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HomeMy WebLinkAbout2013-07-09; City Council; 21294; Westfield Carlsbad EIR 09-02 SP 09-01 SDP 09-04CITY OF CARLSBAD - AGENDA BILL 17 AB# MTG. DEPT. 21.294 7/9/13 CED WESTFIELD CARLSBAD EIR 09-02/SP 09-01/SDP 09-04 DEPT. DIRECTOR CITY ATTORNEY CITY MANAGER RECOMMENDED ACTION: That the City Council hold a public hearing and INTRODUCE Ordinance No. Specific Plan 09-01, and ADOPT Resolution No. ?ni3-176 , CERTIFYING CS-219 APPROVING the Environmental Impact Report EIR 09-02, and ADOPTING the Candidate Findings of Fact and a Mitigation Monitoring and Reporting Program and APPROVING a Site Development Plan as recommended for approval by the Planning Commission. ITEM EXPLANATION: On June 5, 2013 the Planning Commission conducted a public hearing for the Westfield Carlsbad Specific Plan and Site Development Plan project. The Planning Commission voted 6-1 (Chairperson Siekmann opposed) to recommend certification of the Environmental Impact Report (EIR 09-02) and the adoption of the Candidate Findings of Fact and Mitigation Monitoring and Reporting Program; and to also recommend approval of the Westfield Carlsbad Specific Plan (SP 09-01) and Site Development Plan (SDP 09-04). The following table lists the decision-making authority for each of the project applications. PROJECT APPUCATION(S) ADMINISTRATIVE APPROVALS PLANNING COMMISSION CITY COUNCIL EIR 09-02 RA X SP 09-01 RA X SDP 09-04 RA X RA = Recommended Approval; X = Final City decision-making authority The project site is located in the northwest quadrant ofthe city within Local Facilities Management Zone 1. The project, as recommended by the Planning Commission, involves two entitlement requests consisting of 1) the Westfield Carlsbad Specific Plan (WCSP), which covers a 77.5 acre boundary area within the existing Plaza Camino Real Shopping Center, herein referred to as Westfield Carlsbad; and 2) a Site Development Plan for the demolition, reconfiguration, and/or reconstruction of approximately 225,631 square feet of existing gross leasable area (GLA) of regional shopping center uses within an 18 acre area ofthe proposed WCSP boundary. More specifically, the WCSP will become the zoning document for the center and govern the development of both the current Site Development Plan (SDP) proposal and any future development. The WCSP describes the existing developed shopping center, defines the allowed uses, establishes a comprehensive set of development standards and design guidelines for the center, as well as implementation procedures DEPARTMENT CONTACT: Jason Goff 760-602-4643 iason.goff^carlsbadca.gov FOR CITY CLERKS USE ONLY. COUNCIL AaiON: APPROVED DENIED CONTINUED WITHDRAWN AMENDED • • • • CONTINUED TO DATE SPECIFIC • CONTINUED TO DATE UNKNOWN • RETURNED TO STAFF • OTHER-SEE MINUTES • Page 2 to facilitate future redevelopment, revitalization, and ongoing operations of Westfield Carlsbad. The SDP proposal will allow for demolition, reconfiguration and/or reconstruction of approximately 225,631 square feet of existing commercial/retail space, and the construction of approximately 224,995 square feet of GLA. No out parcel development is proposed. Upon completion of the proposed development project, the Westfield Carlsbad shopping center will total approximately 1,150,456 sq. ft. of gross leasable commercial space, resulting in a net loss of 636 sq. ft. of total GLA. The SDP includes frontage improvements along El Camino Real and Marron Road in the form of new landscaping and driveway enhancements; and has also been conditioned to obtain an easement and encroachment agreement from the city where the improvements are proposed to be made on or over city owned property. At the June 5, 2013 Planning Commission hearing. Staff presented the project, the applicant made a presentation, and five (5) members of the public spoke before the Commission. In addition, 20 emails and one letter of support were received prior to the public hearing (see attached). While the majority of speakers who addressed the Planning Commission were in favor of the project or in favor of seeing the shopping center renovated, three (3) speakers