HomeMy WebLinkAbout2014-10-15; Planning Commission; Resolution 7072
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A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING AN ADDENDUM TO A PREVIOUSLY
CERTIFIED ENVIRONMENTAL IMPACT REPORT EIR 09-02 AND
APPROVING A SITE DEVELOPMENT PLAN AMENDMENT [SDP 09-04(A)]
FOR THE DEMOLITION, RECONFIGURATION, AND/OR RECONSTRUCTION
OF APPROXIMATELY 65,093 SQUARE FEET OF GROSS LEASABLE AREA
WITHIN THE WESTFIELD CARLSBAD REGIONAL SHOPPING CENTER
GENERALLY LOCATED WEST OF EL CAMINO REAL AND BISECTED BY
MARRON ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 1.
CASE NAME: WESTFIELD CARLSBAD PHASE 2
CASE NO.: SDP 09-04(A)
WHEREAS, Plaza Camino Real, LP, and CMF PCR, LLC, “Developer” has filed a verified
application with the City of Carlsbad regarding property owned by the City of Carlsbad, Plaza Camino
Real, LP, and CMF PCR, LLC “Owner,” described as
Lots 1-9, 12, and 13, inclusive, of Carlsbad Tract No. CT 76-18 (Plaza
Camino Real Shopping Center) in the City of Carlsbad, County of San
Diego, State of California, according to map thereof no. 8956, filed in
the Office of the County Recorder of San Diego County, August 11,
1978
(“the Property”); and
WHEREAS, said verified application constitutes a request for a Site Development Plan
Amendment as shown on Exhibits “A – YY” dated October 15, 2014, on file in the Planning Division,
WESTFIELD CARLSBAD PHASE 2 – SDP 09-04(A) as provided by the Westfield Carlsbad Specific Plan (SP
09-01); and
WHEREAS, the Planning Commission did, on October 15, 2014, hold a duly noticed
public hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to
the Site Development Plan Amendment.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A) That the foregoing recitations are true and correct.
PLANNING COMMISSION RESOLUTION NO. 7072
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B) That based on the evidence presented at the public hearing, the Planning Commission
APPROVES an addendum for EIR 09-02 and WESTFIELD CARLSBAD PHASE 2 – SDP 09-
04(A) based on the following findings and subject to the following conditions:
Findings:
1. That the requested use is properly related to the site, surroundings and environmental settings,
is consistent with the various elements and objectives of the General Plan, will not be
detrimental to existing uses or to uses specifically permitted in the area in which the proposed
use is to be located, and will not adversely impact the site, surroundings or traffic circulation, in
that Westfield Carlsbad Phase 2 is the redevelopment of an existing developed regional
shopping center and that the proposed project is consistent with the design guidelines and
development standards of the Westfield Carlsbad Specific Plan, and as discussed in the staff
report, is consistent with the various elements and objectives of the General Plan.
2. That the site for the intended use is adequate in size and shape to accommodate the use, in
that the project has been designed to accommodate all parking on site; includes safe and
efficient internal circulation for both pedestrians and vehicles; and complies with all of the
required development standards of the Westfield Carlsbad Specific Plan to ensure
compatibility of the project with its surroundings.
3. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the
requested use to existing or permitted future uses in the neighborhood will be provided and
maintained, in that the project complies with all of the required development standards and
design guidelines of the Westfield Carlsbad Specific Plan; including but not limited to,
setbacks and landscaping; integrating enclosed service areas into the building design to
conceal delivery areas, trash receptacles, and storage of supplies; screening roof and/or
ground-mounted mechanical equipment from public view and rights-of-way, including the
screening of parking areas through a combination of informal landscaping and landscaped
berms; and improving the existing site entries leading into the shopping center with detailed
landscaping, enhanced hardscape features, and new pedestrian walkways and lighting that
will assist in orienting the existing shopping center with its surroundings in a safe and visually
appealing manner.
4. That the street system serving the proposed uses is adequate to properly handle all traffic
generated by the proposed use, in that mitigation required by the Westfield Carlsbad Specific
Plan/Site Development Plan Project Final Environmental Impact Report (EIR 09-02) and
Mitigation Monitoring and Reporting Program have been incorporated into the project,
reducing potentially significant traffic impacts to below significant levels.
5. That the design of project is not likely to cause serious public health problems, and the
discharge of storm water from the project complies with current California Regional Water
Quality Control Board requirements and the City of Carlsbad Standard Urban Stormwater
Mitigation Plan (SUSMP) requirements, in that the developer has prepared a preliminary Storm
Water Management Plan to identify pollutants of concern and incorporate best management
practices to either avoid contact with storm water or filter pollutants to the maximum extent
practicable; linear bioretention swales along with pervious pavement and landscape islands
are incorporated into the project design for filtration of stormwater runoff and the project is
conditioned to incorporate Low Impact Design (LID) techniques.
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6. The Planning Commission of the City of Carlsbad does hereby find that the Addendum has been
prepared in accordance with requirements of the California Environmental Quality Act, the
CEQA Guidelines, and the Environmental Review Procedures of the City of Carlsbad.
7. The Planning Commission of the City of Carlsbad has reviewed, analyzed, and considered the
Addendum with EIR 09-02 prior to APPROVAL of the Project, and it reflects the independent
judgment of the City of Carlsbad Planning Commission.
8. The Planning Commission of the City of Carlsbad does hereby find that adopting of an
Addendum to EIR 09-02 is appropriate and in conformance with CEQA in this case because
some changes or additions to EIR 09-02 are necessary, but none of the conditions described in
Section 15162 of the CEQA Guidelines calling for preparation of a subsequent EIR have
occurred, in that:
a. There are no significant new environmental effects and no substantial increase in the
severity of a previously identified significant effect. The analysis and mitigation contained
in EIR 09-02 remain adequate to address all modifications proposed. The project, for
example, reduces average daily traffic trips, reduces impervious surfaces, and reduces
gross leasable floor area.
b. There has been no substantial change with respect to the circumstances under which the
Project is being undertaken which would require major revisions to EIR 09-02.
c. There is no new information of substantial importance that was not known and could not
have been known with the exercise of reasonable diligence at the time EIR 09-02 was
certified.
d. The Project will not have any significant effects not discussed in the EIR 09-02.
e. There are no new or additional mitigation measures that 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.
9. The Addendum to EIR 09-02 is attached hereto (Addendum to the Environmental Impact
Report for the Westfield Carlsbad Specific Plan and Site Development Plan Project) dated
September 2014 and all of the mitigation measures included as part of the certified
Environmental Impact Report EIR 09-02 and Mitigation Monitoring and Reporting Program
(Exhibit “B” dated June 6, 2013) are incorporated herein, attached hereto, and are imposed as
mitigation for this project.
10. The Planning Commission hereby finds that the Program is designed to ensure that during
project implementation the Developer and any other responsible parties implement the project
components and comply with the feasible mitigation measures identified in the CEQA Findings
and the Program.
11. The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
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Conditions:
Note: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of a grading
permit or building permit, whichever shall occur first.
1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented
and maintained over time, if any of such conditions fail to be so implemented and maintained
according to their terms, the City shall have the right to revoke or modify all approvals herein
granted; deny or further condition issuance of all future building permits; deny, revoke, or
further condition all certificates of occupancy issued under the authority of approvals herein
granted; record a notice of violation on the property title; institute and prosecute litigation to
compel their compliance with said conditions or seek damages for their violation. No vested
rights are gained by Developer or a successor in interest by the City’s approval of this Site
Development Plan Amendment.
2. Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the Site Development Plan Amendment documents, as necessary to make
them internally consistent and in conformity with the final action on the project. Development
shall occur substantially as shown on the approved Exhibits. Any proposed development,
different from this approval, shall require an amendment to this approval.
3. Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
4. If any condition for construction of any public improvements or facilities, or the payment of any
fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged,
this approval shall be suspended as provided in Government Code Section 66020. If any such
condition is determined to be invalid, this approval shall be invalid unless the City Council
determines that the project without the condition complies with all requirements of law.
5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims and
costs, including court costs and attorney’s fees incurred by the City arising, directly or indirectly,
from (a) City’s approval and issuance of this Site Development Plan Amendment, (b) City’s
approval or issuance of any permit or action, whether discretionary or nondiscretionary, in
connection with the use contemplated herein, and (c) Developer/Operator’s installation and
operation of the facility permitted hereby, including without limitation, any and all liabilities
arising from the emission by the facility of electromagnetic fields or other energy waves or
emissions. This obligation survives until all legal proceedings have been concluded and
continues even if the City’s approval is not validated.
6. Developer shall submit to the City Planner a reproducible 24” x 36” mylar copy of the Site Plan
reflecting the conditions approved by the final decision-making body.
7. Prior to the issuance of a building permit, the Developer shall provide proof to the Building
Division from the Carlsbad Unified School District that this project has satisfied its obligation to
provide school facilities.
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8. This project shall comply with all conditions and mitigation measures which are required as part
of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to
the issuance of building permits.
9. Developer shall implement, or cause the implementation of, the Westfield Carlsbad Specific
Plan/Site Development Plan Project Final Environmental Impact Report (EIR 09-02),
Addendum, and Mitigation Monitoring and Reporting Program.
10. This approval shall become null and void if building permits are not issued for this project within
24 months from the date of project approval.
11. Building permits will not be issued for this project unless the local agency providing water and
sewer services to the project provides written certification to the City that adequate water
service and sewer facilities, respectively, are available to the project at the time of the
application for the building permit, and that water and sewer capacity and facilities will
continue to be available until the time of occupancy.
12. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the
License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and
CFD #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code
Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee
for Zone 1, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building
permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan
and shall become void.
13. Prior to the issuance of a Grading Permit or Building Permit, whichever shall occur first,
Developer shall submit to the City a Notice of Restriction executed by the owner of the real
property to be developed. Said notice is to be filed in the office of the County Recorder, subject
to the satisfaction of the City Planner, notifying all interested parties and successors in interest
that the City of Carlsbad has issued a Site Development Plan Amendment by Resolution No.
7072 on the property. Said Notice of Restriction shall note the property description, location of
the file containing complete project details and all conditions of approval as well as any
conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has
the authority to execute and record an amendment to the notice which modifies or terminates
said notice upon a showing of good cause by the Developer or successor in interest.
14. Developer shall submit and obtain City Planner approval of a Final Landscape and Irrigation Plan
showing conformance with the approved Preliminary Landscape Plan and the City’s Landscape
Manual, except as modified by the Westfield Carlsbad Specific Plan. Developer shall construct
and install all landscaping and irrigation as shown on the approved Final Plans. All landscaping
shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. All
irrigation systems shall be maintained to provide the optimum amount of water to the
landscape for plant growth without causing soil erosion and runoff.
15. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape
plan check process on file in the Planning Division and accompanied by the project’s building,
improvement, and grading plans.
. . .
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16. Developer shall provide bus stops to service this development at locations and with reasonable
facilities to the satisfaction of the North County Transit District and the City Planner. Said
facilities, if required, shall be free from advertising and shall at a minimum include a bench and
a pole for the bus stop sign. The facilities shall be designed to enhance or be consistent with
basic architectural theme of the project.
17. All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in
accordance with the requirements of Westfield Carlsbad Specific Plan, to the satisfaction of
the City Planner.
18. Developer shall submit and obtain City Planner approval of an exterior lighting plan including
parking areas. All lighting shall be designed to reflect downward and avoid any impacts on
adjacent homes or property.
19. Prior to occupancy of any leasable space within the reconstructed portion(s) of the main mall
building, all site improvements associated with SDP 09-04(A) shall be completed to the
satisfaction of the Carlsbad City Planner, Fire Marshal and City Engineer.
20. Developer shall provide for the installation of new bike racks at each entrance to the
Westfield Carlsbad shopping center and the NCTD Transit Center to the satisfaction of the
Carlsbad City Planner.
Engineering:
General
21. Prior to hauling dirt or construction materials to or from any proposed construction site within
this project, developer shall apply for and obtain approval from, the city engineer for the
proposed haul route.
22. Developer shall maintain all proposed surface improvements (paving, curb, gutter,
landscaping, lighting, etc.), underground utility lines and water quality treatment control best
management practices (Biofiltration swales, etc.) as shown on the proposed site plan.
23. This project is approved upon the express condition that building permits will not be issued for
the development of the subject property, unless the district engineer has determined that
adequate water and sewer facilities are available at the time of permit issuance and will
continue to be available until time of occupancy.
24. Developer shall submit to the city planner, a reproducible 24" x 36", mylar copy of the Site Plan,
Proposed Site Plan, Preliminary Grading Plan, and Preliminary Utility Plan reflecting the
conditions approved by the final decision making body. The reproducible shall be submitted to
the city planner, reviewed and, if acceptable, signed by the city's project engineer and project
planner prior to submittal of the building plans, improvement plans, grading plans, or final map,
whichever occurs first.
25. Developer shall install sight distance corridors at all street and driveway intersections in
accordance with City Engineering Standards. The Developer shall maintain this condition.
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26. Prior to approval of Improvement or Grading Plans, developer shall submit to the city engineer
written approval from North County Transit District (NCTD) demonstrating mass-transit
improvement requirements for this project have been satisfied.
27. Developer shall amend the right-of-way permit for Westfield Phase 1 regarding continued
staging/construction for phase 2 within city property. Developer shall pay processing/permit
fees in accordance with the current city’s fee schedule to the satisfaction of the City Engineer.
28. Developer shall obtain necessary approvals from the City of Oceanside regarding parking lot
enhancements proposed within their city boundary.
Fees/Agreements
29. Developer shall execute and submit a Geologic Failure Hold Harmless Agreement (or other
acceptable instrument) in a form acceptable to the city engineer and city attorney.
30. Developer shall execute and submit a Drainage Hold Harmless Agreement (or other acceptable
instrument) in a form acceptable to the city engineer and city attorney.
31. Developer shall execute and submit a Permanent Stormwater Quality Best Management
Practice Maintenance Agreement in a form acceptable to the city engineer and city attorney.
32. Developer shall execute a city standard Street Tree Maintenance Agreement regarding the
installation of street trees along Marron Road within city right-of-way/easements in a form
acceptable to the city engineer and city attorney.
33. Prior to approval of any grading or building permits for this project, developer shall cause
owner to give written consent to the city engineer for the annexation of the area shown within
the boundaries of the Site Plan into the existing City of Carlsbad Street Lighting and Landscaping
District No. 1 and/or to the formation or annexation into an additional Street Lighting and
Landscaping District. Said written consent shall be on a form provided by the city engineer.
Grading
34. Based upon a review of the proposed grading and the grading quantities shown on the Site
Plan, a grading permit for this project is required. Developer shall prepare and submit plans and
technical studies/reports for city engineer review, post security and pay all applicable grading
plan review and permit fees per the city’s latest fee schedule. Grading plan shall include all
proposed parking lot modifications (bioretention swales, re-paving, sidewalks, pedestrian
walkways, raised median islands, drive aisles, storm drains, inlets, signing, striping,
landscaping areas, high efficiency parking lot lighting, etc.) all to the satisfaction of the city
engineer.
35. Developer shall comply with the city's Stormwater Regulations, latest version, and shall
implement best management practices at all times. Best management practices include but are
not limited to pollution control practices or devices, erosion control to prevent silt runoff during
construction, general housekeeping practices, pollution prevention and educational practices,
maintenance procedures, and other management practices or devices to prevent or reduce the
discharge of pollutants to stormwater, receiving water or stormwater conveyance system to
the maximum extent practicable. Developer shall notify prospective owners and tenants of the
above requirements.
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36. Prior to the issuance of a grading permit, developer shall submit to the city engineer receipt of
a Notice of Intent from the State Water Resources Control Board.
37. Prior to the issuance of grading permit or building permit, whichever occurs first, developer
shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3 SWPPP).
The TIER 3 SWPPP shall comply with current requirements and provisions established by the
San Diego Regional Water Quality Control Board and City of Carlsbad Requirements. The TIER 3
SWPPP shall identify and incorporate measures to reduce storm water pollutant runoff during
construction of the project to the maximum extent practicable. Developer shall pay all
applicable SWPPP plan review and inspection fees per the city’s latest fee schedule.
38. This project is subject to ‘Priority Development Project’ requirements. Developer shall prepare
and process a Storm Water Management Plan (SWMP), subject to city engineer approval, to
demonstrate how this project meets new/current storm water treatment requirements per the
city’s Standard Urban Storm Water Management Plan (SUSMP), latest version. In addition to
new treatment control BMP selection criteria in the SUSMP, the developer shall use low impact
development (site design) approaches to ensure that runoff from impervious areas (roofs,
pavement, etc.) are drained through landscaped (pervious) areas prior to discharge. Developer
shall pay all applicable SWMP plan review and inspection fees per the city’s latest fee schedule.
39. Developer acknowledges the regional Water Quality Control Board issued an updated Municipal
Permit for the San Diego region as Order R9-2013-00001. The new Municipal Permit provides
updated storm water treatment requirements that come into effect near December of 2015.
Developer shall demonstrate compliance with current storm water requirements in effect at
the time of final design, to the satisfaction of the city engineer.
40. Developer is responsible to ensure that all final design plans (grading plans, improvement plans,
landscape plans, building plans, etc.) incorporate all source control, site design, treatment
control BMP, applicable hydromodification measures, and Low Impact Design (LID) facilities.
Dedications/Improvements
41. Prior to issuance of grading or building permits associated with the mall renovation, all
parking lot improvements and public/private utility infrastructure as shown on the Site Plan,
shall be designed, processed and approved to the satisfaction of the city engineer with
security posted.
42. Developer shall design the private drainage systems, as shown on the Site Plan, to city
standards all to the satisfaction of the city engineer. All private drainage systems (12” diameter
storm drain and larger) shall be inspected by the city. Developer shall pay the standard
improvement plan check and inspection fees for private drainage systems.
43. Developer shall pothole the existing 10-inch waterline, located on sheet C-11 of preliminary
utility plans, to verify proposed hardscape and landscape improvements will not affect the
existing waterline. At the discretion of the City Engineer, Developer may be required to
relocate the 10-inch waterline to the drive aisle to avoid conflict with the proposed
improvements. These improvements, if required, shall be completed concurrent with the
parking lot improvements per this project to the satisfaction of the City Engineer.
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44. Developer shall prepare and process public improvement plans and, prior to city engineer
approval of said plans, shall execute a city standard Development Improvement Agreement to
install and shall post security in accordance with C.M.C. Section 20.16.070 for public
improvements shown on the Site Plan. Said improvements shall be installed to city standards to
the satisfaction of the city engineer. These improvements include, but are not limited to:
A. Proposed and/or realigned public sewer, potable water, and fire hydrants as
shown on the preliminary utility plan.
B. Proposed storm drain improvements as shown on the preliminary utility plan.
45. Developer shall pay the standard improvement plan check and inspection fees. Improvements
listed above shall be constructed within 36 months of approval of the subdivision or
development improvement agreement or such other time as provided in said agreement.
46. Developer shall design, and obtain approval from the city engineer, the structural section for
the access aisles with a traffic index of 5.0 in accordance with city standards due to truck access
through the parking area and/or aisles with an ADT greater than 500. Prior to completion of
grading, the final structural pavement design of the aisle ways shall be submitted together with
required R-value soil test information subject to the review and approval of the city engineer.
Utilities
47. Developer shall meet with the fire marshal to determine if fire protection measures (fire flows,
fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if
proposed, shall be considered public improvements and shall be served by public water mains
to the satisfaction of the district engineer.
48. The developer shall design and construct public water, sewer, and recycled water facilities
substantially as shown on the Site Plan to the satisfaction of the district engineer and city
engineer.
49. Developer shall design and construct public facilities within public right-of-way or within
minimum 20-foot wide easements granted to the district or the City of Carlsbad. At the
discretion of the district or city engineer, wider easements may be required for adequate
maintenance, access and/or joint utility purposes.
50. Prior to issuance of building permits, developer shall pay all fees, deposits, and charges for
connection to public facilities.
51. The developer shall design landscape and irrigation plans utilizing recycled water as a source
and prepare and submit a colored recycled water use map to the planning division for
processing and approval by the district engineer.
52. Developer shall install potable water and/or recycled water services and meters at locations
approved by the district engineer. The locations of said services shall be reflected on public
improvement plans.
53. The developer shall install sewer laterals and clean-outs at locations approved by the city
engineer. The locations of sewer laterals shall be reflected on public improvement plans.
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54. The developer shall provide separate potable water meters to the satisfaction of the district
engineer.
Code Reminders:
55. Prior to the issuance of a building permit, Developer shall pay a Public Facility fee as required by
Council Policy No. 17.
56. Prior to the issuance of a building permit, Developer shall pay the Local Facilities Management
fee for Zone 1 as required by Carlsbad Municipal Code Section 21.90.050.
57. Developer shall pay a landscape plan check and inspection fee as required by Section 20.08.050
of the Carlsbad Municipal Code.
58. Approval of this request shall not excuse compliance with all applicable sections of the Zoning
Ordinance and all other applicable City ordinances in effect at time of building permit issuance,
except as otherwise specifically provided herein.
59. The project shall comply with the latest nonresidential disabled access requirements pursuant
to Title 24 of the California Building Code.
60. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code
Section 18.04.320.
61. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section
13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and
floor area contained in the staff report and shown on the Site Plan are for planning purposes
only.
