-350 and City Council Resolution No. 2019-024 which are available on
the city's website at the following address:
http://www.carlsbadca.gov/services/depts/pw/environment/cap/ordinances.asp
To the extent that some or all of the new CAP requirements are in effect at the time of application for
grading or building permits, the project will be required to comply with the effective requirements
even if different than what is proposed in the project's planning approvals. CAP requirements may
impact, but are not limited to, site design and local building code requirements. Once adopted as part
ofTitle 18 and in effect, plans submitted for grading or building permits must demonstrate compliance
with the new CAP requirements. If incorporating new CAP requirements results in substantial
modifications to the project after planning approvals are obtained, then prior to issuance of grading
or building permits, the applicant may be required to submit and receive approval of a Consistency
Determination or an Amendment application for the project through the Planning Division.
6. Please note that ownership of this property is the City of Carlsbad. A formal project submittal will
require the property owner's signature and their consent to proceed with the submittal and
processing of a project application for this site. The appropriate contact at City Hall to start this
process is Curtis Jackson, Real Estate Manager.
7. The North County Transit District {NCTD) will need to provide their input on the proposed project
regarding the existing on-site transit center and the proposal to relocate it. Correspondence from
NCTD shall be submitted with the initial application submittal process for discretionary review. Please
note that Planning staff would prefer a location with good pedestrian connections to other uses on
the site and closer proximity to commercial services.
8. An allocation of excess dwelling units to said project would be considered an "incentive" as defined
in C.M.C. Section 21.86.020.A.12. Review of a formal proposal by the City of Carlsbad's Housing Policy
Team would be required. If housing could be supported at this location, the applicant should be
prepared to·provide at a minimum 20% affordable housing. Detail of which would come out of the
Housing Policy Team's review and comments.
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9. The project is subject to the development standards and design guidelines of SP 09-0l(B). Planning
Area 5 limits detached buildings to a maximum height of 45 feet. The proposed buildings appear to
be exceeding this height, and the proposed safety nets and poles are. While staff is not supportive of
exceeding this height, a Specific Plan amendment would be necessary to do so.
10. A formal submittal will need to include concept landscape and irrigation plans. The concept plans shall
be designed in accordance with both the Westfield Carlsbad Specific Plan Landscape Guidelines and
the City of Carlsbad's Landscape Manual Policies and Requirements. The City of Carlsbad's Landscape
M.an.ual document can be found on the Planning Division's web page at the following address:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24086
11. Any formal submittal would need to provide a detailed parking analysis of the site, which includes a
detailed analysis of the existing gross square footage of all buildings within the Specific Plan boundary
in comparison to the gross leasable area (GLA) for the same areas. Parking for the proposed Topgolf,
which is a unique entertainment venue, would also need to be specifically analyzed as part of the
study. Not enough information is provided with this submittal to determine or confirm the number
parking spaces being displaced or required. If additional parking is necessary, the project would need
to identify how it was addressing this issue.
' 12. The access bridge to the Inns at Buena Vista Creek project in Oceanside is projecting further into the
mall site than is depicted on these exhibits and will have an impact the proposed design of the Topgolf
parking structure. Any formal submittal of this proposal would need to be coordinated with that
project.
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 online at
http://www.carlsbadca.gov/services/depts/planning/default.asp. You may also access the General Plan
Land Use Element and the Zoning Ordinance online at the website address shown; select Department
Listing; select Planning Home Page. Please review all information carefully before submitting.
Land Development Engineering:
1. Currently, it is unknown whether condominiums or apartments are being proposed. A tentative map
will be required if condominiums are being proposed or if each proposed building will be a proposed
parcel or lot.
2. Show the existing property line, proposed property line, and project boundary. Clarify on the plans
whether an adjustment to the lot lines is needed.
3. Currently, the proposed buildings appear to conflict with existing utilities (water, sewer, and storm
drain). Provide a preliminary utility plan showing the existing and proposed location, size, and
material of the sewer, potable and recycled water, and storm drain facilities.
4. Specify the proposed demand in GPMs or GPD for water, EDUs for sewer, and ADT for traffic.
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5. Provide a preliminary title report and list and show all easements on said report.
6. It appears that several existing public easements conflict with the proposed buildings. Clarify
whether these are to be quitclaimed, relocated, or to remain.
7. Complete the city's Storm Water Standards Questionnaire (Form E-34). This questionnaire will guide
you and the City in determining what type of reports and storm water mitigation must be completed
to satisfy state and City storm water quality requirements. The questionnaire can be obtained on
the city's web site. Preliminary analysis suggests that the project is a Priority Development Project
(PDP) and therefore is subject to numerically sized storm water pollutant treatment BM P's and
hydromodification. Provide two copies of a preliminary Storm Water Quality Management Plan
(SWQMP) per the city's SWQMP template, E-35 form. Show the permanent treatment control BMPs
and hydromodification facilities for the proposed on-site residences, Top Golf, parking structures,
and impervious hardscape.
8. An amendment to Zone 1 Local Facilities Management Plan will be required.
9. Prior to applying for discretionary permits, the developer/applicant shall provide a scope of work for
the Transportation Impact Analysis to the Land Development Engineering division per the city's
Transportation Impact Analysis Guidelines. The guidelines are available on the city's website.
10. Submit a preliminary grading plan with your application submittal for discretionary permits. Plot
proposed surface and subsurface drainage and facilities and including but not limited to proposed
and existing grades, method of drainage, and cross-sections.
11. A preliminary geotechnical investigation should be included regarding the suitability of the site in
regard to the proposed project along with a statement regarding the impact of this development on
any and all existing offsite improvements.
12. North County Transit District will need to provide input on proposed project in regard to the existing
on-site transit center. Correspondence from NCTD shall be submitted during discretionary review.
13. Provide project information including the legal description of the real property, the APN, school,
water, and sewer districts, Earthwork Quantities, Scope of Work, and vicinity map.
14. Vertical control for all design elevations should b~ based upon the city standard vertical datum,
NVGVD 29. All future design drawings will be required to be based on this datum.
15. It is suggested that the developer contact City of Oceanside on proposed project due to the
proximity of the city boundary. Plans submitted during discretionary review will be routed to the
City of Oceanside for their input.
16. Provide two copies of preliminary hydrology and hydraulic analysis of the proposed project with the
submittal of a discretionary application. The hydrology study shall include a flood analysis of Buena
Vista Creek with the existing site conditions and proposed project conditions.
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17. Provide two (2) copies of a water and _sewer study of th~ proposed project with the submittal of a
discretionary application.
18. Show on the site plans, bus turning radius and movements.
19. See attached red lines on Sheet 1 of 6.
Building:
1. No comments.
Fire:
1. Fire Department comments will follow under separate cover.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Jason Goff at the number below. You may also contact each department individually as follows:
• Planning Division: Jason Goff, Senior Planner, at (760) 602-4643
• Land Development Engineering: Kyrenne Chua, Project Engineer, at (760) 602-2744
• Building Division: Mike Peterson, Building Official, at (760) 602-2721
• Fire Department: Randy Metz, Fire Inspections, at (760) 602-4661
Sincerely,
DON NEU, AICP
City Planner
DN:JG:mf
c: Curtis Jackson, Real Estate Manager
Kyrenne Chua, Assistant Eng-ineer
File Copy
Data Entry
HPRM
Attachments: LDE Red lines, Site Plan -Sheet 1 of 6