did raise some specific concerns or issues. These were focused on inclusion of a trail along the Buena Vista Creek (part of a "Waves to El Salto Falls trail linkage"), providing for on-site/affordable housing, increasing the extent of the North County Transit Districts Bus Transfer Station, and landscaping. Following the conclusion of public testimony, city staff, the environmental consultant, and the project applicant responded to the public comments. Planning Commission discussion ensued. Concern was raised regarding partnership marketing signage and the requested parking reduction, and aesthetic concerns for what the mall would ultimately look like with the westerly half being left un-renovated. Discussion concluded with a vote to remove provisions or allowances for Partnership Marketing Signage from the Westfield Carlsbad Specific Plan. Condition No. 10 of Planning Commission Resolution No. 6982 was modified accordingly. A full record of the comments and responses to questions and the comments from the public can be found in the Planning Commission minutes dated June 5, 2013, in addition to the Response to Comments found in the EIR dated December 2012. Please also refer to the Planning Commission staff report for additional project information. The Planning Commission and staff are recommending approval of the Final EIR as well as the Westfield Carlsbad Specific Plan and Site Development Plan. FISCAL IMPACT: No fiscal impacts to the City or public facilities have been identified. All required improvements and maintenance needed to serve this project will be funded by and/or constructed by the developer. ENVIRONMENTAL IMPACT; An Environmental Impact Report (EIR) was prepared for the Westfield Carlsbad Specific Plan and Site Development Plan in accordance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the Environmental Protection Procedures (Title 19) of the Carlsbad Municipal Code. The EIR addresses the environmental impacts associated with all discretionary applications for the proposed project. The Draft EIR was made available for public review through the issuance of a Notice of Completion, which established a comment period of 50 days, extending from August 31, 2012 to October 19, 2012. The Notice of Completion advised that the Draft EIR was available for review in the following five locations, 1) City of Carlsbad Planning Division; 2) City Clerk's Office; 3) Carlsbad Dove Library; 4) Georgina Cole Library; and 5) City of Carlsbad website. Complete copies were also made available for purchase through the '7 Page 3 Planning Division, with or without the appendices, and also in digital format on compact disc. Comments from all public agencies, organizations, and individuals via mailings and newspaper publications were solicited on the information contained within the Draft EIR. The analysis contained in the EIR concluded that all significant impacts would be mitigated to below a level of significance. A total of 10 comment letters were submitted prior to the close of the public review period. Responses were prepared for each of the letters and mailed to the commenters with the Public Hearing Notices. The response transmittal letter also provided notice of availability of the Final EIR. The Final EIR includes Candidate Findings of Fact and a Mitigation Monitoring and Reporting Program (MMRP), which are attached to Planning Commission Resolution No. 6981. EXHIBITS; 1. City Council Ordinance No. CS-219 2. City Council Resolution No. 9ni.'^-i7fi 3. Location Map 4. Planning Commission Resolutions No. 6981, 6982, and 6983 5. Planning Commission Staff Report, dated June 5, 2013 6. Planning Commission Minutes, dated June 5, 2013 7. Emails of support (20 total, dates ranging from June 3, 2013 to June 5, 2013) 8. Letter of support from the Carlsbad Chamber of Commerce dated June 5, 2013 9. Final EIR for Westfield Carlsbad Specific Plan/Site Development Plan (previously distributed; copy on file in the Planning Division) 10. Westfield Carlsbad Specific Plan (previously distributed; copy on file in the Planning Division). 