NOTICE TO APPLICANT
An appeal of this decision to the City Council must be filed with the City Clerk at 1200 Carlsbad Village
Drive, Carlsbad, California, 92008, within ten (10) calendar days of the date of the Planning
Commission’s decision. Pursuant to Carlsbad Municipal Code Chapter 21.54, section 21.54.150, the
appeal must be in writing and state the reason(s) for the appeal. The City Council must make a
determination on the appeal prior to any judicial review.
NOTICE
Please take NOTICE that approval of your project includes the “imposition” of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as “fees/exactions.”
You have 90 days from date of final approval to protest imposition of these fees/exactions. If you
protest them, you must follow the protest procedure set forth in Government Code Section 66020(a),
and file the protest and any other required information with the City Manager for processing in
accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will
bar any subsequent legal action to attack, review, set aside, void, or annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the
statute of limitations has previously otherwise expired.
City of Carlsbad
ADDENDUM TO THE
ENVIRONMENTAL IMPACT REPORT
FOR THE
WESTFIELD CARLSBAD SPECIFIC PLAN
AND SITE DEVELOPMENT PLAN PROJECT
Prepared by
Matrix Environmental, LLC
September 2014
TABLE OF CONTENTS
City of Carlsbad Westfield Carlsbad EIR Addendum September 2014
Page i
Page
I. INTRODUCTION/BACKGROUND ................................................................................... 1
II. CEQA AUTHORITY FOR AN ADDENDUM .................................................................... 2
III. PROJECT DESCRIPTION ............................................................................................. 4
A. Project Location and Existing Site Conditions....................................................... 4
B. Original Project and Approved Project .................................................................. 5
C. Modified Project .................................................................................................... 6
IV. REQUIRED APPROVALS ............................................................................................. 9
V. COMPARATIVE ANALYSIS OF MODIFIED PROJECT IMPACTS.............................. 12
A. Visual Resources ................................................................................................ 12
B. Air Quality ........................................................................................................... 14
C. Cultural Resources ............................................................................................. 17
D. Energy ................................................................................................................ 18
E. Geology and Soils............................................................................................... 22
F. Greenhouse Gas Emissions ............................................................................... 24
G. Hazards and Hazardous Materials ..................................................................... 25
H. Hydrology and Water Quality.............................................................................. 27
I. Land Use and Planning ........................................................................................ 31
J. Noise ................................................................................................................... 33
K. Paleontological Resources ................................................................................. 35
L. Transportation/Traffic .......................................................................................... 37
M. Utilities/Service Systems .................................................................................... 41
N. Effects Not Found to be Significant in Certified EIR ........................................... 44
VI. CUMULATIVE IMPACTS ............................................................................................. 48
VII. CONCLUSION ............................................................................................................ 49
Appendices
Appendix A Traffic Memorandum
LIST OF FIGURES
City of Carlsbad Westfield Carlsbad EIR Addendum September 2014
Page ii
Figure Page
1 Conceptual Site Plan—Original Project ................................................................... 6
2 Conceptual Site Plan—Approved Project ................................................................ 7
3 Conceptual Site Plan—Modified Project—First Floor Plan ...................................... 9
4 Conceptual Site Plan—Modified Project—Second Floor Plan ............................... 10
5 Conceptual Site Plan—Modified Project—Roof Plan ............................................ 11
LIST OF TABLES
City of Carlsbad Westfield Carlsbad EIR Addendum September 2014
Page iii
Table Page
1 Comparison of Impacts Under Approved Project and Modified Project ................. 50
City of Carlsbad Westfield Carlsbad EIR Addendum September 2014
Page 1
ADDENDUM TO THE ENVIRONMENTAL IMPACT REPORT FOR THE
WESTFIELD CARLSBAD SPECIFIC PLAN AND SITE DEVELOPMENT
PLAN PROJECT
I. Introduction/Background
This document is an Addendum to the Environmental Impact Report (EIR 09-02)
prepared for the Westfield Carlsbad Specific Plan and Site Development Plan Project
(State Clearinghouse No. 2010011004), certified by the City of Carlsbad in July 2013
(Certified EIR). In accordance with the California Environmental Quality Act (CEQA), this
Addendum analyzes proposed modifications to the Westfield Carlsbad Project to determine
whether such modifications would result in any new significant environmental impacts or a
substantial increase in the severity of impacts identified in the Certified EIR.
The Certified EIR analyzed the adoption of a Specific Plan (SP 09-01) and Site
Development Plan (SDP 09-04) for the demolition, reconfiguration, and/or reconstruction
of approximately 225,631 square feet of existing commercial/retail space, the construction
of approximately 224,995 square feet of GLA, and the development of up to approximately
35,417 square feet of net new gross leasable area for a total of 1,186,509 square feet
of gross leasable area (GLA) at Westfield Carlsbad, referred hereafter as the Original
Project. Although the EIR 09-02 analyzed potential impacts associated with 1,186,509
square feet of GLA, SDP 09-04 was approved for a total of approximately 1,150,456 square
feet of GLA, resulting in a net loss of 636 square feet of existing total GLA. The approved
Specific Plan (SP 09-01) and Site Development Plan (SDP 09-04) are together referred
to hereafter as the Approved Project.
As discussed further below, the proposed modifications to the Approved Project
would require the processing and approval of a Site Development Plan Amendment (SDP
09-04A). These modifications, which are hereafter referred to as the Modified Project,
would be located within the footprint of the Specific Plan and include conversion of a
portion of the shopping center from an enclosed facility to an open-air facility. This would
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 façades of the
existing retail space. As a part of these modifications, landscaping and amenities would be
added throughout the newly opened common access areas. Under the Modified Project,
City of Carlsbad Westfield Carlsbad EIR Addendum September 2014
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Addendum
approximately 217,816 square feet gross floor area (GFA)1 of existing development would
be removed and approximately 217,562 square feet of GFA would be constructed for an
on-site total GFA of 1,348,246 square feet. In addition, approximately 65,093 square feet
of GLA would be removed and approximately 33,003 square feet of GLA would be
constructed. This would result in a net reduction of approximately 254 GFA square feet
and a net reduction of approximately 32,090 GLA square feet when compared with existing
conditions. Thus, the overall GFA and GLA of Westfield Carlsbad, subsequent to
completion of the Modified Project, would be below the GFA and GLA of the Original
Project evaluated in the Certified EIR.
II. CEQA Authority for an Addendum
As indicated above, this document is an Addendum to the Certified EIR 09-02 and
addresses proposed changes to the Westfield Carlsbad SDP 09-04 set forth in the Certified
EIR. The Certified EIR included all statutory sections required by CEQA, comments
received on the Draft EIR, responses to comments on the Draft EIR, and supporting
technical appendices. CEQA establishes the type of environmental documentation
required when changes to a project occur after an EIR is certified. Specifically, Section
15164(a) of the CEQA Guidelines states that:
The lead agency or responsible 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 preparation of a
subsequent EIR have occurred.
Section 15162 of the CEQA Guidelines requires a Subsequent EIR when an MND
has already been adopted or an EIR has been certified and one or more of the following
circumstances exist:
1. Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of
new significant environmental effects or a substantial increase in the severity of
previously identified significant effects;
2. Substantial changes occur with respect to the circumstances under which the
project is undertaken, which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified significant
effects; or
1 Gross floor area includes the common access areas not included in the gross leasable area (GLA) calculations.
City of Carlsbad Westfield Carlsbad EIR Addendum September 2014
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Addendum
3. New information of substantial importance, which was not known and could not
have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted,
shows any of the following:
a. The project will have one or more significant effects not discussed in the
previous EIR or negative declaration;
b. Significant effects previously examined will be substantially more severe than shown in the previous EIR;
c. Mitigation measures or alternatives previously found not to be feasible would
in fact be feasible, and would substantially reduce one or more significant
effects of the project, but the project proponents decline to adopt the
mitigation measure or alternative; or
d. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more
significant effects on the environment, but the project proponents decline to
adopt the mitigation measure or alternative.
Likewise, California Public Resources Code (PRC) Section 21166 states that unless
one or more of the following events occur, no subsequent or supplemental environmental
impact report shall be required by the lead agency or by any responsible agency:
Substantial changes are proposed in the project which will require major
revisions of the environmental impact report;
Substantial changes occur with respect to the circumstances under which the
project is being undertaken which will require major revisions in the
environmental impact report; or
New information, which was not known and could not have been known at the time the environmental impact report was certified as complete, becomes available.
As demonstrated by the analysis herein, the Modified Project would not result in any
additional significant impacts, nor would it substantially increase the severity of previously
anticipated significant impacts. Rather, all of the impacts associated with the Modified
Project would be within the envelope of impacts addressed in the Certified EIR and would
not constitute a new or substantially increased significant impact. Based on this
determination, the Modified Project does not meet the requirements for preparation of a
Subsequent EIR pursuant to Section 15162 of the CEQA Guidelines.
City of Carlsbad Westfield Carlsbad EIR Addendum September 2014
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Addendum
III. Project Description
A. Project Location and Existing Site Conditions
The 96.7-acre Westfield Carlsbad shopping center is located west of El Camino
Real in the City of Carlsbad. Regional access to the site is provided by Highway 78,
located approximately 500 feet north of the shopping center and by Interstate 5, located
approximately 0.75 mile west of the shopping center.
As discussed above, a Specific Plan was approved that encompasses approximately
77.5 acres of the shopping center. As shown in Figure 1 on page 6, the Specific Plan area
is bounded to the north by surface parking for the shopping center that is owned by the City
of Carlsbad but under the jurisdiction of the City of Oceanside, the Buena Vista Sewer
Pump Station, Buena Vista Creek, and the creek floodplain. Multi-family residential
development and open space bounds the Specific Plan area to the south, while commercial
development bounds the Specific Plan area to the west. In addition, El Camino Real and
additional commercial uses bound the Specific Plan area to the east. These surrounding
conditions remain consistent with the existing conditions set forth in the Certified EIR.
Existing commercial buildings within the Specific Plan area include the main
enclosed mall as well as several out-buildings. Surface parking surrounds the main mall
building. In addition, a North County Transit District (NCTD) transit center is also located
on the west side of the shopping center.
Construction of Phase 1 proposed under the Approved Project SDP 09-04 has
commenced and is near completion. Specifically, what was the Robinson-May building
was substantially demolished and is being reconstructed and reconfigured to include a
41,145-square-foot gym on the first level and a movie theater on the second level. The
gym is scheduled to open in October 2014, and the theater is scheduled to open in
December 2014. Other improvements underway include parking and lighting
improvements surrounding the new building, as well as landscape and storm water
treatment facilities which will all be completed by November 2014. With completion of the
Approved Project, the total GLA of the shopping center will be 1,150,456 square feet.
Additionally, as discussed in Section VI below, while two additional projects have been
proposed in the vicinity of the Project Site, no other physical changes have occurred or
been proposed in the vicinity of the Project Site beyond those already described in the
Certified EIR.
City of Carlsbad Westfield Carlsbad EIR Addendum September 2014
Page 5
Addendum
B. Original Project and Approved Project
As indicated above, the Certified EIR 09-02 analyzed the adoption of SP 09-01 and
SDP 09-04 for the demolition, reconfiguration, and/or reconstruction of existing commercial/
retail space, and the development of up to approximately 35,417 square feet of net new
GLA at Westfield Carlsbad (Original Project). As shown in Figure 1 on page 6, the Original
Project included the demolition, reconfiguration, and/or reconstruction of approximately
225,631 square feet of commercial/retail space encompassing the Robinsons-May building
and other retail areas, and conversion of these spaces for new commercial uses (e.g., a
theater, gym, and retail and restaurant space); the construction of new specialty retail
spaces and façade improvements along the existing northeast, east, and southeast
perimeter of the mall; reconfiguration of surface parking areas on the east end of the
shopping center, to the north and south of the proposed mall improvement areas; and
construction of three new commercial pads along El Camino Real. The Original Project as
evaluated in the Certified EIR would result in a total of approximately 1,186,509 square feet
of GLA of regional shopping center space. The Certified EIR indicated that construction of
the improvements proposed under the SDP proposed as part of the Original Project would
require approximately 21 months to complete. The EIR evaluated impacts associated with
the Original Project based on a near-term buildout year of 2020 as well as horizon year
conditions in 2030.
As indicated above, the Approved Project included the adoption of a Specific
Plan and the approval of a SDP.2 The approved SDP provides for the demolition,
reconfiguration and/or reconstruction of approximately 225,631 square feet of commercial/
retail GLA, and the construction of approximately 224,995 square feet of GLA. Thus, under
the approved SDP, the shopping center would total approximately 1,150,456 square feet of
GLA, resulting in a net loss of 636 square feet of total existing GLA. No out parcel
development was included as part of the approved SDP. Rather, improvements under the
approved SDP would consist primarily of the demolition and reconfiguration of the eastern
portion of the main mall building including the former Robinsons-May building. The
approved SDP also provided for the installation of new lighting standards, reconfigurations
to pedestrian circulation, repaving and restriping of existing parking areas, and the addition
of new landscaping, hardscape, and entry features along both the El Camino Real and
Marron Road frontages. Figure 2 on page 7 provides the conceptual site plan for the
Approved Project.
2 The Specific Plan is a regulatory document that provides a comprehensive set of development standards,
architectural guidelines, and implementation procedures to facilitate the redevelopment, revitalization, and ongoing operations of Westfield Carlsbad. The Specific Plan will ensure that the property is
developed and redeveloped in accordance with the City of Carlsbad’s General Plan, Municipal Code, Zone 1 Local Facilities Management Plan (LFMP 1), and Landscape Manual.
0’ 120’ 240’
ses
BAD
Source: Hofman Planning and Engineering, 2012
I:\ArcGIS\C\CRB-03 PlazaCaminoReal\Map\ENV\EIR\Fig3-1_ExistingandProposedUses.indd -RK Existing and Proposed U
WESTFIELD CARLS
Figure 3-1
S
S
S
S
NEW COMMERCIAL USE
EXISTING COMMERCIAL USE
RECONFIGURED COMMERCIAL USE
Source: Hofman Planning and Engineering, 2012.
Figure 1
Conceptual Site Plan—Original Project
Page 6
0’ 120’ 240’
ses
BAD
Source: Hofman Planning and Engineering, 2012
I:\ArcGIS\C\CRB-03 PlazaCaminoReal\Map\ENV\EIR\Fig3-1_ExistingandProposedUses.indd -RK Existing and Proposed U
WESTFIELD CARLS
Figure 3-1
S
S
S
S
NEW COMMERCIAL USE
EXISTING COMMERCIAL USE
RECONFIGURED COMMERCIAL USE
Source: Hofman Planning and Engineering, 2012.
Figure 1
Conceptual Site Plan—Original Project
Page 6
SD SSummary T able Street A ddress: 2525 El Camino Real APNs 156-302-08, 09 & 156-302-21, 22, 23, 24 Site A creage: Specific Plan Area: 77.47 Acres Area of Wor E xisting Zoning: C-2: General Commercial
General Plan Designation: R: Regional Commercial
E xisting Use: Regional Shopping Center
Proposed Use: Regional Shopping Center Lot C lassification: Commercial N umber of Units: Not Applicable T otal N umber of Lots Proposed: None Proposed D ensity in D welling Units per A cre: Not Applicable T otal B uilding C overage (Specific Plan Area): 14.88AC / 77.47 AC = 19.2% B uilding Square F ootage:
Existing Commercial 1,151,092
Existing Commercial to be Demolished or Relocated -225,631
Proposed New Commercial Level 1 135,912
Proposed New Commercial Level 2 & Partial Level 3 89,083 Total Commercial Proposed 1,150,456
Net New Commercial Proposed - 636 Percent of Landscape C overage (Area of Work) :: 14 % (See La E xisting Parking: 6,402
D isplaced Parking Total : (442) - PCR (0) - Parking Authority (0) - CMF (0)
- City of Carlsbad (442)
Reconfigured Parking: 143 Proposed Parking Spaces: 6,103 Proposed Parking Ratio: 5.0 cars/1000 SF
Required Parking Spaces per SP 09-01 @ 4.00/1000 SF : 4,602 Sp
N ote: Parking Calculations Include Entire Specific Site Area. Square F ootage of Required E mployee E ating A reas: Not Ap Square F ootage of O pen or Recreational Space for E ach Unn C ommon O pen Space: Not Applicable A rea of Site W hich is Undevelopable per Zoning O rdinance 21. 53. 230: Not Applicable C ubic F ootage of Storage Space: Not Applicable
A verage D aily T raffic G enerated B y the Project by Use: Existing 1,151,092 GLA SF 4
Proposed 1,150,456 GLA SF 4
Net Decrease -636 GLA SF
(per Transportation Analysis by Gibson Transportation, date
W ater Provider:
Carlsbad Water District
5950 El Camino Real Carlsbad CA 92008 760-438-2722 Sewer Provider: Carlsbad
1635 Faraday Ave Carlsbad CA 92008 760-602-2750 Uniform B uilding C ode O ccupancy C lassification: Group M
T ype of C onstruction per Uniform B uilding C ode: Type II N
Development will comply with Title 24 (2008) and the California Green Building Standards Code Water Demand
Existing 10 Proposed 10
Net Decrease
Sewer Demand
Existing 4 Proposed 4 Net Decrease
Irrigation Demand
Existing
Proposed
Net Decrease
Prepared By: No. Revision Date LEGEND Key Plan: Sheet Title SITE PLAN - O PROPOSED / RECONFIGURED BUILDING FOOTPRINT
SPECIFIC PLAN BOUNDARY CARLSBAD SITE DEVELOPMEN
SITE DEVELOPMENT PLAN BOUNDARY 2 PERMIT PACKAGE
2525 El Camino Real #100 Job No. Date PROPERTY LINES 1 Carlsbad, CA. 92008 (760) 729 7927 1080 03/05/2013
COMMERCIAL A1.0
Property Owner: APN 156-302-09, Property Owner: APN 156-302-08 Developer: APN 156-302-21 & APN 156-302-22 CMF PCR LLC, a Delaware limited liability
Legal Description: Plaza Camino Real, company Westfield, LLC a California limited partnership c/o Westfield, LLC 225 Broadway, Suite 1700 LOTS 1 TO 27, INCLUSIVE, OF CARLSBAD TRACT NO. CT-76-18 c/o Westfield, LLC 11601 Wilshire Boulevard, 11th Floor San Diego, CA 92101 (PLAZA CAMINO REAL SHOPPING CENTER) IN THE CITY OF 11601 Wilshire Boulevard, 11th Floor Los Angeles, CA 90025 Attn: Stephen Fluhr CARLSBAD, IN THE COUNTY OF SAN DIEGO, STATE OF CALI- Los Angeles, CA 90025 Attn: Office of Legal Counsel with a copy to: FORNIA, ACCORDING TO MAP THEREOF NO. 8956, FILED IN Attn: Office of Legal Counsel 11601 Wilshire Boulevard, 11th Floor THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO Los Angeles, CA 90025 COUNTY, AUGUST 11, 1978. SEE PRELIMINARY TITLE REPORT Attn: Office of Legal Counsel Property Owner: APN 156-302-23 Property Owner: APN 156-302-24 FOR FULL DESCRIPTION. The Parking Authority of the City of Carlsbad, The City of Carlsbad, a municipal corporation
a public corporation 1200 Carlsbad Village Drive
c/o City of Carlsbad Carlsbad, CA 92008 1200 Carlsbad Village Drive Attn: City Attorney Carlsbad, CA 92008 Attn: City Attorney
S
APN 156-302-08
APN 156-302-24
APN 156-302-09
MAIN
S BUILDING
S APN 156-302-23
APN 156-302-22
APN 156-302-21
S
0’ 120’ 240’
Source: Hofman Planning and Engineering, 2014.
Figure 2
Conceptual Site Plan—Approved Project
Page 7
Addendum
C. Modified Project
The Applicant proposes modifications to the Approved Project that would require the
approval of a Site Development Plan Amendment SDP 09-04A. These modifications are
hereafter referred to as the Modified Project. As shown in Figure 3 through Figure 5, on
pages 9 through 11, the Modified Project would provide for the conversion of much of the
enclosed main mall building to an open-air facility. Construction activities associated with
this conversion would include the removal of existing roof structures from the common
access areas to provide for an open-air walkway as well as improvements to the interior
façades of the existing retail space. Specific improvements would include, but would not
be limited to: the installation of decorative stone veneer and simulated wood paneling;
installation of new display windows; installation of internally illuminated project identification
signage; installation of exterior canopies; and the installation of new landscaping and
seating areas throughout the common access areas. Limited improvements to surface
parking areas would also occur under the Modified Project. Specifically, 200 parking
spaces would be removed and replaced with 151 reconfigured parking spaces, landscape
planter areas, and vegetated bioswales. Larger pedestrian plazas would be created at
each common access area entry point and new landscaping would be installed per the
guidelines contained in the Specific Plan. The remaining parking in the SDP area would
largely remain the same as described for the Specific Plan. Vehicular access would also
remain similar to that set forth for the Approved Project. In addition, limited grading would
occur in the common access areas to allow for the installation of a new storm drain along
the southern boundary of the SDP near Marron Road.
To provide for these improvements, demolition of approximately 217,816 square
feet GFA of the existing main mall structure and reconstruction of approximately
217,562 square feet of GFA would occur. Thus, these improvements under the Modified
Project would result in a net decrease of approximately 254 square feet of GFA. Relative
to GLA, the Modified Project would result in a net decrease of approximately 32,090 square
feet when compared with existing conditions. Thus, no incremental increase of
commercial/retail space would be constructed as part of the proposed SDP 09-04A, and
the new GLA would be well below the GLA for the Original Project evaluated in the
Certified EIR. In addition, the Modified Project would further reduce the square footage set
forth under the Approved Project. Construction of the improvements under the Modified
Project is expected to commence in April 2015 and end in September 2016. Similar to the
Approved Project, all the proposed improvements would take place entirely within the City
of Carlsbad. All new construction and renovation would comply with 2010 Green Building
Code requirements.
As a part of the Modified Project, no change to the Specific Plan would occur. The
Specific Plan would remain the same as approved under the Certified EIR and would
City of Carlsbad Westfield Carlsbad EIR Addendum September 2014
Page 8
Prepared By: No. Revision Date Sheet Title
LEVEL 1 FLOOR PLAN
MAIN BUILDING
CARLSBAD SITE DEVELOPMENT PERMIT PACKAGE
2525 El Camino Real #100 Job No. Date Scale Carlsbad, CA. 92008 (760) 729 7927
Century City, CA 90067 A 1.1-1 2049 Century Park East 41st Floor
Telephone 310 478 4456 Facsimile 310 478 4468 SEARS
MACY’S
JC PENNEY
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL COMMERCIAL
MACY’S COMMERCIAL
0’ 40’ 80’
LEGEND
RECONFIGURED COMMERCIAL
EXISTING COMMERCIAL
COMMON MALL AREA/ NEW OPEN AIR MALL
STORAGE/ MALL MGMT
PERIMETER HARDSCAPE/ LANDSCAPE
BACK OF HOUSE
Key Plan:
Source: Hofman Planning and Engineering, 2014.
Figure 3
Conceptual Site Plan—Modified Project
First Floor Plan
Page 9
Prepared By: No. Revision Date Sheet Title LEVEL 2 FLOOR PLAN
MAIN BUILDING
CARLSBAD SITE DEVELOPMENT PERMIT PACKAGE
2525 El Camino Real #100 Job No. Date Scale Carlsbad, CA. 92008 (760) 729 7927
Century City, CA 90067 A 1.2-1 2049 Century Park East 41st Floor
Telephone 310 478 4456 Facsimile 310 478 4468 SEARS
MACY’S
JC PENNEY
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
3’-8” METAL CANOPY MACY’S
COMMERCIAL COMMERCIAL COMMERCIAL
COMMERCIAL
6’ METAL CANOPY
4’ METAL CANOPY 4’ METAL CANOPY
0’ 40’ 80’
LEGEND
RECONFIGURED COMMERCIAL
EXISTING COMMERCIAL
COMMON MALL AREA/NEW OPEN AIR MALL
STORAGE/ MALL MGMT
PERIMETER HARDSCAPE/ LANDSCAPE
BACK OF HOUSE
Key Plan:
Source: Hofman Planning and Engineering, 2014.
Figure 4
Conceptual Site Plan—Modified Project
Second Floor Plan
Page 10
Prepared By: No. Revision Date Sheet Title ROOF
PLAN- MAIN
BUILDING
CARLSBAD SITE DEVELOPMENT PERMIT PACKAGE
2525 El Camino Real #100 Job No. Date Scale Carlsbad, CA. 92008 (760) 729 7927
Century City, CA 90067 A 1.3-1 2049 Century Park East 41st Floor
Telephone 310 478 4456 Facsimile 310 478 4468
TOP OF ENTRY CANOPY
TOP OF PARAPET 50’-4”
TOP OF PARAPET 39’-10”
TOP OF PARAPET 36’-10” TOP OF PARAPET 36’-10”
TOP OF PARAPET 55’-0”
NEW ROOF +45’
NEW ROOF +59’5
NEW ROOF +45’
TOP OF CANOPY 42’-0”
EXISTING ROOF +33’-35’
NEW ROOF +33’
TOP OF CANOPY 42’-0”
EXISTING ROOF +34’
EXISTING ROOF +34’
EXISTING ROOF +35’
TOP OF CANOPY 42’-0”
EXISTING ROOF +33’
TOP OF PARAPET NEW ROOF
TOP OF CANOPY
37’-10” +33’ 43’-4” NEW ROOF +33’
TOP OF PARAPET 37’-10”
EXISTING ROOF +33’
TOP OF PARAPET 43’-10”
EXISTING ROOF +33’
NEW ROOF +45’
NEW ROOF +33’
NEW ROOF +33’
EXISTING ROOF +33’
NEW ROOF +45’
TOP OF ROOF 53’-8”
TOP OF PARAPET 46’-4”
TOP OF CANOPY 53’-8” TOP OF ROOF 54’-8”
TOP OF PARAPET 44’-6”
0’ 40’ 80’
LEGEND Key Plan:
NEW ROOF- 28,748 sf
REMOVED ROOF- 96,796 sf
SECONDARY ROOF STRUCTURE- 10,456 sf
EXISTING TO REMAIN
Source: Hofman Planning and Engineering, 2014.
Figure 5
Conceptual Site Plan—Modified Project
Roof Plan
Page 11
Addendum
City of Carlsbad Westfield Carlsbad EIR Addendum September 2014
Page 12
continue to provide a framework for future development and redevelopment within the
Specific Plan area.
IV. Required Approvals
Similar to the Approved Project, the following discretionary actions are proposed to
implement the Modified Project:
Site Development Plan Amendment Approval;
Grading, excavation, and building permits; and
Any other permits or approvals as may be required.
V. Comparative Analysis of Modified Project Impacts
The analyses provided below address each of the environmental issues analyzed in
the Certified EIR and focus on the potential changes in environmental impacts due to the
Modified Project. Specifically, the analysis of each environmental issue first summarizes
the findings of the Certified EIR and then analyzes the potential physical effects of the
Modified Project. The impacts attributable to the Modified Project are then compared with
the analysis and findings within the Certified EIR to determine if such impacts are within the
envelope of impacts documented in the Certified EIR. As discussed above, the Certified
EIR evaluated impacts associated with the Original Project. The Approved Project resulted
in a reduction in GLA when compared with the Original Project and did not expand the area
proposed for development beyond the Specific Plan boundaries. Thus, the impacts of the
Approved Project were similar to or less than those evaluated in the Certified EIR.
A. Visual Resources
1. Original Project Impacts
(a) Scenic Vistas or Corridors
The only designated scenic corridor in the Specific Plan area is located along the
frontage of El Camino Real, although the SR-78/El Camino Real interchange is considered
the northern “gateway” to the City. The City has established development standards that
ensure development is designed to maintain and enhance the appearance of El Camino
Real. Portions of the Original Project, including buildings, landscaping, and signage, are
within the scenic corridor and would adhere to such standards. In addition, as
demonstrated in the Certified EIR, the development of structures, landscaping, and new
signs adjacent to the road would not block any view corridors and would soften views of the
Addendum
City of Carlsbad Westfield Carlsbad EIR Addendum September 2014
Page 13
large parking areas that currently front El Camino Real. Beyond the scenic corridor, the
improvements under the Original Project would be consistent with the commercial
character of the corridor and would serve to enliven the façade of the eastern end of the
shopping center. Therefore, significant impacts to scenic vistas and corridors would not
occur as a result of the Original Project.
(b) Scenic Resources
The Original Project would not impact any scenic resources as it would not involve
the removal of mature trees, rock outcroppings, or historic buildings within a state scenic
highway. Thus, impacts would be less than significant.
(c) Visual Character and Quality of Site and Surroundings
As noted in the Certified EIR, the Specific Plan area would be visually disrupted
during the construction phase. Demolition, grading, and construction would be short term
in nature and, thus, no significant impacts are anticipated to occur.
Under the Original Project, long term aesthetic changes, such as increases in
building heights, enhancements to architectural details, and updates to landscaping and
signage, would update and improve the visual interest of the shopping center. As
described in the Certified EIR, the Specific Plan area is developed and urban in nature, and
thus, any updates that would occur would serve to complement and modernize the
commercial character of the Project Site and its surroundings. Therefore, it was
determined that impacts to the visual character or quality of the site would be less than
significant.
2. Modified Project Impacts
(a) Scenic Vistas or Corridors
Under the Modified Project, portions of the existing enclosed main mall building
would be converted to an open-air pedestrian walkway. No new stand-alone structures
would be constructed. In addition, architectural features, signage, lighting, and grading
would be consistent with the development standards set forth in the Specific Plan.
Furthermore, the only improvements that would occur in the vicinity of El Camino Real
would be the reconfiguration of parking areas that would include new landscaping. Similar
to the Original Project, these improvements would serve to maintain and visually enhance
the appearance of the entrance seen from El Camino Real. Thus, the improvements
proposed under the Modified Project would not block any view corridors and would be
consistent with the commercial character of the corridor. Therefore, the Modified Project
Addendum
City of Carlsbad Westfield Carlsbad EIR Addendum September 2014
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would result in less than significant impacts to scenic vistas or corridors. Such impacts
would be within the envelope of impact addressed in the Certified EIR.
(b) Scenic Resources
Similar to the Original Project, the Modified Project would not involve the removal of
mature trees, rock outcroppings, or historic buildings within a state scenic highway.
Therefore, there would be no impact to scenic resources.
(c) Visual Character and Quality of Site and Surroundings
Although the Specific Plan area would be visually disrupted during the construction
phase, like the Original Project, construction as a part of the Modified Project would be
short term in nature and, thus, no significant impacts are anticipated to occur.
Furthermore, conversion of much of the enclosed main mall building to an open-air facility
and associated façade improvements would enhance the visual appearance of the
shopping center. Thus, like the Original Project, long term aesthetic changes to the
Modified Project would serve to complement and modernize the visual character and
quality of the shopping center compared to existing conditions. Thus, impacts from the
Modified Project on the visual character or quality of the site would be similar to those set
forth in the Certified EIR and would be less than significant.
B. Air Quality
1. Original Project Impacts
(a) Construction
Construction of the Original Project would generate pollutant emissions through the
use of heavy-duty construction equipment and through haul truck and construction worker
trips. Under the Original Project, emissions of all criteria pollutants related to project
construction were concluded to be below the significance thresholds. Furthermore, due to
the fact that the construction is short-term in nature, construction would not result in
emissions that would violate any air quality standard or contribute substantially to an
existing or projected air quality violation. As set forth in the Certified EIR, a less than
significant impact related to construction-phase criteria pollutant emissions would occur.
With respect to construction air toxics, diesel particulate emissions represent the
greatest potential for toxic air contaminant (TAC) emissions. Construction of the Original
Project would not result in a long-term (i.e., 70 years) substantial source of TAC emissions.
In addition, there would be no residual emissions after construction and corresponding
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individual cancer risk. As set forth in the Certified EIR, construction-related toxic emission
impacts during construction of the Original Project would be less than significant.
(b) Operations
The net operational impacts associated with the Original Project would include
impacts associated with vehicular traffic, as well as area sources such as energy use,
landscaping, consumer products use, and architectural coatings use. As set forth in the
Certified EIR, the net operational emissions associated with the Original Project would be
below the significance criteria and would not result in any significant impacts. In addition,
the localized air quality impacts associated with vehicular traffic from the Original Project
was also concluded to be less than significant.
With respect to operational TACs, the Original Project would be consistent with
siting guidelines provided in the Air Quality and Land Use Handbook developed by the
California Air Resources Board (CARB). Thus, as set forth in the Certified EIR, the Original
Project would result in a less than significant air quality impact related to air toxics.
2. Modified Project Impacts
(a) Construction
Overall construction activities under the Modified Project would be incrementally less
than under both the Original Project and the Approved Project due to the reduction in
building square footage. As with the Original Project, construction of the Modified Project
would generate pollutant emissions through the use of heavy-duty construction equipment
and through haul truck and construction worker trips. Air quality impacts associated with
construction activities are evaluated using the maximum daily emissions that would occur
over the entire construction duration and compared to the maximum daily screening-level
thresholds provided in Table 4.2-5 on page 4.2-18 of the Certified EIR. Based upon a
review of proposed construction activities under the Modified Project, the use of heavy-duty
construction equipment, haul truck trips and construction worker trips on a peak day would
be within the envelope of the construction assumptions analyzed for the Original Project in
the Certified EIR. Refer to Table 4.2-4 (Construction Phases and Equipment
Requirements) on page 4.2-17 of the Certified EIR. In addition, the Modified Project would
result in 218,269 square feet of demolition which would be within the envelope analyzed
under the Original Project (225,631 square feet of demolition). Although the Modified
Project would result in additional days of demolition, the maximum daily activities (e.g.,
equipment usage, haul truck trips, and construction worker trips) and associated emissions
would be within the envelope analyzed under the Original Project and less than the
maximum daily screening-level thresholds. Based on this information, the Modified Project
would not result in any new impacts with respect to air quality. As with the Original Project,
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impacts related to air quality during construction of the Modified Project would be less than
significant and would be similar to those set forth in the Certified EIR.
(b) Operation
Similar to the Original Project, air pollutant emissions associated with occupancy
and operation of the Modified Project would be generated by energy consumption, area
sources (landscape maintenance), and by the operation of on-road vehicles. The primary
source of operational emissions is from on-road vehicles. As described further below in
Subsection V.L, Transportation/Traffic, the Modified Project would result in a reduction in
daily trips compared to the both the Original Project and the Approved Project. As
vehicular emissions depend on the number of trips, vehicular sources under the Modified
Project would have a similar decrease in pollutant emissions compared to both the Original
Project and the Approved Project.
As discussed above, the Modified Project would reduce the amount of GFA that
currently exists in the Specific Plan area. As a result of this reduction, there would be a net
decrease in energy consumption. In addition, the removal of existing roof structures would
allow for natural ventilation and would eliminate the need for air conditioned common
access areas. This would result in a reduction in electrical energy usage. Thus, pollutant
emissions generated by energy consumption would be less in comparison to both the
Original Project and the Approved Project.
With the removal of the existing roof structure, the Modified Project would likely
result in an incremental increase in landscape maintenance emissions. However, any
increase in these emissions would be offset by the reduction in energy consumption and
mobile source emissions.3
Based on the above, the Modified Project would not result in any new impacts with
respect to air quality during operation. Therefore, impacts related to air quality during
operation of the Modified Project would be less than significant and less than both the
Original Project and the Approved Project.
With regard to traffic-related localized air quality impacts, as described further below
in Subsection V.L, Transportation/Traffic, the Modified Project would result in a 5.7-percent
3 CalEEMod emission factors show that pollutant emissions from 1,000 square feet of landscape maintenance activities versus energy emissions from 1,000 square feet of regional shopping center uses would result in a substantial decrease in pollutant emissions. Energy emissions in comparison to
landscape emissions are approximately 14 times higher for ROG, 1,248 times higher for NOX, 11 times
higher for CO, and 284 times higher for PM10, and PM2.5. CalEEMod does not provide SOX emissions
from landscape activities (www.caleemod.com Appendix D, Default Data Tables).
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reduction in the number of peak-hour trips compared to the Original Project and a
2.8-percent reduction compared to the Approved Project. Therefore, traffic-related
localized air quality impacts would be reduced under the Modified Project. Since the
localized CO hotspot analysis for the Original Project did not result in any significant
impacts, the Modified Project would likewise not have any localized significant impacts.
With respect to potential air toxic impacts, the Modified Project would avoid locating
sensitive receptors within siting distances identified by CARB guidelines. Therefore, the
Modified Project would not result in any new impacts with respect to toxic air contaminants
nor increase the severity of any previously identified impacts, and any such impacts would
be similar to those identified in the Certified EIR. Therefore, impacts related to toxic air
contaminants under the Modified Project would be less than significant.
C. Cultural Resources
1. Original Project Impacts
As described in the Certified EIR, the Project Site is located within an urbanized
area and has been subject to disturbance due to grading and development activities in the
past and, thus, any surficial archaeological resources that may have existed on the site at
one time are likely to have been disturbed or removed previously. Additionally, no unique
paleontological or unique geologic resources have been identified on the Specific Plan area
or in the surrounding area and no human remains are known to be present. Nonetheless, it
was determined that there is the potential for accidental disturbance of buried cultural
resources during project earthworks activities such as excavation and grading that cut into
subsurface areas. As such, the Certified EIR determined that with implementation of
Mitigation Measures C-1 through C-4 provided below, impacts to cultural resources during
construction of the Original Project would be less than significant.
2. Modified Project Impacts
Like the Original Project, the Modified Project would be developed within the
approved Specific Plan area. As such, the Modified Project would also be located within an
urbanized area that has been subject to ground-disturbing activities due to grading and
development activities in the past. Similar to the Original Project, there is low potential for
cultural resources or human remains to be encountered due to the extensive past
disturbance. However, accidental disturbance of such resources could occur during project
construction. Therefore, consistent with the Original Project, implementation of Mitigation
Measures C-1 through C-4, included below, would reduce any impacts to cultural resources
from the Modified Project to less-than-significant level.
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3. Mitigation Measures
A Mitigation Monitoring and Reporting Program (MMRP) was adopted for the
Original Project. The mitigation measures set forth in the MMRP, included in the Certified
EIR, and provided below remain applicable to the Modified Project. The mitigation
measures identified in the Certified EIR include the following:
Mitigation Measure C-1: For the current SDP proposal and any future SDPs
involving grading, archaeological and Native American monitor(s) shall be on site during initial ground disturbance and grading
operations in the event that unknown archaeological resources are
encountered during construction.
Mitigation Measure C-2: If archaeological resources are discovered during project
construction, all work in the area of the find shall cease, and a qualified archaeologist shall be retained by the City to investigate the
find, and to make recommendations on its disposition. The
archaeologist shall consult with a representative from the Pala Band
of Mission Indians regarding the significance of the discovery. The
City shall donate the resource to the appropriate interested party and/or museum for recordation and/or curation.
Mitigation Measure C-3: If human remains are discovered during project
construction, all work shall cease and the San Diego County
Coroner’s Office shall be contacted pursuant to procedures set forth
in Section 7050.5 of the California Health and Safety Code. The City shall follow the recommendations of the San Diego County Coroner’s
Office and document the subsequent management of the remains in
the project file.
Mitigation Measure C-4: If human remains are discovered and the San Diego
County Coroner determines the remains to be Native American, the Native American Heritage Commission shall be contacted and shall
identify the “most likely descendant.” Their treatment shall comply
with procedures consistent with Public Resources Code Section
5097.98 et al.
D. Energy
1. Original Project Impacts
Per Appendix F of the State CEQA Guidelines, energy conservation impacts were
analyzed by estimating project energy requirements and determining whether the Project
would result in the inefficient use of energy. As demonstrated by the analysis included in
the Certified EIR, in accordance with the intent of Appendix F, the Original Project would
reduce the inefficient, wasteful, and unnecessary consumption of energy.
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(a) Construction
Project construction would require the use of a variety of construction equipment for
demolition, grading, hauling, renovation, and building activities. As identified in the
Certified EIR, the primary energy demand during construction would be associated with the
use of gasoline- and diesel-powered mobile construction equipment and the use of
automobiles to transport workers to and from the project. Construction energy involved in
these activities for the Original Project was calculated based on the fuel consumption rates
from the SCAQMD CEQA Air Quality Handbook for off-road heavy-duty equipment and
on-road vehicles. The total estimated amount of energy consumption required to build the
project is approximately 31.6 billion British thermal units (BTU). In order to reduce energy
consumption and reduce waste during project construction, the Original Project would
incorporate the following on-site energy conservation and demand-side management
features:
Development of a construction waste management plan;
Establish and maintain a recycling program through the waste management company for construction debris;
Commitment to recycle or reuse at least 50 percent of demolition and
construction waste;
Use of non-toxic cleaning supplies bottled in recycled or recyclable containers;
Implement a recycling program in the office trailer for paper, newspaper,
cardboard, aluminum cans, glass, etc.;
Utilize permanent power for the office trailer as long as possible in lieu of running
a less efficient generator;
Use rechargeable batteries where practicable;
Use on-site electricity to power equipment, where feasible;
Follow maintenance schedules to maintain equipment in optimal working order
and rated energy efficiency, which include, but not be limited to, regular replacement of filters, cleaning of compressor coils, burner tune-ups, lubrication of pumps and motors, proper vehicle maintenance, etc.;
Review construction and demolition materials to identify which may be reused or
recycled on site;
Reduce on-site vehicle idling; and
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Recycle waste and solvents, and use biodegradable lubricants and hydraulic
fluids.
Implementation of these practices during construction of the Original Project would
reduce impacts related to the unnecessary consumption of energy. Furthermore, project
construction would be required to comply with all applicable local, State, and federal
regulatory requirements regarding energy conservation. Therefore, the Certified EIR
determined that construction impacts related to energy conservation would be less than
significant.
(b) Operations
As discussed in the Certified EIR, the conversion of retail space and introduction of
new GLA would result in the continued use of energy resources on the Project Site. Based
on the net increase in GLA (approximately 35,416 square feet) in the Original Project, it
was determined that there would be a three percent increase of energy consumption.
However, there would also be a net reduction in energy consumption since approximately
225,631 square feet of the existing Shopping Center space would be renovated and
reconstructed using 2008 Title 24 and CALGreen building code standards. A summary of
the energy consumption under the Original Project is provided below:
Electrical Energy—Based on the information contained in the CalEEMod model used to calculate air emissions, the increase in electrical energy demand related
to the Original Project is estimated at 497,255 kWh per year.
Natural Gas—The natural gas usage for the Original Project was calculated based on the CEC estimated usage of 2,290 BTU for commercial use. Utilizing this projection, an estimated net increase of 35,417 square feet GLA, and the net
reduction in natural gas usage associated with renovation, the Project’s net
natural gas demand is estimated at 81,104 kBTU per year.