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 ORDINANCE NO. CS-219 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CAUFORNIA, APPROVING THE WESTFIELD CARLSBAD SPECIFIC PLAN, SP 09-01 ON APPROXIMATELY 77.5 ACRES OF LAND WITHIN THE EXISTING PLAZA CAMINO REAL SHOPPING CENTER GENERALLY LOCATED WEST OF EL CAMINO REAL AND BISECTED BY MARRON ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: WESTFIELD CARLSBAD CASE NO.: SP 09-01 WHEREAS, the City Council did on the 9th day of July 2013, 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 City Council considered all factors relating to SP 09-01 - WESTFIELD CARLSBAD; and WHEREAS, said application constitutes a request for a Specific Plan as shown on "Exhibit SP 09-01" dated June 5, 2013, incorporated by reference; and WHEREAS, on June 5, 2013, the Carlsbad Planning Commission held a duly noticed public hearing to consider the proposed Westfield Carlsbad (SP 09-01) and adopted Planning Commission Resolution No. 6982 recommending approval of SP 09-01. NOW, THEREFORE, the City Council ofthe City of Carlsbad does ordain as follows: SECTION I: That the findings and conditions ofthe Planning Commission in Planning Commission Resolution No. 6982 shall also constitute the findings and conditions ofthe City Council, except Condition No. 10 shall be removed. SECTION II: The Specific Plan shall be revised to require that a detailed sign program for Westfield Carlsbad be prepared subject to the approval of the City Council prior to the construction and/or installation of any new signs. Any subsequent amendments shall be to the satisfaction ofthe City Planner. SECTION 111: That Specific Plan SP 09-01 dated June 5, 2013, on file in the Planning Division, and incorporated herein by reference, is approved. The Westfield Carlsbad Specific Plan shall constitute the development plan for the property and all development within the plan area shall conform to the plan. EFFECTIVE DATE: This ordinance shall be effective thirty days after its adoption; and the city clerk shall certify the adoption of this ordinance and cause the full text of the ordinance or a summary of the ordinance prepared by the City Attorney to be published at least once in a newspaper of general circulation in the City of Carlsbad within fifteen days after its adoption. INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City Council on the 9th day of July 2013, and thereafter. /// /// /// /// /// /// /// /// /// /// 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED AND ADOPTED at a regular meeting ofthe City Council ofthe City of Carlsbad on the day of AYES: NOES: ABSENT: _, 2013, by the following vote, to wit: APPROVED AS TO FORM AND LEGALITY: CEUAA. BREWER, City Attorney MATT HALL, Mayor ATTEST: BARBARA ENGLESON, City Clerk EXHIBIT 2 RESOLUTION NO. 2013-176 1 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, 2 CALIFORNIA, CERTIFYING AN ENVIRONMENTAL IMPACT REPORT EIR 09-02, ADOPTING THE CANDIDATE FINDINGS OF FACT AND A MITIGATION MONITORING AND REPORTING PROGRAM, AND APPROVING A SITE DEVELOPMENT PLAN SDP 09-04 FOR THE DEMOLITION, RECONFIGURATION, AND/OR RECONSTRUCTION OF 5 APPROXIMATELY 225,631 SQUARE FEET OF EXISTING GROSS LEASABLE AREA OF REGIONAL SHOPPING CENTER USES WITHIN 6 THE EXISTING PLAZA CAMINO REAL SHOPPING CENTER GENERALLY LOCATED WEST OF EL CAMINO REAL AND BISECTED BY MARRON ROAD IN THE LOCAL FACILITIES MANAGEMENT ZONE 8 1- CASE NAME: WESTFIELD CARLSBAD 9 CASE NO.: EIR 09-02/SDP 09-04 7 10 The City Council of the City of Carlsbad, California, does hereby resolve as 11 WHEREAS, pursuant to the provisions of the Municipal Code, the Planning 12 13 Commission did, on June 5, 2013, hold a duly noticed public hearing as prescribed by law to 14 consider Environmental Impact Report EIR 09-02 and Site Development Plan SDP 09-04, and adopted Planning Commission Resolutions No. 6981 and 6983, respectively, recommending 16 that the City Council certify EIR 09-01 and approve SDP 09-04; and 17 WHEREAS, the City Council of the City of Carlsbad, on the 9th day of juiv 18 2013, held a duly noticed public hearing to consider the Environmental Impact Report and Site 20 Development Plan; and 21 WHEREAS, at said public hearing, upon hearing and considering ali testimony