Water (including Wastewater)—Water demand for the Original Project was
estimated to increase by approximately 5.66 gpm, or 8,145 gpd. This is equivalent
to approximately 2.97 million gallons of water per year or approximately
38.7 megawatt-hours (MWh) per year.
Transportation—The estimated total annual energy consumption for direct energy usage from the project-related automobile and trucks (both gasoline and
diesel combined) would be approximately 1.013 billion BTUs per day.
As described in the Certified EIR, actual future energy use is projected to be
less than estimated amounts for project buildout due to energy-conserving sustainable
design features and energy efficiency measures that would be integrated into the Original
Project. As discussed in Section 3.4.2 of the Certified EIR, such features include use of
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drought-tolerant and/or native landscaping, use of low water use fixtures, replacement of
inefficient HVAC systems, optimization of daylight and incorporation of natural ventilation
features. Furthermore, the Original Project would be required to comply with applicable
city, State, and federal energy conservation measures during the operation phase. Upon
compliance with required energy conservation measures and implementation of the
energy-related project design features, the Original Project would reduce its energy
demand. Thus, it was determined that the Original Project would not conflict with any
adopted energy conservation plans, and development would not result in the wasteful or
unnecessary consumption of energy. Therefore, operational impacts related to energy
conservation would be less than significant.
2. Modified Project Impacts
As with the Original Project, the Modified Project would increase energy demand
through the use of equipment during construction activities. Like the Original Project, in
order to reduce energy consumption and reduce waste during project construction, the
Modified Project would be required to incorporate the above-listed on-site energy
conservation and demand-side management features. Implementation of such features
during construction would reduce impacts related to the unnecessary consumption of
energy. Furthermore, construction of the Modified Project would be required to comply with
all applicable local, State, and federal regulatory requirements regarding energy
conservation, including 2013 Title 24 and CALGreen building code requirements.
Therefore, construction of the Modified Project would not result in the wasteful or
unnecessary consumption of energy. Thus, like the Original Project, impacts related to
energy conservation for the Modified Project would be less than significant.
With regard to operational impacts, the Modified Project would reduce the amount of
GFA and GLA that currently exists in the Specific Plan area. As a result of this reduction,
there would be a net decrease in electrical energy, natural gas, and water use. In addition,
the removal of existing roof structures would allow for natural ventilation and would
eliminate the need for air conditioned common access areas. This would result in a large
reduction in electrical energy usage. In addition, like the Original Project, the Modified
Project would be required to implement energy-conserving sustainable design features and
energy efficiency measures in its new design. Furthermore, the Modified Project would be
required to comply with applicable city, State, and federal energy conservation measures
during the operation phase. Upon compliance with required energy conservation measures
and implementation of the energy-related project design features, the Modified Project
would reduce its energy demand even further. Therefore, like the Original Project,
operational impacts related to energy demand for the Modified Project would be less than
significant and within the envelope of impact addressed in the Certified EIR.
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E. Geology and Soils
1. Original Project Impacts
As set forth in the Certified EIR, no known active or potentially active faults are
located within or adjacent the Project Site and, thus, no significant impacts related to
seismically-induced ground rupture are anticipated. The estimated peak ground
acceleration or ground shaking level identified for the site (0.34 g) could potentially result in
impacts to proposed structures and related facilities, as well as associated public safety.
Adherence to Mitigation Measure GS-1, which would require a detailed geotechnical
investigation, and compliance with regulatory requirements would reduce any potential
ground shaking related impacts to less than significant levels.
The northern portion of the Specific Plan area is within a high-risk liquefaction zone.
As set forth in the Certified EIR, Mitigation Measure GS-1 would provide that specific
design measures related to seismically-induced liquefaction, settlement, and lateral
spreading be incorporated. Thus, compliance with Mitigation Measure GS-1 and regulatory
requirements would ensure that potential impacts associated with liquefaction would be
reduced to less than significant levels.
Given that the Specific Plan area is not located adjacent to or in close proximity to
any large upstream water bodies or the Pacific Ocean and is not within any mapped seiche
or tsunami hazard areas, no significant impacts associated with these topic areas are
anticipated as a result of project implementation.
Implementation of the Original Project would result in grading that could potentially
cause erosion from exposed soil if not properly controlled. As such, the Original Project
was required to comply with State and City regulations related to erosion and soil loss both
during and after construction. In addition, the Original Project would be required to
implement construction-related Best Management Practices (BMPs) as described in
Section 4.8 of the Certified EIR and, if applicable, recommendations from the detailed
geotechnical investigation as required by Mitigation Measure GS-1. Thus, with
implementation of regulatory requirements and any requirements set forth by Mitigation
Measure GS-1, potential impacts would be less than significant.
As indicated in the Certified EIR, no evidence of landsliding was noted on the
Project Site. Based on this conclusion and the fact that the site is generally level as a
result of previous development, no significant impacts related to landslides would occur in
association with the Original Project. Furthermore, with compliance with regulatory
requirements and Mitigation Measure GS-1, potential impacts associated with
compressible and expansive soils, and surface and subsurface drainage would be less
than significant.
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2. Modified Project Impacts
As described above, no known active or potentially active faults are located within or
adjacent to the Project Site and, thus, no significant impacts related to seismically-induced
ground rupture are anticipated. Nonetheless, as with the Original Project, implementation
of the Modified Project could result in the potential exposure of people and structures to
ground shaking in the event of an earthquake. However, similar to the Original Project, the
Modified Project would adhere to applicable seismic standards, safety requirements, and
construction specifications. Furthermore, consistent with the Original Project, the Modified
Project would be required to implement Mitigation Measure GS-1. With implementation of
regulatory requirements and Mitigation Measure GS-1, the Modified Project’s impacts
associated with the exposure of on-site populations, property, or structures to seismic
hazards would be less than significant. Potential impacts would be within the impact
envelope set forth in the Certified EIR.
As with the Original Project, the Modified Project would implement regulatory
requirements and specific design measures set forth in Mitigation Measure GS-1. Thus,
potential impacts associated with liquefaction would be reduced to less than significant
levels and within the impact envelope set forth in the Certified EIR.
As discussed above, potential impacts associated with landslides, seiches, and
tsunamis would not occur within the Project Site. Furthermore, in accordance with
regulatory requirements and Mitigation Measure GS-1, the Modified Project would
implement appropriate construction techniques to reduce any potential impacts associated
with erosion and soil stability. As such, similar to the Original Project, potential impacts
associated with geology and soils under the Modified Project would also be less than
significant and within the envelope of the impact analysis set forth in the Certified EIR.
3. Mitigation Measures
A MMRP was adopted for the Approved Project. The mitigation measures set forth
in the MMRP, included in the Certified EIR, and provided below remain applicable to the
Modified Project. The mitigation measures identified in the Certified EIR include the
following:
Mitigation Measure GS-1: Prior to issuance of a project grading permit, a detailed
geotechnical investigation report shall be submitted to the
City Engineer for review and approval. This investigation shall
address all geotechnical concerns identified in the Geotechnical Reconnaissance Report prepared for the proposed Project by
GEOCON (2010), as well as other applicable issues, and
shall conform to all pertinent requirements of the City Technical
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Guidelines for Geotechnical Reports (City of Carlsbad 1993).
Specifically, the detailed project geotechnical investigation shall review and update recommendations in the Geotechnical
Reconnaissance Report for issues including seismically-induced
ground shaking and liquefaction/dynamic settlement, as well as
compressible/expansive soils, shallow groundwater drainage,
oversize materials, and foundation/footing/pavement/retaining wall design. Project design, construction and maintenance shall
implement and comply with all recommendations/requirements
identified in the approved detailed geotechnical investigation report,
as well as any other applicable requirements identified by the City
Engineer.
F. Greenhouse Gas Emissions
1. Original Project Impacts
Operation of the Original Project would result in greenhouse gas (GHG) emissions
from vehicular traffic generated by patrons/employees, area sources (landscape
maintenance), energy consumption (natural gas appliances and electrical generation), solid
waste generation, and water supply. However, according to the Certified EIR, this increase
in GHG emissions would be below the California Air Pollution Control Officers Association’s
screening threshold contained in the “CEQA and Climate Change” report and, thus, the
Original Project would not conflict with CARB’s Scoping Plan and year 2020 “business as
usual” forecast model. Furthermore, the Original Project would feature a number of
sustainable design features that would minimize GHG emissions. Specifically, all new
construction and renovated spaces of the Original Project would comply with 2008 Title 24
and the 2010 California Green Building Code (CALGreen) requirements which specify
efficiencies related to energy, water use, and solid waste, among other things. Specific
measures could include, but are not limited to: recycling or reusing at least 50 percent of
demolition and construction waste; development of a construction waste management plan;
commitment to use recycled materials; use of “cool roofs”; implementation of drought-
tolerant and/or native landscaping; the use of low-water use fixtures; and replacement of
inefficient heating, ventilation, or air conditions (HVAC) systems. Therefore, the GHG
impacts associated with the Original Project were concluded to be less than significant in
the Certified EIR.
2. Modified Project Impacts
As with the Original Project, the Modified Project would result in GHG emissions
from vehicular traffic generated by patrons/employees, area sources (landscape
maintenance), energy consumption (natural gas appliances and electrical generation), solid
waste generation, and water supply. As described above, the Modified Project would
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reduce the amount of GFA and GLA that currently exists in the Specific Plan area. As a
result of this reduction, there would be a net decrease in energy consumption, solid waste
generation, and water usage. In addition, as described further below in Subsection V.L,
Transportation/Traffic, the Modified Project would result in a 5.7-percent reduction in daily
trips compared to the Original Project and a 2.8-percent reduction compared to the
Approved Project. As vehicular GHG emissions depend on the number of trips, vehicular
sources under the Modified Project would have a similar decrease in GHG emissions. In
addition, the removal of existing roof structures would allow for natural ventilation and
would eliminate the need for air conditioned common access areas. This would result in a
further reduction in electrical energy usage. Overall, GHG emissions generated by the
Modified Project would be less in comparison to the both the Original Project and the
Approved Project. Furthermore, the Modified Project would continue to implement the
same sustainability features as the Original Project that result in reduced GHG emissions.
Therefore, impacts related to GHG emissions under the Modified Project would continue to
be less than significant and within the impact envelope set forth in the Certified EIR.
G. Hazards and Hazardous Materials
1. Original Project Impacts
(a) Construction
Construction of the Original Project may involve the use and/or storage of hazardous
materials such as paints, cleaning materials, vehicle fuels, oils, and transmission fluids.
Use of these hazardous materials would be contained, stored, used, and disposed of in
accordance with all applicable federal, State, and local laws, regulations, and standards.
Thus, potential impacts from the use of construction-related hazardous materials would be
less than significant. Due to the age of the existing buildings, Project construction activities
could result in the release of asbestos containing materials (ACMs) and/or lead-based
paint (LBP) materials which could result in a potentially significant impact. As such, the
Certified EIR requires that any disturbance should be preceded by an asbestos and lead
survey by a certified ACM and LBP abatement personnel in accordance with Title 8 of
the CCR. Furthermore, should any ACMs or LBPs be encountered during construction,
implementation of Mitigation Measure HAZ-1, which requires proper disposal of hazardous
waste according to federal, State, and local regulations, would reduce impacts from
hazardous materials to less than significant.
(b) Operation
Operation of the Original Project would involve the occasional use, storage, and
transport of limited amounts of chemicals for routine maintenance and operation at the
Project Site. All potentially hazardous materials used during operation would be contained,
stored, used, and disposed of in accordance with all applicable federal, State, and local
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laws, regulations, and standards. In addition, as described in the Certified EIR, the Original
Project was determined to be consistent with the City’s Emergency Plan. Based on the
preceding, the Original Project would not create a significant hazard to the public or the
environment through the routine transport, use, or disposal of hazardous materials. In
addition, no upset or accident is reasonably foreseen that would involve the creation of a
significant hazard through the release of hazardous materials into the environment. As
such, impacts would be less than significant, and no mitigation measures were deemed
necessary.
2. Modified Project Impacts
(a) Construction
As excavation and earthwork activities under the Modified Project would be similar
to those of the Original Project, the potential to release hazardous materials during
construction would be generally the same as under the Modified Project. Additionally, the
potential to release contaminants, such as ACM or LBP materials, during construction of
the Modified Project would generally be the same as under the Original Project. As such,
consistent with the Original Project, the Modified Project would be required to undergo a
survey by a qualified abatement professional and comply with all applicable federal, State,
and local laws, regulations, and standards. Furthermore, should ACMs or LBPs be found,
the Modified Project would be subject to the implementation of Mitigation Measure HAZ-1
which requires proper disposal of hazardous waste according to federal, State, and local
regulations. Therefore, the Modified Project would not create any new impacts with respect
to hazardous materials during construction and/or would not increase the severity of any
previously identified impacts. Rather, such impacts would be within the envelope of
impacts provided in the Certified EIR.
(b) Operation
Consistent with the Original Project, the Modified Project would involve the
occasional use, storage, and transport of limited amounts of chemicals for routine
maintenance and operation at the Project Site. As with the Original Project, all potentially
hazardous materials would be used and stored in accordance with manufacturers’
instructions and handled in compliance with applicable federal, State, and local regulations.
Furthermore, the Modified Project would not change the overall access to the Project Site
and would also be consistent with the City’s Emergency Plan. As such, the Modified
Project would not create any new impacts with respect to hazardous materials during
operation, nor would the Modified Project increase the severity of any previously identified
impacts. Thus, as with the Original Project, hazards and hazardous materials impacts
during operation would be less than significant under the Modified Project. Such impacts
would be within the envelope of impact analysis set forth in the Certified EIR.
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3. Mitigation Measures
The mitigation measure set forth in the MMRP included in the Certified EIR and
provided below remains applicable to the Modified Project. No additional mitigation
measures are required due to the development of the Modified Project.
Mitigation Measure HAZ-1: Contract specifications shall require that any building materials found to contain asbestos containing-materials (ACMs) or
lead-based paint (LBP) shall be handled using proper Health and
Safety precautions and the materials shall be properly disposed as
hazardous waste according to federal, State and local regulations.
ACMs shall be removed by a licensed asbestos abatement contactor. A certified asbestos consultant shall conduct abatement
planning, monitoring (as needed), oversight, and reporting to ensure
its proper removal and disposal.
H. Hydrology and Water Quality
1. Original Project Impacts
(a) Hydrology
Implementation of the Original Project would involve demolition, grading, excavation,
and construction activities, with minor alterations to the on-site drainage patterns. These
modifications would be predominantly temporary and/or minor in nature, with the overall
existing drainage patterns and directions to remain essentially unchanged. Accordingly,
the Certified EIR determined that there would be no significant impacts related to the
alteration of drainage patterns with the implementation of the SDP. Additionally, under the
Certified EIR, impervious surfaces would be reduced within the Project, which would
reduce the rate of runoff on the Project Site. Therefore, the Original Project would result in
a net reduction in the rate and amount of runoff within or from the site and, therefore, no
hydrology impacts would occur.
The Project Site is not located within a 100-year flood plain or within an inundation
area associated with the failure of a levee or dam. Therefore, the Original Project would
not result in significant impacts associated with flood flows, and no mitigation measures are
required.
(b) Surface Water Quality
An increase in urban contaminants may be expected from the construction and
operation of the Original Project. Activities such as discharge of erosion and
sedimentation, accidental discharge of construction related hazardous materials,
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demolition-related debris generation, disposal of extracted groundwater, and generation of
contaminants from facility operation and maintenance could result in potentially significant
short-term and long-term construction and operation related impacts. However, the
Original Project would implement Mitigation Measures WQ-1 through WQ-3, which requires
compliance with the National Pollutant Discharge Elimination System (NPDES)
Construction and Municipal Permit and City Storm Water Standards Manual, including a
Storm Water Pollution Prevention Plan (SWPPP). As described below, detailed BMPs
would be developed as a part of the NPDES/SWPPP process. These BMPs would be
based on site specific parameters, but will also include standard measures from the
NPDES Construction Permit and the City’s Storm Water Manual. These measures will be
designed to reduce any potential water quality impacts. Furthermore, a project Storm
Water Management Program (SWMP) has been prepared which identifies pollutants of
concern and proposed control measures based on procedures identified in the NPDES
Municipal Permit and related City standards. Further, the construction work on the
buildings would be focused on areas located no closer than 400 feet from the Buena Vista
Creek and Lagoon. (The Creek area is not located within or adjacent to the area of the
Carlsbad Habitat Management Plan.) Potential impacts to the Creek would be further
reduced because the Project would result in a decrease of impervious surface areas and
would implement “low impact development features” (e.g., bioswales), which would
decrease the volume and velocity of stormwater runoff leaving the site and increase
infiltration on and below the Project Site. As such, the Original Project would result in less
than significant impacts to water quality.
(c) Groundwater
As stated in the Certified EIR, the Original Project would not involve the extraction of
groundwater for purposes such as consumption or irrigation, and no associated impacts to
aquifer levels or recharge capacity would occur. Furthermore, the Original Project would
replace existing impervious surfaces with a net reduction of new impervious surfaces.
Therefore, the Original Project would not result in an increase of impervious area that could
marginally reduce percolation and result in a reduction in groundwater recharge. As such,
groundwater impacts would be less than significant and no mitigation measures are
necessary.
2. Modified Project Impacts
(a) Hydrology
The Project Site currently contains an enclosed shopping center with surrounding
surface parking lots and associated landscaping. Thus, the Project Site is comprised
almost entirely of impervious surfaces. The Modified Project proposes to remove the
existing roof structures throughout the shopping center to create open air walkways within
the common access areas. Limited ornamental landscaping in the form of trees and
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shrubs would be provided as a part of the improvements to the common access areas.
The Modified Project would replace these existing primarily impervious surfaces with new
impervious surfaces as well as additional landscaping. Therefore, with the implementation
of this additional landscaping, the rate and amount of stormwater runoff would decrease
slightly under the Modified Project compared to the Original Project and would continue to
be captured by the existing storm drain infrastructure or any new drainage system that may
be installed as part of the Modified Project. Thus, development of the Modified Project
would not result in an increase in the amount of impervious surface that could contribute
additional runoff. Furthermore, as stated above, the Project Site is not located within a
100-year flood plain or within an inundation area associated with the failure of a levee or
dam. Therefore, as with the Original Project, the Modified Project would result in less than
significant impacts to hydrology. Such impacts would be within the envelope of impact
analysis addressed in the Certified EIR.
(b) Surface Water Quality
As with the Original Project, continued compliance with NPDES requirements and
the City’s Storm Water Standards Manual, as described in Mitigation Measures WQ-1 and
WQ-2, would ensure that construction activities associated with the Modified Project would
not degrade the surface water quality of receiving waters to levels below standards
considered acceptable by the San Diego Regional Water Quality Control Board or other
regulatory agencies or impair the beneficial uses of the receiving waters. In addition,
construction of the Modified Project would not result in a violation of any water quality
standards or waste discharge requirements and would not otherwise substantially degrade
water quality. Furthermore, the Modified Project would not construct on any areas closer to
the Buena Vista Creek than contemplated under the Original Project. Therefore, as with
the Original Project, construction-related impacts to surface water quality would be less
than significant under the Modified Project. Such impacts would be within the envelope of
impacts addressed in the Certified EIR.
Similar to the Original Project, pollutants typically associated with urban uses, such
as oil and grease, metals, fertilizers, pesticides, dirt from landscaped areas, and litter,
would be produced during operation of the Modified Project. However, it is anticipated that
with the additional landscaping to be provided by the Modified Project, the amount of
pervious area would be increased within the Specific Plan area. Therefore, the Modified
Project would result in a reduced potential for urban pollutants to be conveyed into nearby
storm drains during stormwater events. In addition, similar to the Original Project, the
Modified Project would be required to comply with SWMP requirements during the
operational life of the Project. Such requirements would include Low Impact Development
(LID) site design BMPs, source control BMPs, priority project BMPs, treatment control
BMPs, and BMP maintenance, as described in Mitigation Measure WQ-3. Therefore, as
with the Original Project, with compliance with such requirements, impacts to surface water
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quality during operation would be less than significant under the Modified Project. Such
impacts would be within the envelope of impact analysis provided in the Certified EIR.
(c) Groundwater
As noted above, the Modified Project would replace existing primarily impervious
surfaces with new impervious surfaces and additional landscaping. Therefore, as with the
Original Project, the Modified Project would also not result in an increase of impervious
area which could marginally reduce percolation and result in a reduction in groundwater
recharge. Thus, impacts to groundwater hydrology would be less than significant and
within the envelope of impact analysis addressed in the Certified EIR.
In addition, any discharge of groundwater during construction of the Modified Project
would occur pursuant to the applicable NPDES permit requirements. Furthermore, the
Modified Project would also comply with all applicable federal, State, and local
requirements concerning the handling, storage, and disposal of hazardous materials to
effectively reduce the potential for the construction of the Modified Project to release
contaminants into groundwater. As such, construction activities associated with the
Modified Project would not degrade groundwater quality, and impacts would be less than
significant. Such impacts would be within the envelope of impacts identified in the Certified
EIR.
3. Mitigation Measures
The mitigation measures set forth in the MMRP included in the Certified EIR and
provided below remain applicable to the Modified Project. No additional mitigation
measures are required due to the development of the Modified Project.
Mitigation Measure WQ-1: Prior to issuance of a project grading permit, a SWPPP shall be submitted to the City Engineer for review and
approval. The project SWPPP shall include adequate BMPs, to the
satisfaction of the City Engineer, to demonstrate conformance with
the NPDES Construction General Permit (Order No. 2009-0009-
DWQ) and related City requirements for the issues of erosion/ sedimentation, construction-related hazardous materials, and
demolition-related debris generation. Final BMPs would be
determined as part of the SWPPP process based on site-specific
parameters and would likely include standard measures from the
NPDES Permit text and City Storm Water Standards.
Mitigation Measure WQ-2: The extraction and disposal of groundwater associated
with project construction activities shall conform to all applicable
requirements of the NPDES Groundwater Permit (R9-2008-0002).
Final BMPs would be determined as part of the SWPPP process
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based on site-specific parameters and would likely include standard
measures from the NPDES Permit text.
Mitigation Measure WQ-3: Long-term project operation and maintenance shall
conform to all applicable requirements of the NPDES Municipal
Permit (Order No. R9-2007-0001) and related City standards,
including the Grading Ordinance (Carlsbad Code of Ordinances, Title
15, Chapter 15.16); the Storm Water Management and Discharge Control Ordinance (Carlsbad Code or Ordinances, Title 15, Chapter
15.12); Engineering Standards Volume 4, Storm Water Standards
Manual; and Engineering Standards Volume 1, General Design
Standards. The project SWMP identified a number of LID site
design, source control, priority project, and treatment control BMPs to provide conformance to the noted requirements. The measures
and maintenance efforts shall be implemented to the satisfaction of
the City Engineer.
I. Land Use and Planning
1. Original Project Impacts
As discussed in the Certified EIR, the Specific Plan area is currently developed with
regional commercial uses, including retail, services, entertainment, and dining uses and
this type of land use would continue under the Specific Plan. Thus, the regional
commercial uses under the Original Project would be consistent with the existing land use
and zoning designation of the Project Site. The Original Project incorporates land use
objectives and development standards that provide a positive impact to on-site land uses
by improving and expanding the existing commercial facilities and revitalizing the shopping
center. As discussed in detail in the Certified EIR, the Original Project would be consistent
with the land relevant land use plans and polices that guide development of the Project
Site, including the Housing Element of the City’s General Plan. The Specific Plan
expressly allows for the development of residential and mixed uses subject to additional
CEQA review, and the Project would not preclude the development of such uses in areas
such as the existing parking lots. Such residential uses are allowed under the Regional
Commercial and General Commercial designations of the Project Site. As set forth in the
Certified EIR, the Original Project would not result in significant adverse effects related to
the division of an established community or land use incompatibility.
Land uses surrounding the Specific Plan area generally consist of open space,
commercial, and residential uses. The Specific Plan and Original Project do not create
incompatibilities with the surrounding communities, as the Specific Plan area remains
designated as C-2 with the same land uses in place. Furthermore, the Original Project
does not represent a change in land use character or intensity that would have the effect of
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dividing or disrupting existing land uses within the surrounding community. Thus, it was
determined that no significant impacts would occur.
2. Modified Project Impacts
The Applicant proposes improvements to Westfield Carlsbad that will require the
processing and approval of an SDP Amendment. As described above, the Modified Project
proposes to convert a portion of the shopping center from an enclosed facility to an open-
air facility. Under the Modified Project, the demolition of 217,816 square feet of GFA of
shopping center uses (mainly roof structures and common access areas) and the addition
of 217,562 square feet of renovations and improvements would occur. Proposed
development would remain within the footprint of the Specific Plan area that was evaluated
as part of the Certified EIR.
(a) Consistency with Applicable Plans
The land use impacts of the Modified Project would be similar to those of the
Original Project due to the similarities between the proposed land uses, project features,
and design elements. As discussed above, the Modified Project would implement the
Specific Plan development standards and design guidelines that address architectural
design, building height, grading, circulation, landscape, outdoor lighting, signage, public
safety, parking, and service areas. Therefore, as with the Original Project, the Modified
Project would be consistent with the land use plans that guide development of the Project
Site. Thus, the Modified Project would not create any new impacts associated with land
use consistency and any such impacts would be less than those identified in the
Certified EIR. Therefore, for reasons similar to the Original Project and with the
discretionary approval of the SDP, impacts related to the land use consistency under the
Modified Project would be less than significant.
(b) Land Use Compatibility
The Modified Project would not result in an increase in square footage of shopping
center uses compared to the Original Project. In addition, the Modified Project would be
similar in scale to the Original Project and would not introduce new uses that would conflict
with or have an adverse impact on surrounding land uses. Furthermore, the Modified
Project would incorporate land use objectives and development standards that would
provide a positive impact to on- and off-site land uses by improving and expanding the
existing commercial facilities and revitalizing the shopping center. Project features
designed to create an integrated center where residents would have easy access to a
regional commercial facility and preserve the existing land use relationships in the area as
well as the overall character of the neighborhood would also be implemented under the
Modified Project. Therefore, the Modified Project would not create any new impacts
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associated with land use compatibility and any such impacts would be less than those
identified in the Certified EIR. Thus, impacts related to the land use compatibility under the
Modified Project would be less than significant. In addition, the Modified Project would not
have the long-term affect of adversely altering a neighborhood or community through
ongoing disruption, division, or isolation.
J. Noise
1. Original Project Impacts
(a) Construction
Given that construction activities would be intermittent and would occur only during
the hours and days specified in the City of Carlsbad Municipal Code (CMC), construction of
the Original Project would not result in significant noise impacts. Construction would
comply with the hours for construction set forth in Carlsbad’s Construction Noise
Ordinance. Therefore, the Certified EIR determined that general construction noise
impacts would be less than significant.
(b) Operation
Under the Original Project, several new or modified operational noise sources would
be introduced to the Project Site and would combine to contribute to a general increase in
stationary noise levels. Based on the analysis provided in the Certified EIR, these
stationary noise sources at five receptor locations would exceed the County Noise
Ordinance limit of 57.5 dBA LEQ. However, the existing noise exposure at these locations
exceeds or is close to approaching the County threshold and, thus, the increase as a result
of the Original Project would not be audible (under 3 dBA). Furthermore, the Certified EIR
concluded that stationary noise would further be masked by the traffic noise from local
roads and SR-78. As such, noise impacts from stationary sources would be less than
significant.
In addition to stationary noise, the Certified EIR analyzed the Original Project’s
impacts on future roadway traffic noise. Given that the largest change in noise levels for all
analyzed traffic scenarios is 1.7 dBA and is below the allowable change of 3 dBA, traffic
noise impacts for the Original Project would be below the City of Carlsbad’s thresholds. As
such, impacts from transportation noise sources would be less than significant.
As discussed in the Certified EIR, the Project Site is not located within 2 miles of a
public or private airport or airstrip, and is not located within the boundaries of an airport
land use plan. As such, the Original Project would not expose people working in the area
to excessive noise generated by such sources.
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2. Modified Project Impacts
(a) Construction
Construction noise impacts are based on peak-day construction activities. Based
upon a review of proposed construction activities under the Modified Project, the use of
heavy-duty construction equipment, haul truck trips and construction worker trips on a peak
day would be within the envelope of the construction assumptions analyzed for the Original
Project in the Certified EIR. In addition, like the Original Project, the Modified Project
would be required to comply with the hours for construction set forth in Carlsbad’s
Construction Noise Ordinance. Therefore, the Modified Project’s construction noise
impacts would be less than significant.
(b) Operation
The Modified Project would provide for the same type of uses as the Original
Project. While the Modified Project would introduce an open air pedestrian area within the
center of the shopping center, noise from these outdoor areas would be shielded by the
existing mall structures that would remain. As described above, existing noise exposure at
five receptors exceeds or is close to approaching the County threshold of 57.5 dBA Leq,
and, like the Original Project, any increase as a result of the Modified Project would not be
significant. Furthermore, like the Original Project, stationary noise at the Project Site would
further be masked by the traffic noise from local roads and SR-78. Therefore, the Modified
Project’s noise impacts from stationary sources would be less than significant.
Given that the Modified Project would result in a reduction in daily trips compared to
the Original Project, as described further below in Subsection V.L, Transportation/Traffic,
the Modified Project’s impacts on future roadway traffic noise would be reduced. As such,
the Modified Project’s largest change in noise levels would be less than the 1.7 dBA
identified for the Original Project and, thus, would be below the allowable change of 3 dBA.
As such, the Modified Project’s impacts from transportation noise sources would be less
than significant.
As described in the Certified EIR, the Project Site is not located within 2 miles of a
public or private airport or airstrip, and is not located within the boundaries of an airport
land use plan. As such, like the Original Project, the Modified Project would not expose
people working in the area to excessive noise generated by such sources.
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K. Paleontological Resources
1. Original Project Impacts
As discussed in the Certified EIR, paleontological resources are typically impacted
when earthwork activities such as mass excavation projects cut into geological formations
within which fossils are buried. There would be no significant impact in portions of the
Specific Plan area where excavation and grading would occur within artificial fill, as these
materials have no potential for paleontological resources. However, ground-disturbing
activities associated with the Original Project could extend into previously undisturbed
areas of the Santiago Formation, which is assigned a high paleontological resource
sensitivity. The maximum depth of excavation associated with the SDP would be 22 feet
where the lower level would expand into the southern parking lot. The remainder of the site
would be excavated to a depth of no more than two to three feet. Excavation into the
Santiago Formation could have a potentially significant impact on paleontological
resources. As such, implementation of Mitigation Measure P-1, which requires
implementation of a Paleontological Mitigation Plan (PMP), would reduce any impacts to
paleontological resources to less-than-significant level.
2. Modified Project Impacts
Improvements under the Modified Project would occur within the Specific Plan
boundary evaluated as part of the Certified EIR. As with the Original Project, potential
impacts to paleontological resources could occur if grading extends to the Santiago
Formation. Thus, like the Original Project, the Modified Project would be required to
comply with Mitigation Measure P-1 to reduce potential impacts to paleontological
resources. Therefore, potential impacts under the Modified Project would be less than
significant and would be within the envelope of impact addressed in the Certified EIR.
3. Mitigation Measures
The mitigation measure set forth in the MMRP included in the Certified EIR and
provided below remains applicable to the Modified Project. No additional mitigation
measures are required due to the development of the Modified Project.
Mitigation Measure P-1: As a condition of the grading permit, the developer shall
comply with the following measures:
Prior to initiation of construction activities, the project developer shall retain a qualified paleontologist to carry out the mitigation
program outlined here. A qualified paleontologist is defined as an
individual with a M.S. or Ph.D. in paleontology or geology who is
familiar with paleontological procedures and techniques.
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A qualified paleontologist shall be at the preconstruction meeting
to discuss grading plans and consult with the grading and excavation contractors regarding the potential location and nature
of paleontological resources and associated monitoring/recovery
operations.
A paleontological monitor shall be on site at all times during
grading/excavation activities involving previously undisturbed
deposits of high sensitivity formations (Santiago Formation) to
inspect for well preserved fossils. The paleontological monitor need not be on site during the original cutting of previously undisturbed deposits of zero sensitivity formations (alluvium and
compacted fill). A paleontological monitor is defined as an
individual who has experience in the collection and salvage of fossil materials. The paleontological monitor shall work under the direction of a qualified paleontologist.
In the event that well-preserved fossils or other unearthed
paleontological resources are discovered, the paleontologist (or paleontological monitor) shall recover them. In most cases this fossil salvage can be completed in a short period of time.
However, some fossil specimens (such as a complete large
mammal skeleton) may require an extended salvage period. In
these instances the paleontologist (or paleontological monitor) shall be allowed to temporarily direct, divert, or halt grading to allow recovery of fossil remains in a timely manner. Because of
the potential for the recovering of small fossil remains, such as
isolated mammal teeth, it may be necessary to set up a screen-
washing operation on the site.
Fossil remains collected during the monitoring and salvage
portion of the mitigation program shall be cleaned, repaired,
sorted, and cataloged.
Prepared fossils, along with copies of all pertinent field notes, photos, and maps shall be deposited (as a donation) in a
scientific institution with permanent paleontological collections
such as the San Diego Natural History Museum. Donation of the
fossils shall be accompanied by financial support for initial specimen storage.
A final summary report shall be completed and submitted to the
Planning Division that outlines the results of the mitigation
program. This report shall include discussions of the methods
used, stratigraphic sections exposed, fossils collected, and significance of recovered fossils. Compliance with this mitigation
measure shall be verified by the City of Carlsbad’s Land
Development Engineering Division.
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L. Transportation/Traffic
1. Original Project Impacts
(a) Existing Plus Project Conditions
(1) Street Segments
As set forth in the Certified EIR, all 18 of the analyzed street segments are projected
to operate at LOS D or better under Existing Baseline Plus Project conditions, including two
in the City of Oceanside. Since the City of Oceanside’s standard for an acceptable LOS for
daily street segments operations is LOS C, a peak-hour analysis was conducted for all
segments projected to operate at LOS D or worse. The City of Carlsbad’s criteria for street
segments state that a significant impact would occur at roadway segments operating at
deficient levels, when the addition of trips generated by the proposed land use result in a
change in V/C ratio of more than 2 percent (0.02) when compared to the no-build condition.
Furthermore, based on the City of Carlsbad’s Growth Management Guidelines, a significant
impact would occur if a project would cause a road segment to exceed a LOS C during
off-peak hours or a LOS D during peak hours. The results of the peak-hour analysis show
that all 10 street segments within the City of Carlsbad would operate at LOS D or better
during both the morning and afternoon peak hours and would not result in an increase in
V/C of 0.02 or more at any of the street segments within Carlsbad.
The City of Oceanside’s criteria state that a significant impact would occur at an
analyzed street segment when trips generated by the proposed land use result in a change
in daily operating conditions from acceptable (LOS C or better) to deficient (LOS D, E, or
F), or when a street segment is operating at deficient levels of service (LOS D, E, or F), an
increase in V/C of more than 0.02 at the segment results under both baseline and future
conditions. In addition, the City of Oceanside’s criteria require that a peak-hour analysis
must be conducted for all analyzed street segments projected to operate at a daily LOS of
D, E, or F. Daily impacts are not considered significant if a peak-hour arterial LOS of D or
better can be demonstrated. Peak-hour roadway segment LOS is measured in terms of
speed. A decrease in speed of more than 1.0 mile per hour (mph) at a peak-hour LOS of E
or F results in a significant impact. The two street segments within Oceanside, El Camino
Real at Vista Way and El Camino Real south of SR-78 westbound ramp, would operate at
a LOS E or F during at least one of the analyzed peak hours. While this is below the City
of Oceanside’s standard for acceptable LOS for peak-hour street segments operations
(LOS D), the Original Project would not result in a decrease in speed of 1.0 mph or more at
the street segments which would operate at a LOS E or F. Furthermore, the Original
Project would result in a decrease in speed of 1.0 mph at northbound El Camino Real
south of Vista Way during the morning peak hour; however, this street segment is projected
to operate at an acceptable LOS (LOS D) and, thus, would not be a significant impact.
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Therefore, the Certified EIR concluded that the Original Project would not result in
significant peak-hour impacts at any of the analyzed street segments.
(2) Intersections
Similar to street segments, the City of Carlsbad’s criteria for intersections state that
a significant impact would occur at intersections operating at deficient levels, when the
addition of trips generated by the proposed land use result in a change in V/C ratio of more
than 2 percent (0.02) when compared to the no-build condition. Furthermore, based on the
City of Carlsbad’s Growth Management Guidelines, a significant impact would occur if a
project would cause an intersection to exceed a LOS C during off-peak hours or a LOS D
during peak hours. Intersections analyzed in the Certified EIR are projected to operate at
an acceptable LOS (LOS D or better) with relatively small increase in the V/C ratios and
delay as a result of the project trips under the Existing Baseline Plus Project conditions. As
such, it was determined that the Original Project would not add enough traffic to any of the
18 study intersections to result in a significant impact.
(b) Near Term (Year 2020) Conditions
(1) Street Segments
Of the 18 street segments analyzed for the Near Term conditions, 14 street
segments are projected to operate at a LOS D or better. Five street segments in the City of
Oceanside would operate at LOS D, E, or F and, accordingly, a peak-hour analysis was
conducted for the street segments projected to operate at a LOS D or worse. The results
of the peak-hour analysis show that all 10 of the street segments in the City of Carlsbad are
projected to operate at a LOS D or better during both the morning and evening peak hours
and would not result in an increase in V/C of 0.02 or more at any of the street segments.
Of the intersections reviewed for the City of Oceanside, El Camino Real south of Vista Way
and south of SR-78 westbound ramps are projected to operate at LOS E or F during both
peak hours; however, the Original Project would not add enough traffic to these segments
to result in a decrease in speed of greater than or equal to 1.0 mph during either peak hour.
As such, based on the criteria described above, impacts of the Original Project would be
considered less than significant and would not result in significant peak-hour impacts at any
of the analyzed street segments.
(2) Intersections
Under the Near Term Plus Project conditions, all of the analyzed intersections are
projected to operate at an acceptable LOS (LOS D or better) during both the morning and
afternoon peak hours. While the Project would result in an increase in delay of
2.0 seconds at the intersection of the Project driveway and Marron Road, the intersection
is projected to operate at a LOS A and B in the morning and afternoon peak hours,
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respectively, and thus would not result in an impact. Therefore, based on the criteria
described above, the Certified EIR determined that no significant impact would occur under
Near Term conditions for the Original Project.
(c) Horizon Year (Year 2030) Conditions
(1) Street Segments
As analyzed in the Certified EIR, all 18 of the street segments analyzed for the
Horizon Year are projected to operate at LOS D or better. Of the eight street segments in
the City of Oceanside, three segments are projected to operate at LOS D. Given that the
City of Oceanside’s standard for an acceptable LOS for daily street segment operations is
LOS C, a peak-hour analysis was conducted for the segments that operated at an LOS D
or worse in the City of Carlsbad and the City of Oceanside. The results of the peak-hour
analysis show that all 10 of the street segments in the City of Carlsbad and the segment of
Jefferson Street south of Vista Way in the City of Oceanside are projected to operate at
LOS D or better during both morning and afternoon peak hours and none of the segments
would result in an increase in V/C of 0.02 or more at any of the City of Carlsbad segments.
However, indirect cumulative impacts to three roadway segments within the City of
Oceanside would occur because the City of Oceanside’s Circulation Element provides that
any development project that adds traffic to street segments projected to operate at a daily
LOS D or worse pay a fair share contribution toward creative measures to enhance
roadway capacity. That indirect cumulative impact would be adequately mitigated by the
project applicant making a fair share fee contribution toward adaptive responsive signals
along these street segments. The City of Oceanside segment of El Camino Real south of
Vista Way is projected to operate at LOS F in the southbound direction during the
afternoon peak hour; however, the Original Project would not result in a decrease in speed
of greater than or equal to 1.0 mph and, thus, would not result in a significant impact.
Therefore, based on the criteria described above and Mitigation Measure T-1 described
below, the Certified EIR determined that the Original Project would not result in a significant
peak-hour impact at any of the analyzed street segments and there would be a less than
significant impact.
(2) Intersections
For the Original Project, 17 of the 18 analyzed intersections are projected to operate
at an acceptable LOS (LOS D or better) during both the morning and afternoon peak hours
under the Horizon Year Plus Project conditions. While the intersection of Jefferson Street
and the SR-78 westbound ramps is projected to operate at a LOS E in the afternoon peak
hour, it would not result in an increase in delay of 2.0 seconds at this intersection over
Horizon Year Without Project conditions. Therefore, based on the criteria described above,
the Certified EIR determined that no significant impact would occur under Horizon Year
conditions for the Original Project.
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2. Modified Project Impacts
The following analysis of the Modified Project’s potential impacts associated with
transportation and circulation is based on the Trip Generation Assessment of the Modified
Westfield Carlsbad Project memorandum (Modified Project Traffic Memo) prepared by
Gibson Transportation Consulting dated July 14, 2014, and included as Appendix A of this
document.
GLA is the basis upon which traffic from a shopping center use is evaluated. As
discussed above, when compared with the Original Project evaluated in the Certified
EIR, the GLA within the shopping center under the Modified Project would be reduced by
68,143 square feet. In addition, the Modified Project would reduce the GLA relative to the
Approved Project by 32,090 square feet.
As described in the Certified EIR, the Original Project would generate an estimated
41,528 daily trips, with 1,661 A.M. peak-hour trips and 4,153 P.M. peak-hour trips. As
described in the Modified Project Traffic Memo, with the reduction in GLA, the Modified
Project would generate 39,143 daily trips, with 1,566 A.M. peak-hour trips and 3,914 P.M.
peak-hour trips. Thus, the Modified Project would result in a total of 2,385 fewer net daily
trips and a reduction in peak-hour trips to/from the Project Site when compared with the
Original Project. In addition, the Modified Project would result in a total of 1,123 fewer net
daily trips as well as fewer peak-hour trips when compared with the Approved Project.
(a) Street Segments
Based on the City of Carlsbad’s and the City of Oceanside’s criteria described
above, under Existing Plus Project Conditions, Near Term (Year 2020) Conditions, and
Horizon Year (Year 2030) Conditions the Original Project would not add enough traffic to
result in an increase in daily V/C of 0.02 or greater at street segments projected to operate
at LOS D or worse, or a decrease in peak-hour speed of 1.0 mph or greater at street
segments projected to operate at LOS E or F. Given that the Modified Project would result
in fewer net daily trips and a reduction in peak-hour trips to and from the Project Site, the
impacts to street segments under each of these scenarios would be less than the less than
significant impacts identified for the Original Project. Therefore, the Modified Project is not
expected to result in a significant impact at any of the analyzed street segments.