and 22 23 24 25 2^ the State Clearinghouse and a Notice of Completion was filed, published and mailed to trustee 27 agencies and interested parties providing a 45-day review period; and 28 ""7 arguments, if any, of all persons desiring to be heard, the City Council considered all factors relating to the Environmental Impact Report and Site Development Plan; and WHEREAS, a Draft Environmental Impact Report was prepared and submitted to 1 WHEREAS, all comments received during the public review period are contained ^ in the Final EIR as well as the responses to comments on the Draft EIR; and WHEREAS, the Planning Commission did, on June 5, 2013, recommend certification ofthe Final EIR; and WHEREAS, it is necessary that the City of Carlsbad, as owner of the Shopping 3 4 5 6 7 Center parking lot, permit certain uses on or over City-owned land, as shown on Site Development Plan SDP 09-04. NOW, THEREFORE, BE IT HEREBY RESOLVED by the City Council of the City of Carlsbad, as follows: 1. That the above recitations are true and correct. 9 10 11 12 13 2. That the Environmental Impact Report (EIR 09-02) for the Westfield Carlsbad project is certified, that the Candidate Findings of Fact and Mitigation Monitoring and 14 Reporting Program are adopted, and that the findings and conditions of the Planning Commission contained in Planning Commission Resolution No. 6981, on file with the City Clerk and incorporated herein by reference, are the findings and conditions ofthe City Council. 16 3. That the recommendation of the Planning Commission for the approval 1'7 of the Site Development Plan is approved and that the findings and conditions of the Planning Commission contained in Planning Commission Resolution No. 6983, on file with the City Clerk and incorporated herein by reference, are the findings and conditions ofthe City Council, with 19 the addition ofthe following two conditions: 20 a. Developer shall obtain a temporary access easement from the City providing vehicular access to the proposed trash compactor as shown on SDP 09-04, which the Mayor is hereby authorized to sign on behalf of the City. The form and content of said 22 access easement shall be subject to review and approval by the City Attorney and City Engineer. 21 24 23 b. Developer shall apply for and obtain approval of an encroachment agreement over City property for the main mall renovation area architectural projections and signage, as shown on SDP 09-04, which the Mayor is hereby authorized to sign on behalf of the 25 City. The form and content of said encroachment agreement shall be subject to review and approval by the City Attorney and City Engineer. 26 27 28 1 4. This action is final on the date this resolution is adopted by the City Council. The Provisions of Chapter 1.16 of the Carlsbad Municipal Code, "Time Umits for Judicial Review" shall apply: 9 11 12 13 23 24 25 26 "NOTICE TO APPLICANT" 2 3 4 „ The time within which judicial review of this decision must be sought is governed ^ by Code of Civil Procedure, Section 1094.6, which has been made applicable in the City of ^ Carlsbad by Carlsbad Municipal Code Chapter 1.16. Any petition or other paper seeking review must be filed in the appropriate court not later than the ninetieth day following the date on 7 which this decision becomes final; however, if within ten days after the decision becomes final a request for the record is filed with a deposit in an amount sufficient to cover the estimated cost or preparation of such record, the time within which such petition may be filed in court is extended to not later than the thirtieth day following the date on which the record is either personally delivered or mailed to the party, or his attorney of record, if he has one. A written 10 request for the preparation of the record of the proceedings shall be filed with the City Clerk, City ofCarlsbad, 1200 Carlsbad Village Drive, Carlsbad, CA. 92008. /// /// 14 /// III III III III 15 16 17 18 19 20 /// 21 /// 22 /// /// /// /// 27 /// 28 •3- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED AND ADOPTED at a Regular Meeting ofthe City Council ofthe City of Carlsbad on the 9th day of July 2013, by