(b) Intersections
Based on the City of Carlsbad’s and the City of Oceanside’s criteria described
above, under Existing Plus Project Conditions, Near Term (Year 2020) Conditions, and
Horizon Year (Year 2030) Conditions the Original Project would not add enough traffic to
result in an increase in delay of 2.0 seconds or more at any of the intersections that are
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City of Carlsbad Westfield Carlsbad EIR Addendum September 2014
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projected to operate at LOS E or F. Given that the Modified Project would generate less
traffic than the Original Project, impacts to intersections would be considered less than the
less than significant impacts identified for the Original Project. Therefore, the Modified
Project is not expected to result in direct significant impact at any of the analyzed
intersections.
3. Mitigation Measures
The mitigation measure set forth in the MMRP included in the Certified EIR and
provided below remains applicable to the Modified Project as it addresses potential
cumulative traffic impacts that would occur with or without implementation of the Project.
No additional mitigation measures are required due to the development of the Modified
Project. In order to mitigate the indirect cumulative impact to three street segments in the
City of Oceanside, the following Mitigation Measure remains applicable to the Modified
Project:
Mitigation Measure T-1: Prior to issuance of building or grading permit (whichever
comes first) for the current SDP proposal, the project applicant shall
provide written proof from the City of Oceanside that they have paid
their fair-share contribution toward adaptive-responsive signals along the segments of Vista Way (west of El Camino Real), Jefferson
Street (south of Vista Way), and El Camino Real (south of Vista
Way) to the satisfaction of the Carlsbad City Engineer.
M. Utilities/Service Systems
1. Original Project Impacts
(a) Water and Sewer
As discussed in the Certified EIR, the Original Project would generate an increased
demand of 8,145 (gpd) for water and up to 0.012 million gpd for wastewater services. This
demand for water supplies and water and wastewater infrastructure would be sufficiently
accommodated by existing water supplies, and water and wastewater infrastructure
systems. In addition, as part of the Original Project, numerous water conservation features
would be implemented that would further reduce the demand for water supplies and water
and wastewater infrastructure services. Thus, impacts to water supply and water and
wastewater infrastructure services would be less than significant.
(b) Storm Water/Drainage
As discussed in the Certified EIR, existing capacities of the storm drain system were
found to be adequate to support the Original Project. As such, no new storm drain facilities
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would be constructed as a part of the Original Project; only minor modifications to existing
facilities would be made. Furthermore, the site would be able to handle project-related
runoff more efficiently due to improvements such as pervious pavements, bioswales, and
landscape improvements. Therefore, there would be no impact to storm water or drainage
facilities.
(c) Solid Waste
Under the Original Project, waste generated during construction activities would be
reduced through measures such as: recycling or reuse of at least 50 percent of demolition
and construction waste; development of a waste management plan; and the use of
recycled materials where feasible. Furthermore, any hazardous waste generated during
project construction would be required to comply with federal, State, and local regulations
and be disposed of appropriately. Therefore, the Certified EIR concluded that the amount
of construction-related waste that would be generated as a part of the Original Project
would not be significant.
As discussed above, the Original Project would construct approximately
35,417 square feet of net new GLA. As such, it was determined in the Certified EIR
that generation of solid waste would increase by approximately 8,854 pounds per day, or
1,616 tons per year, at the shopping center. This amount would be reduced through
participation in the City’s commercial recycling programs. The Original Project would be
served by the Otay and Sycamore landfills, both of which are expected to be in operation
and have sufficient capacity through 2027 and 2042, respectively. As such, the Certified
EIR concluded that there would be sufficient capacity to serve the Original Project and
impacts would be less than significant.
2. Modified Project Impacts
(a) Water and Sewer
The Modified Project would demolish, reconfigure, and/or reconstruct the same type
of land uses that currently exist and limited grading would occur during construction.
Demolition and construction activities under the Modified Project would require minimal
water use and would not be expected to have any adverse impact on available water
supplies or the existing water distribution system. Additionally, a negligible amount of
wastewater would be generated by construction personnel. Therefore, no significant
impact to water supply or water or wastewater infrastructure services is anticipated to occur
during construction of the Modified Project and no mitigation measures are necessary.
The Modified Project would result in a reduction in GLA when compared with the
Approved Project and even less GLA when compared with the Original Project evaluated in
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City of Carlsbad Westfield Carlsbad EIR Addendum September 2014
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the Certified EIR. Additionally, as with the Original Project, the Modified Project would
incorporate water conservation features including the use of low water consumption fixtures
and use of recycled water. While there is the potential for a slight increase in water
demand due to new landscaping, such increased demand would be offset by the water
conservation features and reduction in square footage. Therefore, impacts to water supply
and distribution would be less than significant and less than anticipated in the Certified EIR.
Like the Original Project, the Modified Project does not require construction of
additional sewer infrastructure or wastewater treatment facilities. With the reduction in
development, wastewater generated during project operation would be less than what is
anticipated under the both the Approved Project and Original Project and, thus, could be
accommodated by the existing sewer infrastructure. Therefore, wastewater impacts would
be less than significant and less than those anticipated in the Certified EIR.
(b) Storm Water/Drainage
Like the Original Project, the Modified Project SDP would not require construction of
off-site storm drain facilities; however, a storm drain would be installed in the common
access areas to provide drainage for the new landscaped areas. Under the Certified EIR,
existing capacities of the storm drain system were found to be adequate to support the
Original Project. The Modified Project would not result in an increase in runoff because
additional pervious surfaces would be provided. In particular, landscaping within the
common access areas would provide for such features as pervious pavements, bioswales,
and landscaping improvements, thereby enabling the site to more efficiently handle project-
related runoff than in the existing condition. Therefore, the Modified Project would not
result in impacts to storm water or drainage facilities.
(d) Solid Waste
Like the Original Project, waste generated during construction of the Modified
Project would be reduced through measures such as: recycling or reuse of at least
50 percent of demolition and construction waste; development of a waste management
plan; and the use of recycled materials where feasible. Additionally, any hazardous waste
generated during construction of the Modified Project would be required to comply with
federal, State, and local regulations and be disposed of appropriately. Therefore, the
amount of construction-related waste that would be generated as a part of the Modified
Project would be less than significant.
As described above, the Modified Project would result in a reduction in overall
development compared to what currently exists and compared with that evaluated in the
Certified EIR. Thus, the Modified Project would result in a decrease in the amount of solid
waste compared with the Original Project. Furthermore, the amount of solid waste
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City of Carlsbad Westfield Carlsbad EIR Addendum September 2014
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generated would be reduced further through participation in the City’s commercial recycling
programs. Like the Original Project, the Modified Project would be served by the Otay and
Sycamore landfills, both of which have capacity to accommodate the Modified Project and
are expected to be in operation and have sufficient capacity through 2027 and 2042,
respectively. Therefore, there would be sufficient capacity to serve the solid waste needs
of the Modified Project and impacts would be less than significant.
N. Effects Not Found to be Significant in Certified EIR
The Certified EIR demonstrated that the Original Project would not result in impacts
associated with the following environmental topics:
Agriculture and Forest Resources;
Biological Resources;
Mineral Resources;
Population and Housing;
Public Services; and
Recreation.
A comparative analysis of the environmental impacts of the Original Project and the
Modified Project for these environmental topics is provided below.
1. Agriculture and Forestry Resources
(a) Original Project
As stated in the Certified EIR, development of the Original Project would occur
entirely within an existing regional shopping center and associated surface parking lots.
The Specific Plan area does not contain, nor is it adjacent to any land designated as
grazing land, prime farmland, unique farmland, or farmland of local or statewide
importance, as designated by the California Department of Conservation. In addition, the
Specific Plan area does not contain, nor is it adjacent to any forest land or timberland, as
identified by the California Department of Forestry and Fire protection. Furthermore, the
Original Project would not involve other changes to the environment which, due to the
location or nature, could result in conversion of Farmland to non-agriculture use or
conversion of forest land to non-forest land. As such, no impacts to agricultural or forestry
resources would occur as a result of the construction and operation of the Original Project.
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(b) Modified Project
Similar to the Original Project, proposed development under the Modified Project
would be entirely within the Specific Plan boundary evaluated in the Certified EIR. As
such, the Modified Project would not disturb or result in the conversion of any land
designated as grazing land, prime farmland, unique farmland, farmland of local or
statewide importance, forest land, or timberland. Therefore, the Modified Project would not
result in impacts to agricultural or forestry resources and such impacts would be within the
envelope of impacts addressed in the Certified EIR.
2. Biological Resources
(a) Original Project
As stated in the Certified EIR, the Specific Plan area is primarily developed with a
regional shopping center and associated surface parking lots, and no natural communities
are present on the developed portion of the Project Site. The Specific Plan does not
propose a change in land use and the SDP does not propose construction or development
that would physically expand the boundary of the existing developed site adjacent to Buena
Vista Creek. However, a riparian habitat associated with Buena Vista Creek is located
within a small undeveloped portion of the Specific Plan area and north of the northern
boundary of the Specific Plan area. As stated in the Certified EIR, the Specific Plan area
and portions of Buena Vista Creek in the vicinity of the Project Site are located within the
Carlsbad Habitat Management Plan (HMP); however, the Project Site and creek area are
not located within or adjacent to the HMP preserve. The nearest HMP preserve is the
Buena Vista Lagoon Ecological Reserve, located beyond the Project Site boundaries, west
of Jefferson Street. As such, it was determined that there is no direct interface between the
HMP preserve and the Project Site. Furthermore, while a portion of Buena Vista Creek in
the project vicinity is within the Draft Subarea Plan for the City of Oceanside, it is not within
a Pre-Approved Mitigation Area for that plan. Given that the habitat within the area is not
located within or adjacent to the HMP Preserve, the portion of the Buena Vista Creek that
extends into the Specific Plan area is not subject to the management or monitoring
requirements of the Carlsbad Open Space Management Plan. Therefore, the Original
Project would not result in any direct on-site or off-site impacts to biological resources.
Furthermore, the Certified EIR also concluded that no physical development would occur
within the Buena Vista Creek and, thus, no agency permits or the imposition of riparian or
wetland buffers are warranted for the Original Project.
With regard to indirect effects on the creek, no increase in human activity within the
creek would occur, no invasive plant species on the Cal-IPC list would be installed, and no
nuisance animal species would be introduced. In addition, night lighting would be shielded,
BMPs would be implemented to address water quality, no listed species would be impacted
by operations, noise would not substantially increase, and fugitive dust would be controlled.
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Therefore, no significant indirect impacts to sensitive biological resources in the creek
would occur as a result of the construction and operation of the Original Project.
(b) Modified Project
As described above, proposed development under the Modified Project would be
entirely within the Specific Plan boundary evaluated in the Certified EIR. As such, the
Modified Project would not be located within the HMP preserve and, thus, is not subject to
the management or monitoring requirements of the Carlsbad Open Space Management
Plan. In addition, like the Original Project, the Modified Project is not within a
Pre-Approved Mitigation Area as designated by the City of Oceanside Subarea Plan.
Furthermore, since no development would occur within the creek, no agency permits or
riparian or wetland buffers would be required for the Modified Project. Therefore, the
Modified Project would not result in any direct on-site or off-site impacts to biological
resources.
Similar to the Original Project, no increase in human activity within the creek would
occur, no invasive plant species on the Cal-IPC list would be installed, and no nuisance
animal species would be introduced. Furthermore, night lighting would be shielded, BMPs
would be included to address water quality, no listed species would be impacted by
operations, noise would not substantially increase, and fugitive dust would be controlled.
Therefore, the Modified Project would not result in significant indirect impacts to sensitive
biological resources in the creek and would be within the envelope of impacts addressed in
the Certified EIR.
3. Mineral Resources
(a) Original Project
Development of the Original Project would occur entirely within an existing regional
shopping center and associated surface parking lots. Although a salt-producing operation
was present near or beneath the Project Site between 1902 and 1920, the likelihood of a
loss of availability of a locally important mineral resource is considered low because the
site is already developed with a shopping center and the improvements proposed under the
Original Project are relatively minor compared to the original construction of the shopping
center. As such, no impacts to mineral resources would occur as a result of the
construction and operation of the Original Project.
(b) Modified Project
Similar to the Original Project, development of the Modified Project would occur
entirely within the Specific Plan boundary. Given that development under the Modified
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Project would be reduced compared to the Original Project and that a limited amount
grading would occur, as with the Original Project, the likelihood of a loss of availability of a
locally important mineral resource is considered low. Therefore, no impacts to mineral
resources would occur as a result of the construction and operation of the Modified Project
and the Modified Project would be within the envelope of impacts addressed in the
Certified EIR.
4. Population and Housing
(a) Original Project
As noted in the Certified EIR, the Original Project would not include the construction
of housing and, thus, would not directly or indirectly induce population growth. Although
the Original Project would result in an increase of 35,417 square feet of additional retail
GLA, this increase would not directly induce population growth above levels anticipated in
local plans. Furthermore, the Original Project does not include substantial infrastructure or
road improvements that would indirectly induce population growth. Therefore, no impacts
to population and housing would occur as a result of the construction and operation of the
Original Project.
(b) Modified Project
As with the Original Project, development of the Modified Project would not include
the construction of housing and/or infrastructure improvements that would directly or
indirectly induce population growth. As such, no impacts to population and housing would
occur as a result of the construction and operation of the Modified Project and the Modified
Project would be within the envelope of impacts addressed in the Certified EIR.
5. Public Services
(a) Original Project
As described in the Certified EIR, the City of Carlsbad Fire Department (CFD) and
the City of Carlsbad Police Department (CPD) provide fire protection services and police
protection services to the Project Site, respectively. As the Original Project would only
provide a net increase of 35,417 square feet of GLA and would not induce population
growth, the Original Project would not result in a demand for upgraded or new fire or police
facilities. Therefore, no impacts to fire or police protection services would occur as a result
of the construction and operation of the Original Project.
The Project vicinity is served by the Carlsbad Unified School District. Given that the
Original Project would not induce population growth, the Certified EIR determined that it
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would not create additional school enrollments. Thus, no impacts to schools would occur
as a result of implementation of the Original Project.
(b) Modified Project
As with the Original Project, development of the Modified Project would not include
the construction of housing and would not directly or indirectly induce population growth. In
addition, the total GLA and GFA within the shopping center would decrease as a result of
the Modified Project. Therefore, there would be no increase in demand for fire or police
protection services, nor would there be a need for new or expanded fire or police facilities.
Additionally, similar to the Original Project, the Modified Project would not generate
additional school enrollments and, thus, there would be no need for expanded or new
school facilities. Therefore, no impacts to fire, police, or school services would occur as a
result of the construction and operation of the Modified Project.
6. Recreation
(a) Original Project
As described in the Certified EIR, there are several parks and recreational facilities
within the vicinity of the Project Site and 26 total parks within the City of Carlsbad. Given
that the Project Site is adequately served by existing recreational facilities and that the
Original Project would not induce population growth, it was determined that the Original
Project would not significantly affect the use existing parks and recreational facilities such
that substantial deterioration of the facility would occur or be accelerated. Therefore, the
Original Project’s impacts to parks and recreational facilities were determined to be less
than significant.
(b) Modified Project
As with the Original Project, development of the Modified Project would not include
the construction of housing that would directly or indirectly induce population growth and,
as such, the Project Site would continue to be adequately served by existing park and
recreational facilities in the City of Carlsbad. Therefore, no impacts to parks and
recreational facilities would occur
VI. Cumulative Impacts
In addition to the cumulative projects identified in the Certified EIR, there are two
projects that have recently been approved within the vicinity of the Project Site that have
the potential to contribute to a cumulative impact. Quarry Creek, a development of
656 multi-family residential units, is proposed to be located approximately 2 miles east of
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the Project Site south of Haymar Drive and west of College Boulevard. Robertson Ranch
West Village, a development of 308 single-family residential units and 364 multi-family
residential units, is proposed to be located approximately 3 miles south of the Project Site
west of El Camino Real and south of Tamarack Avenue. Given that both projects are
accounted for within the land use forecasts developed by the San Diego Association of
Governments, both projects have been accounted for within the Traffic Analysis for the
Modified Project.4 As such, the addition of these two projects would not change the
assumptions used for the Original, Approved, or Modified Projects for the transportation/
traffic, air quality, greenhouse gas emissions, or operational noise analysis. Furthermore,
these two cumulative projects are not located close enough to the Project Site to contribute
to cumulative impacts to visual resources, localized air quality, cultural resources, energy,
geology and soils, hazards and hazardous materials, hydrology and water quality, land use
and planning, construction noise, and utilities and service systems.
As set forth in the comparative analysis above, the Modified Project would result in
reduced or similar impacts when compared with those identified in the Certified EIR. In
addition, the Modified Project would implement the same mitigation measures identified in
the Certified EIR including Mitigation Measure T-1, which would mitigate cumulative traffic
intersection impacts. Thus, there would be no increase in the Modified Project’s
incremental contribution to any cumulative impacts evaluated in the Certified EIR. In
addition, the Certified EIR evaluated a near-term buildout year of 2020 as well as horizon
year conditions in 2030. Thus, the buildout year of the Modified Project of 2016 is well
within the anticipated future growth envelope evaluated in the Certified EIR.
VII. Conclusion
As demonstrated by the discussion above, and as summarized in Table 1 on
page 50, due to the reduction in gross leasable area and gross floor area, impacts
associated with the Modified Project would be similar to or less than the impacts of the
Original Project addressed in the Certified EIR. In addition, the impacts of the Modified
Project would also be less than those of the Approved Project. Thus, a new significant
environmental effect or a substantial increase in the severity of previously identified
significant effect would not result from the proposed modifications. In addition, all of the
mitigation measures included as part of the Certified EIR would continue to be
implemented under the Modified Project. As all of the impacts would be within the
envelope of impacts analyzed in the Certified EIR, no additional environmental analysis of
the Modified Project is necessary.
4 Gibson Transportation Consulting, Inc., Trip Generation Assessment of the Modified Westfield Carlsbad Project Memorandum, July 3, 2014
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City of Carlsbad Westfield Carlsbad EIR Addendum September 2014
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Table 1
Comparison of Impacts Under Original Project and Modified Project
Issue Original Project Modified Project
Visual Resources
Scenic Vistas or Corridors Less than Significant Less than Significant
(Similar)
Scenic Resources Less than Significant Less than Significant
(Similar)
Visual Character and Quality of the Site Less than Significant Less than Significant
(Similar)
Air Quality
Construction Less than Significant Less than Significant
(Similar)
Operation Less than Significant Less than Significant
(Less)
Cultural Resources Less than Significant with mitigation Less than Significant with mitigation (Similar)
Energy
Construction Less than Significant Less than Significant
(Similar)
Operation Less than Significant Less than Significant
(Less)
Geology and Soils Less than Significant with
mitigation
Less than Significant with
mitigation (Similar)
Greenhouse Gas Emissions Less than Significant Less than Significant
(Less)
Hazards and Hazardous Materials
Construction Less than Significant with mitigation Less than Significant with
mitigation (Similar)
Operation Less than Significant Less than Significant
(Similar)
Hydrology and Water Quality
Hydrology Less than Significant Less than Significant
(Similar)
Surface Water Quality Less than Significant with
mitigation
Less than Significant with
mitigation (Similar)
Groundwater Less than Significant Less than Significant
(Similar)
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Table 1 (Continued)
Comparison of Impacts Under Approved Project and Modified Project
Issue Original Project Modified Project
Land Use and Planning
Consistency with Applicable Plans Less than Significant Less than Significant
(Similar)
Land Use Compatibility Less than Significant Less than Significant
(Similar)
Noise
Construction Less than Significant Less than Significant
(Similar)
Operation Less than Significant Less than Significant
(Similar)
Paleontological Resources Less than Significant with
mitigation
Less than Significant with
mitigation (Similar)
Transportation/Traffic
Existing Plus Project Less than Significant Less than Significant
(Less)
Near Term (Year 2020) Conditions Less than Significant Less than Significant (Less)
Horizon Year (Year 2030) Conditions Less than Significant Less than Significant (Less)
Utilities/Service Systems
Water and Sewer Less than Significant Less than Significant (Less)
Storm Water/Drainage Less than Significant Less than Significant (Similar)
Solid Waste Less than Significant Less than Significant
(Less)
Source: Matrix Environmental, 2014.
Exhibit “B” June 6, 2013
MITIGATION MONITORING AND REPORTING PROGRAM
FINAL ENVIRONMENTAL IMPACT REPORT
FOR
WESTFIELD CARLSBAD SPECIFIC PLAN/SITE DEVELOPMENT PLAN PROJECT
EIR 09-02/SP 09-01/SDP 09-04 State Clearinghouse No. 2010011004
Prepared for:
City of Carlsbad
Planning Division
1635 Faraday Avenue
Carlsbad, California 92008
December 2012
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 1 December 2012
MITIGATION MONITORING AND REPORTING PROGRAM
WESTFIELD CARLSBAD SPECIFIC PLAN / SITE DEVELOPMENT PLAN PROJECT
Mitigation measures have been identified in the Environmental Impact Report for the Westfield
Carlsbad Project (project) to reduce or eliminate potential environmental impacts. The City of
Carlsbad (City) is required to implement all adopted mitigation measures. In order to ensure
compliance, the following mitigation monitoring and reporting program has been formulated. This
program consists of a checklist followed by a detailed description of the mitigation measures.