the following vote to wit: AYES: NOES: Council Members Hall, Wood, Blackburn, Douglas. None. ABSENT: Council Member Packard. BARBARA ENGLESON, Ctt/Clerk zO EXHIBIT 3 SITE MAP N NOT TO SCALE Westfield Carlsbad EIR 09-02 / SP 09-01 / SDP 09-04 9 10 EXHIBIT 4 1 PT ANNTNG COMMISSION RESOLUTION NO. 6981 ^ A RESOLUTION OF THE PLANNING COMMISSION OF THE 3 CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING CERTIFICATION OF THE FINAL ENVIRONMENTAL 4 IMPACT REPORT FOR THE WESTFIELD CARLSBAD SPECIFIC PLAN/SITE DEVELOPMENT PLAN PROJECT, EIR ^ 09-02, AND RECOMMENDING ADOPTION OF THE 6 CANDIDATE FINDINGS OF FACT AND A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE 7 DEVELOPMENT OF A SPECIFIC PLAN; DEMOLITION, RECONFIGURATION, AND/OR RECONSTRUCTION OF 8 APPROXIMATELY 225,631 SQUARE FEET OF EXISTING GROSS LEASABLE AREA; AND THE POTENTIAL FUTURE DEVELOPMENT OF APPROXIMATELY 35,417 SQUARE FEET OF NET NEW GROSS LEASABLE AREA FOR A TOTAL OF APPROXIMATELY 1,186,509 GROSS LEASABLE 11 AREA OF REGIONAL SHOPPING CENTER USES WITHIN THE EXISTING PLAZA CAMINO REAL SHOPPING CENTER 12 GENERALLY LOCATED WEST OF EL CAMINO REAL AND BISECTED BY MARRON ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 1. 14 CASE NAME: WESTFIELD CARLSBAD CASE NO; EIR 09-02 15 " 16 17 PCR, LLC has initiated application for an Environmental Impact Report regarding 18 property described as 1^ Lots 1 to 27, inclusive, of Carlsbad Tract No. CT 76-18 (Plaza 2Q Camino Real Shopping Center) in the City of Carlsbad, County of San Diego, State of California, according to map 21 thereof no. 8956, filed in the Office of the County Recorder of San Diego County, August 11,1978 13 27 28 WHEREAS, City of Carlsbad, Plaza Camino Real, LP, and CMF ("the Property"); and 22 23 24 WHEREAS, a Project Environmental Impact Report (EIR 09-02) was 25 prepared in conjunction with said project; and 26 WHEREAS, the Planning Commission did on June 5, 2013, 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, examining the Project EIR, Candidate Findings of Fact, and Mitigation j^^ Monitormg and Reporting Program, analyzing the information submitted by staff, and considering any written comments received, the Planning Commission considered all factors relating to the Project EIR. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning 1 2 3 4 5 5 Commission as follows: 7 A) That the foregoing recitations are true and correct. ^ B) That the Final Project Environmental Impact Report consists of the Final Project g Environmental Impact Report, EIR 09-02, dated June 5, 2013, appendices, written comments, and responses to comments, as amended to include the 10 comments and documents of those testifying at the public hearing and responses thereto is hereby found to be in good faith and reason by incorporating a copy of 11 the minutes of said public hearing into the report, all on file in the Planning Division incorporated by this reference, and collectively referred to as the 1^ "Report. 13 C) That the Environmental Impact Report, EIR 09-02, as so amended and evaluated 14 is recommended for acceptance and certification as the final Environmental Impact Report and that the final Environmental Impact Report as recommended is 15 adequate and provides reasonable information on the project and all reasonable J ^ and feasible altematives thereto, including no project. 17 D) That based on the evidence presented at the public hearing, the Planning Commission hereby RECOMMENDS CERTIFICATION ofthe Environmental 18 Impact Report for WESTFIELD CARLSBAD SPECIFIC PLAN/SITE DEVELOPMENT PLAN PROJECT, EIR 09-02 and RECOMMENDS 1 ^ ADOPTION of the Candidate Findings of Fact ("CEQA Findings"), attached 2Q hereto marked as "Exhibit A" and incorporated by this reference and of the Mitigation Monitoring and Reporting Program ("Program"), attached 21 hereto marked as "Exhibit B" and incorporated by this reference; based on the following findings and subject to the following condition. 22 23 Findings: 24 1. The Planning Commission of the City of Carlsbad does hereby find that the Final Project EIR 09-02, the Candidate Findings of Fact, and the Mitigation Monitoring and 25 Reporting Program, have been prepared in accordance with requirements of the Califomia Environmental Quality Act, the State EIR Guidelines, and the Environmental 26 Review Procedures of the City of Carlsbad. 