Key objectives of the project are to:
• Develop a Specific Plan that guides the modernization and revitalization of Westfield
Carlsbad into a contemporary, vibrant, dynamic, convenient, and competitive shopping
center that attracts visitors from the surrounding community and the larger market area.
• Codify development standards to address landscaping, parking, uses, signage, and maintain
building design criteria to ensure future redevelopment in the Specific Plan area is compatible
with the proposed Westfield Carlsbad Specific Plan and in conformance with the Carlsbad
General Plan and its associated policies and goals.
• Develop updated, expanded, flexible, and enhanced retail, dining, commercial, and
entertainment spaces in a cohesive and economically feasible manner to enable tenants to be
competitive in a changing marketplace.
• Establish Westfield Carlsbad as a prominent regional retail center that is attractive to a wide
variety of high-quality retailers and provides a wide range of shopping and dining choices to
the surrounding community and on a regional scale.
• Establish Westfield Carlsbad as a safe location for visitors through enhanced lighting and
security standards that optimize public safety.
• Incorporate attractive outdoor gathering places into Westfield Carlsbad and create a
pedestrian-friendly site through creation of enhanced pedestrian connections between on-site
uses.
• Enhance employment opportunities in the City through the creation of construction- and
commercial-related jobs that are fully integrated into the community.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 2 December 2012
• Create improved street presence for Westfield Carlsbad along El Camino Real that provides
visual identity, a visual gateway into the northern portion of the City, and pedestrian
gateways from the public sidewalks into the shopping center.
• Expand and enhance the utilization and safety of pedestrian linkages to and from Westfield
Carlsbad and the surrounding community through improved streetscape, lighting, and
security standards.
• Revitalize the property in a sustainable manner through re-use of existing buildings and
infrastructure where feasible and implementation of various environmentally sensitive
project design features.
• Improve the water quality in and downstream of the Specific Plan area through low impact
development design features, such as vegetated strips (bioswales) and pervious pavement.
• Fuel economic growth in the City and strengthen the City’s tax base through sales and
property taxes.
A mitigation checklist has been prepared for the project. Table 1 summarizes the mitigation
measures for the project. Information contained within the checklist clearly identifies the mitigation
measure, delineates the monitoring schedule, and defines the conditions required to verify
compliance. Following is an explanation of the seven columns that constitute the checklist.
Column 1 Mitigation Measure: An inventory of each mitigation measure is provided with a
brief description.
Column 2 Type: Each mitigation measure is classified as Project Design Mitigation (PD),
Project Construction Mitigation (PC), Ongoing Mitigation (OM), or Long-Term
Mitigation (LT) in order to identify at what stage in the project development process
the mitigation measure can be implemented based upon the following definitions:
– PD - Project Design Mitigation - mitigation that has been incorporated into the
project at the design phase of project development (e.g., traffic control plan,
landscape plan);
– PC - Project Construction Mitigation - mitigation that is to be initiated at the
project site prior to and/or during construction to avoid construction related
impacts (e.g., dust or noise control measures);
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 3 December 2012
– OM - Ongoing Mitigation - mitigation associated with the project over a period of time (e.g.,
success of revegetation);
– LT - Long-Term Mitigation - mitigation that requires monitoring over a greater period of time
(e.g., revegetation monitoring program).
Column 3 Monitor: Identifies the City division or other public agency that is responsible for
determining compliance with the mitigation measure and for informing the Planning
Division about compliance.
Column 4 Schedule: The monitoring schedule depends upon the progression of the overall
project. Therefore, specific dates are not used within the “Schedule” column.
Instead, scheduling describes a logical succession of events (e.g., prior to
construction, annual) and if necessary, delineates a follow-up program.
Column 5 Compliance Action: The monitor can easily determine a mitigation measure’s
completion by referring to “Compliance Action.” Upon satisfaction of the
requirement listed in this column, the mitigation measure is considered complete.
Column 6 Verification of Compliance: The monitor verifies completion of the particular
mitigation measure by initialing and dating in this column. Where the “Schedule”
column indicates annual or other ongoing mitigation measures, verification of
compliance may not occur until completion of the project. Provision of all required
signatures within the Verification of Compliance column signifies conclusion of the
monitoring program.
Column 7 Remarks: The status of ongoing and cumulative mitigation measures is to be
documented during each visit. The space provided for remarks is obviously too small
for inclusion of the remarks. It is intended that this space be used to indicate whether
there are specific comments pertaining to the status of the mitigation measure. If
there are additional comments they are to be attached to the checklist. Progress
reports are required for revegetation programs. Information provided within progress
reports will be helpful in the development of future mitigation programs.
This program is to be adopted by the lead and responsible agencies upon formulation of findings in
order to comply with the requirements set forth by Assembly Bill 3180 (Public Resources Code
Section 21081.6).
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 4 December 2012
TABLE 1 MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Cultural Resources
C-1 For the current SDP proposal and
any future SDPs involving grading, archaeological and Native American
monitor(s) shall be on site during initial ground disturbance and
grading operations in the event that unknown archaeological resources
are encountered during construction.
PC Carlsbad
Planning Division and
Construction Management
Division
Prior to and
during construction
Prior to issuance of the grading permit,
the developer and contractor shall both provide a statement agreeing to comply
in full with Mitigation Measure C-1 during grading and construction. Evidence of a
contract with a qualified archaeologist and Native American monitor shall be
provided to the Planning Division prior to issuance of the grading permit. The
contract shall include on-site monitoring at all times during initial ground
disturbance and grading operations in the event that unknown archaeological
resources are encountered during construction.
C-2 If archaeological resources are
discovered during project construction, all work in the area of
the find shall cease, and a qualified archaeologist shall be retained by
the City to investigate the find, and to make recommendations on its
disposition. The archaeologist shall consult with a representative from
the Pala Band of Mission Indians regarding the significance of the
discovery. The City shall donate the resource to the appropriate
interested party and/or museum for recordation and/or curation.
PC Carlsbad
Planning Division and
Construction Management
Division
During
excavation and grading activities
Prior to issuance of the grading permit,
the developer and contractor shall both provide a statement agreeing to comply
in full with Mitigation Measure C-2 through C-4 during grading and
construction. If archaeological resources are discovered during project
construction, all work in the area of the find shall cease, and a qualified
archaeologist shall be retained by the City to investigate the find, and to make
recommendations on its disposition.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 5 December 2012
TABLE 1 MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Cultural Resources (cont.)
C-3 If human remains are discovered
during project construction, all work shall cease and the San Diego
County Coroner’s Office shall be contacted pursuant to procedures
set forth in Section 7050.5 of the California Health and Safety Code.
The City shall follow the recommendations of the San Diego
County Coroner’s Office and document the subsequent
management of the remains in the project file.
PC Carlsbad
Construction Management
Division
During
excavation and grading activities
If human remains are discovered during
project construction, all work shall cease and the San Diego County Coroner’s
Office shall be contacted.
C-4 If human remains are discovered
and the San Diego County Coroner determines the remains to be Native
American, the Native American Heritage Commission shall be
contacted and shall identify the “most likely descendant.” Their
treatment shall comply with procedures consistent with Public
Resources Code Section 5097.98 et al.
PC Carlsbad
Construction Management
Division
During
excavation and grading activities
If human remains are discovered and the
San Diego County Coroner determines the remains to be Native American, the
Native American Heritage Commission shall be contacted.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 6 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Geology and Soils
GS-1 Prior to issuance of a project
grading permit, a detailed geotechnical investigation report
shall be submitted to the City Engineer for review and approval.
This investigation shall address all geotechnical concerns identified in
the Geotechnical Reconnaissance Report prepared for the proposed
project by GEOCON (2010), as well as other applicable issues, and shall
conform to all pertinent requirements of the City’s Technical
Guidelines for Geotechnical Reports. Specifically, the detailed
project geotechnical investigation shall review and update
recommendations in the Geotechnical Reconnaissance
Report for issues including seismically-induced ground shaking
and liquefaction/dynamic settlement, as well as compressible/expansive
soils, shallow groundwater drainage, oversize materials, and
foundation/footing/pavement/retaining wall design.
PD and
PC
Carlsbad
Land Development
Engineering Division
Prior to issuance
of a grading permit
A final geotechnical report that
addresses site-specific geotechnical considerations shall be prepared and
submitted to the City Engineer for approval. The final report shall address
engineering measures for project-specific site conditions to minimize seismically-
induced ground shaking and liquefaction/dynamic settlement, as well
as soil erosion, compressible/ expansive soils, shallow groundwater drainage,
oversize materials and foundation/footing/pavement/retaining
wall design. This investigation would be conducted pursuant to all applicable
regulatory requirements of the City of Carlsbad and related standards such as
the IBC and CBC. Project construction and maintenance shall comply with the
recommendations of the final report as approved by the City Engineer.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 7 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Geology and Soils (cont.)
Project design, construction and
maintenance shall implement and comply with all
recommendations/requirements identified in the approved detailed
geotechnical investigation report, as well as any other applicable
requirements identified by the City Engineer.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 8 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hazards and Hazardous Materials
Haz-1 Contract specifications shall require
that any building materials found to contain asbestos containing-
materials (ACMs) or lead-based paint (LBP) shall be handled using
proper Health and Safety precautions and the materials shall
be properly disposed as hazardous waste according to federal, state
and local regulations. ACMs shall be removed by a licensed asbestos
abatement contactor. A certified asbestos consultant shall conduct
abatement planning, monitoring (as needed), oversight, and reporting to
ensure its proper removal and disposal.
PC Carlsbad
Building Division
During construction Building plans/contract specifications
shall require the use of proper Health and Safety precautions if any building
materials are found to contain ACMs or LBP. A licensed asbestos abatement
contractor and certified asbestos consultant shall be retained if such
materials are found during construction or demolition.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 9 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality
WQ-1 Prior to issuance of a project
grading permit, a Storm Water Pollution Prevention Plan (SWPPP)
shall be submitted to the City Engineer for review and approval.
The project SWPPP shall include adequate best management
practices (BMPs), to the satisfaction of the City Engineer, to demonstrate
conformance with the NPDES Construction General Permit (Order
No. 2009-0009-DWQ) and related City requirements for the issues of
erosion/sedimentation, construction-related hazardous materials, and
demolition-related debris generation. While final BMPs would
be determined as part of the noted SWPPP process based on site-
specific parameters, they would likely include standard measures
from the NPDES Permit text and City Storm Water Standards, as
outlined below.
PD and
PC
Carlsbad
Land Development
Engineering Division
Prior to and
during construction
Prior to issuance of a grading permit,
the developer shall prepare and submit for review and approval of the Carlsbad
City Engineer, a SWPPP to control pollutants in compliance with the City’s
Standard Urban Storm Water Mitigation Plan (SUSMP), General
Construction Storm Water Permit, and the General Municipal Storm Water
Permit. The developer shall be responsible for monitoring and
maintaining all project BMP erosion control measures on a weekly basis.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 10 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
Erosion/Sedimentation
• Use phased grading schedules to limit the area subject to erosion at
any given time.
• Prepare and implement a
Construction Site Monitoring Program (CSMP) to ensure
appropriate monitoring, testing, BMP effectiveness, and
conformance with applicable discharge requirements.
• Prepare and implement a Rain
Event Action Plan (REAP), if applicable (i.e., depending on
risk level), to ensure that active construction areas/activities
have adequate erosion and sediment controls in place within
48 hours of the onset of any likely precipitation event (i.e., 50
percent or greater probability of producing precipitation, per
National Oceanic and Atmospheric Administration
projections).
• Properly manage storm water
and non-storm water flows to minimize runoff.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 11 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
• Use erosion control/stabilizing
measures such as geotextiles, mulching, mats, plastic sheets/tarps, fiber rolls, soil binders, compost blankets, soil
roughening, or temporary hydroseeding (or other
plantings) in appropriate areas (e.g., graded areas).
Use appropriate sediment controls
to protect the construction site perimeter and prevent off-site
sediment transport, potentially including measures such as temporary inlet filters, silt fences, fiber rolls, silt dikes, biofilter bags,
gravel bags, compost socks/berms, temporary sediment basins, check
dams, street sweeping/vacuuming, active treatment systems (ATS),
energy dissipators, stabilized construction access points/sediment
stockpiles, and properly fitted covers for sediment transport vehicles.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 12 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
• Store BMP materials on-site to
provide “standby” capacity adequate for the complete protection of exposed areas and to prevent off-site sediment
transport.
• Provide full erosion control for disturbed areas not actively
worked for seven (7) or more consecutive calendar days
during the rainy season (October 1 to April 30), or 14 or
more consecutive calendar days during the non-rainy season.
• Provide appropriate training for
personnel responsible for BMP installation and maintenance.
• Use solid waste management efforts such as street sweeping,
and proper containment and disposal of construction debris.
• Comply with local dust control
requirements.
• Install permanent landscaping, with emphasis on native and/or
drought-tolerant varieties, as soon as feasible during or after
construction.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 13 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
• Implement appropriate
monitoring and maintenance efforts (e.g., prior to, during and after storm events) to ensure proper BMP function and
efficiency.
• Implement sampling/analysis, monitoring/reporting and post-
construction management programs per NPDES and/or
City requirements.
• Restrict paving operations during wet weather and use
sediment control devices downstream of paving activities.
• Implement additional BMPs as necessary to ensure adequate
erosion and sediment control. Construction-related Hazardous
Materials
• Minimize the amount of hazardous materials on-site,
and restrict storage/use locations to areas at least 50
feet from storm drains and surface waters.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 14 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
• Use raised (e.g., on pallets),
covered, and/or enclosed storage facilities for all hazardous materials, and maintain accurate and up-to-date written inventories
and labels.
• Use berms, ditches, and/or impervious liners (or other
applicable methods) in material storage and vehicle/equipment
maintenance and fueling areas to provide a containment
volume of 1.5 times the volume of stored/used materials and
prevent discharge in the event of a spill.
• Place warning signs in areas of
hazardous material use or storage and near storm drains
(or other appropriate locations) to avoid inadvertent disposal.
• Properly maintain all construction equipment and
vehicles.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 15 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
• Properly contain and dispose of
wastes and/or slurry from sources including concrete, finishing compounds, dry wall, and paint, by using methods
such as providing properly designed and contained
washout areas, avoiding overuse, and protecting storm
drain inlets.
• Use appropriate measure to control non-storm water wastes,
such as containment and treatment.
• Provide training for applicable
employees in the proper use, handling, and disposal of
hazardous materials, as well as appropriate action to take in the
event of a spill.
• Store absorbent and clean-up
materials in readily accessible locations.
• Properly locate, maintain, and
contain wastewater facilities.
• Regularly (at least weekly) monitor and maintain hazardous
material use/storage facilities and operations to ensure proper
working order.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 16 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
• Restrict construction debris
storage areas to appropriate locations at least 50 feet from storm drain inlets and water courses.
• Use appropriate storage
facilities for construction debris, including adequately sized
watertight dumpsters, covers to preclude rain from contacting
waste materials, impervious liners, and surface containment
features such as berms, dikes, or ditches to prevent run-on and
runoff.
• Employ a licensed waste disposal operator to regularly (at
least once a week) remove and dispose of construction debris at
an authorized off-site location.
Demolition-related Debris Generation
• Recycle appropriate (i.e., non-hazardous) construction debris for on- or off-site use whenever
feasible.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 17 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
• Restrict construction debris
storage areas to appropriate locations at least 50 feet from storm drain inlets.
• Use appropriate storage facilities for applicable construction debris,
including adequately sized watertight dumpsters, covers to
preclude rain from contacting waste materials, impervious
liners and surface containment features such as berms, dikes, or
ditches to prevent run-on, runoff and infiltration.
• Employ a licensed waste
disposal operator to regularly remove and dispose of
construction debris in an authorized off-site location.
• Implement appropriate controls for concrete sawing or grinding
activities, such as slurry and debris containment.
• Use dust-control measures such
as watering to reduce particulate generation for
pertinent locations/activities (e.g., concrete removal).
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 18 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
• Use appropriate erosion and
sediment control measures downstream of all demolition activities.
• Conform to applicable requirements related to the
removal, handling, transport, and disposal of hazardous
materials generated during demolition, including efforts
such as implementing appropriate sampling and
monitoring procedures; proper containment of contaminated
materials during construction; providing protective gear for
workers handling hazardous materials; ensuring acceptable
exposure levels; and ensuring safe and appropriate handling,
transport, and disposal of hazardous materials generated
during project construction.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 19 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
WQ-2 The extraction and disposal of
groundwater associated with project construction activities shall conform
to all applicable requirements of the NPDES Groundwater Permit
(R9-2008-0002). While final BMPs would be determined as part of the
NPDES Permit process based on site-specific parameters, they would
likely include standard measures from the NPDES Permit text, with
typical requirements outlined below.
• Use erosion/sedimentation
controls similar to those described above in Mitigation Measure WQ-1.
• Test extracted groundwater for appropriate contaminants prior
to discharge.
• Treat extracted groundwater prior to discharge, if required, to
provide conformance with applicable discharge criteria
(e.g., through methods such as filtration, aeration, adsorption,
disinfection, and/or conveyance to a municipal wastewater
treatment plant).
PD and
PC
Carlsbad
Land Development
Engineering Division
Prior to and
During Construction
Prior to issuance of permits or
approvals for any public or private right-of-way improvements or site
development plans, the developer shall prepare and submit for review and
approval of the Carlsbad City Engineer, improvement plans that demonstrate
that the project is designed so that the extraction and disposal of groundwater
associated with project construction activities shall conform to all applicable
requirements of the NPDES Groundwater Permit (R9-2008-0002).
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 20 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
WQ-3 Long-term project operation and
maintenance shall conform to all applicable requirements of the
NPDES Municipal Permit (Order No. R9-2007-0001) and related City
standards, including the Grading Ordinance (Carlsbad Code of
Ordinances, Title 15, Chapter 15.16); the Storm Water
Management and Discharge Control Ordinance (Carlsbad Code or
Ordinances, Title 15, Chapter 15.12); Engineering Standards
Volume 4, Storm Water Standards Manual; and Engineering Standards
Volume 1, General Design Standards. The project Storm
Water Management Plan (SWMP) has identified a number of LID site
design, source control, priority project, and treatment control BMPs
to provide conformance to the noted requirements.
These measures and associated
maintenance efforts are summarized below and shall be
implemented to the satisfaction of the City Engineer.
PD and
LT
Carlsbad
Land Development
Engineering Division
Prior to issuance
of any construction
permits; Throughout
project operation and maintenance
activities.
Prior to issuance of permits or
approvals for any public or private right-of-way improvements or site
development plans, the developer shall prepare and submit for review and
approval of the Carlsbad City Engineer, improvement plans that demonstrate
that long-term project operation and maintenance shall conform to all
applicable requirements of the NPDES Municipal Permit (Order No. R9-2007-
0001) and related City standards, including the Grading Ordinance
(Carlsbad Code of Ordinances, Title 15, Chapter 15.16); the Storm Water
Management and Discharge Control Ordinance (Carlsbad Code or
Ordinances, Title 15, Chapter 15.12); Engineering Standards Volume 4,
Storm Water Standards Manual; and Engineering Standards Volume 1,
General Design Standards.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 21 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
LID Site Design BMPs – LID site design
BMPs are intended to control post-development runoff, erosion
potential, and contaminant generation by mimicking the natural
hydrologic regime to the maximum extent practicable (MEP), and
capturing, filtering, storing, evaporating, detaining, and/or
infiltrating runoff close to its source. Specific LID site design BMPs
identified in the project SWMP include the following:
• Limit the extent of impervious surfaces to the MEP by maximizing building density with
a multi-story design (per City build height limitations),
designing buildings and circulation facilities to minimize
roof and pavement areas, and maintaining associated access
roads and parking lots at the minimum allowable width of 24
feet.
LID site design, source control, priority
project, and treatment control BMPs shall meet or exceed the effectiveness
of those evaluated in the project SWMP to the satisfaction of the
Carlsbad City Engineer. The City Land Development Engineering Division
shall confirm in writing the mitigation to be implemented. Building plans shall
list measures to be implemented as directed by City staff.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 22 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
• Preserve existing vegetation
wherever feasible; maximize the use of native and/or drought-tolerant landscaping; use pervious surfaces (turf, gravel or
pervious pavement) wherever feasible; and direct site drainage
from parking areas and rooftops into pervious areas, (e.g., vegetated swales and pervious pavement) to the MEP.
• Drain impervious areas (parking
lots and rooftops) to engineered treatment control BMPs or
Integrated Management Practices (IMPs).
The described LID site design BMPs
would help reduce long-term contaminant generation by retaining
pervious areas and limiting increases in site runoff
rates/amounts, increasing filtering and infiltration potential, and
minimizing chemical applications (i.e., pesticides, herbicides, and
fertilizers).
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 23 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
Source Control BMPs - Source control BMPs are intended to avoid or minimize the introduction of contaminants into storm drains and natural drainages by reducing on-site contaminant generation and off-site contaminant transport to the MEP. Specific source control BMPs identified in the project SWMP include the following:
• Design trash storage area to include impervious (concrete) bases, slopes to prevent run-on/runoff to/from adjacent areas; walls and gates to prevent trash dispersal; and covers and attached receptacle lids to minimize direct precipitation contact.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 24 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
• Install “no dumping” stencils,
tiles, and/or signs (per current City guidelines) at all proposed on-site storm drain inlets and catch basins to discourage illicit
contaminant discharge.
• Provide storm water pollution
educational materials to site owners, lessees and operators.
The described source control BMPs
would help improve long-term water quality within and downstream of the
site by avoiding or minimizing runoff, contaminant generation, and
exposure of potential contaminants to storm flows at the source.
Priority Project BMPs - Priority
project BMPs are intended to provide additional or enhanced
control for facilities or uses that encompass specific targeted
contaminants, and/or that exhibit increased potential for contaminant
discharge. Specific priority project BMPs identified in the project
SWMP include the following:
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 25 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
• Although two of the three would
not be covered, proposed loading docks shall be sloped away from the driveways, with trench drains located at the
backs of the loading areas. Trench drain filter inserts shall
be installed to provide treatment prior to discharge to the storm
drain.
• Equipment wash areas at restaurants (or other applicable
sites) shall be indoors to prevent direct precipitation contact, and
linked to the sanitary sewer system to preclude discharge
into the storm drain system. Condensate drain lines shall
discharge to landscaped areas if the flow is small enough that
runoff will not occur.
• The described priority project BMPs would help improve long-
term water quality within and downstream of the SP area by
avoiding or minimizing the introduction of related
contaminants into the project storm drain system.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 26 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
Treatment Control BMPs - Treatment
control (or structural) BMPs are designed to remove pollutants from
runoff to the MEP through means such as filtering, treatment, or
infiltration. The described use of LID site design, source control, and
priority project BMPs is intended to reduce treatment requirements by
preserving existing hydrologic conditions and preventing pollutants
from entering storm water runoff to the MEP. Treatment control BMPs
would be required for the project, however, with specific proposed
measures in the project SWMP including the installation of
approximately 0.44 acre of vegetated swales, and 0.69 acre of pervious
pavement, and the use of FloGard® LoPro trench drain filter inserts (or
other equivalent units approved by the City Engineer) at loading docks.
Summary descriptions of the proposed treatment BMPs are
provided below, with additional information included in the project
SWMP.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 27 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
Vegetated swales typically function
by slowing runoff velocities and allowing sediment and other
pollutants to settle, and also provide some infiltration capacity. Targeted
pollutants include sediment, metals, and hydrocarbons (high removal
efficiency); trash and organic materials (medium removal
efficiency); and nutrients and pathogens (low removal efficiency).
Ten-foot wide vegetated swales would be installed along the southern
(Marron Road) and eastern (El Camino Real) SDP perimeters.
Smaller areas of five-foot wide vegetated swales would be installed
in the parking lot north of the expanded portion of the mall building.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 28 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
Pervious pavement typically includes
a high-permeability concrete layer underlain with materials such as
crushed rock, sand, gravel, filter fabric, and appropriately permeable
soil. Pervious pavement typically exhibits moderate to high removal
efficiencies for pollutants including nutrients and heavy metals, and also
provides some capacity for infiltration and runoff control. Pervious
pavement would be installed along the southern and eastern perimeter of
the parking areas, generally alongside the vegetated swales and
in the reconfigured parking lot. The identified FloGard® LoPro trench
drain filter inserts consist of multi-modal facilities designed to collect
silt, trash and debris, and petroleum hydrocarbons (oil and grease) from
surface water runoff. They typically include a polypropylene filter element
and a Fossil Rock™ filter medium for hydrocarbon retention. Such media
filtration systems generally exhibit high removal efficiencies for
sediment, trash and debris, metals and hydrocarbons, and a medium
removal efficiency for bacteria.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 29 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
Trench drain filter inserts would be
installed at the loading docks since these areas would not be covered,
and would treat runoff from the loading areas before it is released
into the storm drain system.
Based on the described treatment BMPs identified in the project SWMP,
the following measures are applicable to the proposed project:
Approximately 0.44 acre of vegetated
swales shall be incorporated into the SP area drainage system as shown
on the Drainage Management Areas figure of the project SWMP, with
runoff from surface parking areas and rooftops to be directed into the on-site
vegetated swales to the MEP.
Approximately 0.69 acre of pervious pavement shall be incorporated into
the SP area drainage system as shown on the Drainage Management
Areas figure of the project SWMP, with runoff from surface parking areas
and rooftops to be directed into the on-site pervious pavement to the
MEP.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 30 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Hydrology and Water Quality (cont.)
• FloGard® LoPro trench drain filter inserts (or other equivalent units approved by the City Engineer) shall be installed in the trench drains at the back of the loading dock areas, as described in the project SWMP and shown on the associated Drainage Management Areas figure.
• BMP Maintenance - All project related BMPs shall be maintained in perpetuity by the project owner/applicant (and/or property tenants as applicable). Specific requirements shall be identified in the final SWMP and in a maintenance agreement to be approved by the City Engineer prior to issuance of any construction permits. Typical maintenance requirements for the types of BMPs identified for the proposed project include regular inspection, cleaning, and as-needed repair of applicable facilities (including pervious pavement and trench drain filter inserts); mowing, trimming, and replacement of vegetation in landscaping and vegetated swales; and removal of standing water.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 31 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Paleontological Resources (cont.)
P-1 A Paleontological Mitigation Plan (PMP)
shall be prepared prior to the start of construction of the current SDP
proposal and any future SDPs that involve excavation into previously
undisturbed areas of the Santiago Formation, as there is potential to
encounter highly sensitive paleontological resources within the
limits of the SP area. The following elements shall be included in the PMP:
• As a condition of the grading
permit, the developer shall comply with the following measures:
− Prior to initiation of
construction activities, the project developer shall
retain a qualified paleontologist to carry out
the mitigation program outlined here. A qualified
paleontologist is defined as an individual with a M.S. or
Ph.D. in paleontology or geology who is familiar with
paleontological procedures and techniques.
PD and
PC
Carlsbad
Planning Division,
Construction Management
Division, and Land
Development Engineering
Division
Prior to and
during construction
Prior to issuance of the grading permit, the developer and contractor shall both provide a statement agreeing to comply in full with Mitigation Measure P-1 during grading and construction. Evidence of a contract with a qualified paleontologist to carry out the mitigation program shall be provided to the Planning Division prior to issuance of the grading permit. The contract shall include on-site monitoring at all times during the original cutting of previously undisturbed deposits of high sensitivity formations (Santiago Formation) to inspect exposures for contained fossils. The contract shall also include recovery, cleaning, repairing, sorting, cataloging, and donation of recovered fossils, and preparation of a final summary report.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 32 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Paleontological Resources (cont.)
− A qualified paleontologist
shall be at the preconstruction meeting to discuss grading plans and consult with the grading and
excavation contractors regarding the potential
location and nature of paleontological resources
and associated monitoring/recovery
operations.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 33 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Paleontological Resources (cont.)
A paleontological monitor
shall be on site at all times during grading/excavation
activities involving previously undisturbed
deposits of high sensitivity formations (Santiago
Formation) to inspect for well-preserved fossils. The
paleontological monitor need not be on site during
the original cutting of previously undisturbed
deposits of zero sensitivity formations (alluvium and
compacted fill). A paleontological monitor is
defined as an individual who has experience in the
collection and salvage of fossil materials. The
paleontological monitor shall work under the direction of a
qualified paleontologist.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 34 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Paleontological Resources (cont.)
− In the event that well-
preserved fossils or other unearthed paleontological resources are discovered, the paleontologist (or
paleontological monitor) shall recover them. In most
cases this fossil salvage can be completed in a short period of time. However, some fossil specimens
(such as a complete large mammal skeleton) may
require an extended salvage period. In these
instances the paleontologist (or paleontological monitor)
shall be allowed to temporarily direct, divert, or
halt grading to allow recovery of fossil remains in
a timely manner. Because of the potential for the
recovering of small fossil remains, such as isolated
mammal teeth, it may be necessary to set up a
screen-washing operation on the site.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 35 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Paleontological Resources (cont.)
− Fossil remains collected
during the monitoring and salvage portion of the mitigation program shall be cleaned, repaired, sorted,
and cataloged.
− Prepared fossils, along with
copies of all pertinent field notes, photos, and maps
shall be deposited (as a donation) in a scientific
institution with permanent paleontological collections
such as the San Diego Natural History Museum.
Donation of the fossils shall be accompanied by financial
support for initial specimen storage.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 36 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification
of
Compliance Remarks
Initial Date
Paleontological Resources (cont.)
− A final summary report shall
be completed and submitted to the Planning Division that outlines the results of the mitigation program. This
report shall include discussions of the methods
used, stratigraphic sections exposed, fossils collected,
and significance of recovered fossils.
Compliance with this mitigation measure shall be
verified by the City of Carlsbad’s Land
Development Engineering Division.
Exhibit “B” June 6, 2013
Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Mitigation Monitoring and Reporting Program 37 December 2012
TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT
Mitigation Measure Type Monitor Schedule Compliance Action
Verification of
Compliance Remarks
Initial Date
Transportation-Traffic
T-1 Prior to issuance of building or grading permit (whichever comes
first) for the current SDP proposal, the project applicant shall provide
written proof from the City of Oceanside that they have paid their
fair-share contribution toward adaptive-responsive signals along the
segments of Vista Way (west of El Camino Real), Jefferson Street
(south of Vista Way) and El Camino Real (south of Vista Way) to the
satisfaction of the Carlsbad City Engineer.
PD Carlsbad Land
Development Engineering
Division
Prior to issuance of building or
grading permit
Provide written proof from City of Oceanside that fair share
contribution has been paid by the project applicant.
SD SSummary T able Street A ddress: 2525 El Camino Real APNs 156-302-08, 09 & 156-302-21, 22, 23, 24 Site A creage: Specific Plan Area: 77.47 Acres Area of Wor E xisting Zoning: C-2: General Commercial
General Plan Designation: R: Regional Commercial
E xisting Use: Regional Shopping Center
Proposed Use: Regional Shopping Center Lot C lassification: Commercial N umber of Units: Not Applicable T otal N umber of Lots Proposed: None Proposed D ensity in D welling Units per A cre: Not Applicable T otal B uilding C overage (Specific Plan Area): 14.88AC / 77.47 AC = 19.2% B uilding Square F ootage:
Existing Commercial 1,151,092
Existing Commercial to be Demolished or Relocated -225,631
Proposed New Commercial Level 1 135,912
Proposed New Commercial Level 2 & Partial Level 3 89,083 Total Commercial Proposed 1,150,456
Net New Commercial Proposed - 636 Percent of Landscape C overage (Area of Work) :: 14 % (See La E xisting Parking: 6,402
D isplaced Parking Total : (442) - PCR (0) - Parking Authority (0) - CMF (0)
- City of Carlsbad (442)
Reconfigured Parking: 143 Proposed Parking Spaces: 6,103 Proposed Parking Ratio: 5.0 cars/1000 SF
Required Parking Spaces per SP 09-01 @ 4.00/1000 SF : 4,602 Sp
N ote: Parking Calculations Include Entire Specific Site Area. Square F ootage of Required E mployee E ating A reas: Not Ap Square F ootage of O pen or Recreational Space for E ach Unn C ommon O pen Space: Not Applicable A rea of Site W hich is Undevelopable per Zoning O rdinance 21. 53. 230: Not Applicable C ubic F ootage of Storage Space: Not Applicable
A verage D aily T raffic G enerated B y the Project by Use: Existing 1,151,092 GLA SF 4 Proposed 1,150,456 GLA SF 4 Net Decrease -636 GLA SF (per Transportation Analysis by Gibson Transportation, date W ater Provider:
Carlsbad Water District
5950 El Camino Real Carlsbad CA 92008 760-438-2722 Sewer Provider: Carlsbad
1635 Faraday Ave Carlsbad CA 92008 760-602-2750 Uniform B uilding C ode O ccupancy C lassification: Group M
T ype of C onstruction per Uniform B uilding C ode: Type II N
Development will comply with Title 24 (2008) and the California Green Building Standards Code Water Demand
Existing 10 Proposed 10
Net Decrease Sewer Demand
Existing 4 Proposed 4 Net Decrease Irrigation Demand
Existing
Proposed
Net Decrease
Prepared By: No. Revision Date LEGEND Key Plan: Sheet Title SITE PLAN - O PROPOSED / RECONFIGURED BUILDING FOOTPRINT SPECIFIC PLAN BOUNDARY CARLSBAD SITE DEVELOPMEN
SITE DEVELOPMENT PLAN BOUNDARY 2 PERMIT PACKAGE
2525 El Camino Real #100 Job No. Date PROPERTY LINES 1 Carlsbad, CA. 92008 (760) 729 7927 1080 03/05/2013
COMMERCIAL A1.0
Property Owner: APN 156-302-09, Property Owner: APN 156-302-08 Developer: APN 156-302-21 & APN 156-302-22 CMF PCR LLC, a Delaware limited liability
Legal Description: Plaza Camino Real, company Westfield, LLC a California limited partnership c/o Westfield, LLC 225 Broadway, Suite 1700 LOTS 1 TO 27, INCLUSIVE, OF CARLSBAD TRACT NO. CT-76-18 c/o Westfield, LLC 11601 Wilshire Boulevard, 11th Floor San Diego, CA 92101 (PLAZA CAMINO REAL SHOPPING CENTER) IN THE CITY OF 11601 Wilshire Boulevard, 11th Floor Los Angeles, CA 90025 Attn: Stephen Fluhr CARLSBAD, IN THE COUNTY OF SAN DIEGO, STATE OF CALI- Los Angeles, CA 90025 Attn: Office of Legal Counsel with a copy to: FORNIA, ACCORDING TO MAP THEREOF NO. 8956, FILED IN Attn: Office of Legal Counsel 11601 Wilshire Boulevard, 11th Floor THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO Los Angeles, CA 90025 COUNTY, AUGUST 11, 1978. SEE PRELIMINARY TITLE REPORT Attn: Office of Legal Counsel Property Owner: APN 156-302-23 Property Owner: APN 156-302-24 FOR FULL DESCRIPTION. The Parking Authority of the City of Carlsbad, The City of Carlsbad, a municipal corporation
a public corporation 1200 Carlsbad Village Drive
c/o City of Carlsbad Carlsbad, CA 92008 1200 Carlsbad Village Drive Attn: City Attorney Carlsbad, CA 92008 Attn: City Attorney
GeneralPlan Designation: R: Regional
Existing Use:Regional Shopping Shopping
Shopping
ApplicabledU(Specific
shed
1
2
ge6,402
(442)(0)(0)(0)
(442)
1436,103ars/1000
09
IncludeEmReApplicableop
pac
e
1,151,092
1,150,456
by
pa
o
TitleBuilding
Existing Use:Regional Shopping
Proposed Use:Regional Shopping Lot Classification:CommercialNumberofUnits:Not ApplicableTotalNumberofLotsProposeProposedDensityinDwellinge(Specific19.2% e:
Demolished
Level 1
Level 2
posedoverag6,402
(442)
Authority
(442)
143s: 6,103 5.0 c
SP09
IncludedErRApplicablevelop
pac
rate
1,151,092
1,150,456
636
Analysis by
Occupa
r Unifo
with TitleBuilding
perSP
Calculations Includeuiredn oNotApplicabledevApplicableeS
ner
1,151,092
1,150,456
-636
Analysis
IrrigationDemand
Proposed Density in DweTotalBuildingCoverage14.88AC/77.47AC=19.2% Building Square Footage
Existing Commercial
Existing Commercial to beDemol
Proposed New Commercial
Proposed New CommercialTotalCommercialProposed
Net New Commercial ProposedPercentofLandscapeCoExistingParking:
Displaced Parking Total:-PCR-ParkingAuthority-CMF
-Cityof Carlsbad
Reconfigured Parking:Proposed Parking SpacesProposedParkingRatio:
Required Parking
Note:ParkingCalculationsSquareFootagSquareFootagCommonOpen Areaof Site Wh21.53.230: NotCubicFootage
AverageDailyT
Existing
Proposedroposedr
Net Decreasereaser
(perTransportationTransportationT Analysis
Water Provider:
CarlsbadWaterDistrict
5950ElCamino RealCarlsbadCA92008760-438-2722SewerProvider: Carlsbad
1635 FaradayAveCarlsbadCA92008760-602-2750UniformBuilding Code O
Type of Construction pe
DevelopmentwillcomplyandtheCaliforniaGreenBuilding
WaterDemand
ExistingProposed
Net Decrease
Sewer Demand
ExistingProposedNetDecrease
IrrigationDemand
o
Proposed Proposed
ixixxx
ng
Required Parking Spacesper
CalculationseofRequgeofOpen Space:Nothich is UndNotApplicableeofStorag
TrafficGe
1,151,092
1,150,456
ransportation Analysis
Parking
Legal Description:LOTS 1 TO 27, INCLUSIVE,
(PLAZA CAMINO REALCARLSBAD,IN THECOUNTY
Parking
re
92008
Decrease
Propertyropertyr Owner:APN15630209,Propertyropertyr Owner:
S
APN 156-302-08
APN 156-302-24
APN 156-302-09 MAIN
S BUILDING
S APN 156-302-23
APN 156-302-22 APN 156-302-21
S
0’ 120’ 240’
Source: Hofman Planning and Engineering, 2014.
Figure 2
Conceptual Site Plan—Approved Project
Page 7
Prepared By: No. Revision Date Sheet Title
LEVEL 1 FLOOR PLAN
MAIN BUILDING
CARLSBAD SITE DEVELOPMENT PERMIT PACKAGE
2525 El Camino Real #100 Job No. Date Scale Carlsbad, CA. 92008 (760) 729 7927
Century City, CA 90067 A 1.1-1 2049 Century Park East 41st Floor
Telephone 310 478 4456 Facsimile 310 478 4468
CARLSBADSEARS MACY’S
JC PENNEY
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL COMMERCIAL
COMMERCIAL
COMMERCIAL COMMERCIAL
MACY’S COMMERCIAL
0’ 40’ 80’
LEGEND
RECONFIGURED COMMERCIAL
EXISTING COMMERCIAL
COMMON MALL AREA/ NEW OPEN AIR MALL
STORAGE/ MALL MGMT
PERIMETER HARDSCAPE/ LANDSCAPE
BACK OF HOUSE
Key Plan:
Source: Hofman Planning and Engineering, 2014.
Figure 3
Conceptual Site Plan—Modified Project
First Floor Plan
Page 9
Prepared By: No. Revision Date Sheet Title LEVEL 2 FLOOR PLAN
MAIN BUILDING
CARLSBAD SITE DEVELOPMENT PERMIT PACKAGE
2525 El Camino Real #100 Job No. Date Scale Carlsbad, CA. 92008 (760) 729 7927
Century City, CA 90067 A 1.2-1 2049 Century Park East 41st Floor
Telephone 310 478 4456 Facsimile 310 478 4468
CARLSBADSEARS
MACY’S
JC PENNEY
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL COMMERCIAL
COMMERCIAL COMMERCIAL
COMMERCIAL
3’-8” METAL CANOPY MACY’S
COMMERCIAL COMMERCIAL COMMERCIAL
COMMERCIAL
6’ METAL CANOPY
4’ METAL CANOPY 4’ METAL CANOPY
0’ 40’ 80’
LEGEND RECONFIGURED COMMERCIAL
EXISTING COMMERCIAL
COMMON MALL AREA/NEW OPEN AIR MALL
STORAGE/ MALL MGMT
PERIMETER HARDSCAPE/ LANDSCAPE
BACK OF HOUSE
Key Plan:
Source: Hofman Planning and Engineering, 2014.
Figure 4
Conceptual Site Plan—Modified Project
Second Floor Plan
Page 10
Prepared By: No. Revision Date Sheet Title ROOF
PLAN- MAIN
BUILDING
CARLSBAD SITE DEVELOPMENT PERMIT PACKAGE
2525 El Camino Real #100 Job No. Date Scale Carlsbad, CA. 92008 (760) 729 7927
Century City, CA 90067 A 1.3-1 2049 Century Park East 41st Floor
Telephone 310 478 4456 Facsimile 310 478 4468
CARLSBAD
(760)7297927
TOP OF ENTRY CANOPY TOP OF PARAPET 50’-4”
TOP OF PARAPET 39’-10”
TOP OF PARAPET 36’-10” TOP OF PARAPET 36’-10”
TOP OF PARAPET 55’-0”
NEW ROOF +45’
NEW ROOF +59’5
NEW ROOF +45’
TOP OF CANOPY 42’-0”
EXISTING ROOF +33’-35’
NEW ROOF +33’ TOP OF CANOPY 42’-0”
EXISTING ROOF +34’
EXISTING ROOF +34’
EXISTING ROOF +35’ TOP OF CANOPY 42’-0”
EXISTING ROOF +33’ TOP OF PARAPET NEW ROOF
TOP OF CANOPY
37’-10” +33’ 43’-4” NEW ROOF +33’
TOP OF PARAPET 37’-10”
EXISTING ROOF +33’
TOP OF PARAPET 43’-10”
EXISTING ROOF +33’
NEW ROOF +45’ NEW ROOF +33’
NEW ROOF +33’
EXISTING ROOF +33’
NEW ROOF +45’
TOP OF ROOF 53’-8”
TOP OF PARAPET 46’-4”
TOP OF CANOPY 53’-8” TOP OF ROOF 54’-8”
TOP OF PARAPET 44’-6”
0’ 40’ 80’
LEGEND Key Plan:
NEW ROOF- 28,748 sf
REMOVED ROOF- 96,796 sf
SECONDARY ROOF STRUCTURE- 10,456 sf
EXISTING TO REMAIN
Source: Hofman Planning and Engineering, 2014.
Figure 5
Conceptual Site Plan—Modified Project
Roof Plan
Page 11