27 The Planning Commission of the City of Carlsbad has reviewed, analyzed, and 28 considered Final Project EIR 09-02, the enviroimiental impacts therein identified for this project; the Candidate Findings of Fact ("Findings" or "CEQA Findings") attached hereto as "Exhibit A," and the Mitigation Monitoring and Reporting Program PC RESO NO. 6981 -2- 1 ("Program") attached hereto as "Exhibit B," prior to RECOMMENDING APPROVAL 2 of this project. 3 3. The Planning Commission fmds that Final EIR 09-02 reflects the independent judgment of the City of Carlsbad Planning Commission. 4 4. The Planning Commission does accept as its own, incorporate as if set forth in full herein, and make each and every one of the findings contained in the CEQA Findings 5 ("Exhibit A"), including feasibility of mitigation measures pursuant to Public Resources Code 21081 and CEQA Guidelines 15091, and infeasibility of project altematives. 7 5. The Planning Commission hereby finds that the Program ("Exhibit B") is designed to ^ ensure that during project implementation, the Developer and any other responsible g parties implement the project components and comply with the feasible mitigation measures identified in the CEQA Findings and the Program. 10 The Record of Proceedings for this project consists of the Report, CEQA Findings, and 11 Program; all reports, applications, memoranda, maps, letters and other planning documents prepared by the planning consultant, the environmental consultant, and the City of Carlsbad that are before the decision makers as determined by the City 13 Clerk; all documents submitted by members of the public and public agencies in connection with the Project EIR; minutes of all public meetings and public 14 hearings; and matters of common knowledge to the City of Carlsbad, which they may consider, including but not limited to, the Carlsbad General Plan, Carlsbad 15 Zoning Ordinance, Westfield Carlsbad Specific Plan, and Local Facilities Management Plan which may be found at 1200 Carlsbad Village Drive in the custody ofthe City Clerk, and 1635 Faraday Avenue in the custody of the City Planner. 12 16 17 18 20 21 22 23 24 25 26 27 28 Condition: 1. The Developer/Owner shall implement the mitigation measures described in 1^ "Exhibit B," the Mitigation Monitoring and Reporting Program, for the mitigation measures and monitoring programs applicable to development of the Westfield Carlsbad Specific Plan/Site Development Plan project. PC RESO NO. 6981 -3- 1 2 3 4 5 6 7 8 9 10 11 KJERRY K. SIEKMANN, Chairperson 13 CARLSBAD PLANNING COMMISSION PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission ofthe City of Carlsbad, Califomia, held on June 5, 2013, by the following vote, to wit: AYES: Commissioners Anderson, Black, L'Heureux, Schumacher, Scully and Segall NOES: Chairperson Siekmann ABSENT: ABSTAIN: ATTEST: 14 15 16 17 DON NEU 18 City Planner 19 20 21 22 23 24 25 26 27 28 PC RESO NO. 6981 Exhibit "A" June 5, 2013 CANDIDATE CEQA FINDINGS OF FACT REGARDING THE FINAL ENVIRONMENTAL IMPACT REPORT FOR WESTFIELD CARLSBAD SPECIFIC PLAN / SITE DEVELOPMENT PLAN PROJECT EIR 09-02; SP 09-01; SDP 09-04 SCH No. 2010011004 City Council Resolution No. _^ ; Approved on 1.0 INTRODUCTION The City of Carlsbad (City) proposes to approve development plans for the Westfield Carlsbad Specific Plan / Site Development Plan (project). The Westfield Carlsbad project entails the proposed adoption of a Specific Plan (SP) to guide future redevelopment of the shopping center and a Site Development Plan (SDP) for the proposed removal, renovation, and/or redevelopment of portions of the east end of the existing mall structure and associated out-buildings. The project applicant also is requesting approval of a Ground Lease(s) and/or amendments to various real estate documents between the City as property owner, and the applicant. All uses proposed within the SP would be consistent with the existing General Commercial (C-2) zone identified in the City's Zoning Ordinance (Carlsbad Municipal Code Chapter 21.28) and the Regional Commercial (R) land use designation identified in the City's General Plan. A Draft Environmental Impact Report (EIR) was prepared for the Westfield Carlsbad SP / SDP (project), which included analysis of the proposed project and altematives to the project that would meet the most basic project objectives. The Draft EIR was available for public review and comment for a period of 50 days (August 31, 2012 through October 19, 2012). Responses to comments and concems provided during public review are addressed in the Final EIR, and modifications to the Draft EIR resulting from the comments made were incorporated into the Final EIR text. The Final EIR identifies no significant and unmitigated project-specific and/or cumulatively significant and unmitigated impacts. 1.1 Project Summary Proiect Location The SP area is located in the northwest quadrant of the City, along the City's boundary with the City of Oceanside. The SP area encompasses approximately 77.5 acres of the Westfield Carlsbad Shopping Center's 96.7 total acres, including the entire shopping center and the majority of the center's surface parking. The SP area is generally located south of Buena Vista Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 1 January 2013 Exhibit "A" June 5, 2013 Creek and State Route 78 (SR-78), west of El Camino Real, north of Marron Road, and east of an unnamed private loop road that is the northerly extension of Monroe Street. A 2.9-acre portion of the SP area is located across Marron Road fi-om the rest of the SP area, at the southwest comer of the intersection of El Camino Real and Marron Road. Proiect Description The proposed project involves the demolition, reconfiguration, and/or reconstmction of existing commercial/retail space within the existing shopping center. The existing Westfield Carlsbad Shopping Center totals approximately 1,151,100 square feet of gross leasable area (GLA). The project includes demolition or removal and reconfiguration of existing shopping center space (e.g., former Robinsons-May building), and the addition of new intemally and extemally oriented retail space, including specialty shops, restaurants, a movie theater, a gym, a grocery store, and other commercial uses within the shopping center. In total, the project would involve the demolition, reconfiguration and/or reconstmction of approximately 225,631 square feet of existing commercial/retail space, and constmction of approximately 261,048 square feet of GLA, for a net increase of 35,417 square feet of new GLA. Upon completion of the proposed project, the Westfield Carlsbad Shopping Center would total approximately 1,186,509 square feet (GLA) of commercial space. Discretionary Actions Regulatory discretionary actions considered by the City Council in conjunction with the proposed project are provided below. • Final EIR certification; • SP approval; • SDP approval; • Approvals by the City as property owner, of the Ground Lease(s), a Sale and Purchase agreement for a portion of the parking lot; and • Amendment to the Parking Lot Maintenance Agreement and other pertinent documents, as necessary. Subsequent approvals would be required to implement the future improvements under the SP. These subsequent approvals for use and architecture (discretionary) include approval of related implementing actions including, but not limited to, future CEQA review, future SDPs, and grading and building permits. The following approval would be required by other agencies: • National Pollutant Discharge Elimination System (NPDES) General Constmction Permit approval fi'om the RWQCB Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 2 January 2013 n Exhibit "A" June 5, 2013 1.2 Project Objectives Key objectives of the project are to: • Develop a Specific Plan that guides the modemization 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 cormections between on-site uses. • Enhance employment opportunities in the City through the creation of constmction- and commercial-related jobs that are fully integrated into the community. • Create improved street presence for Westfield Carlsbad along El Camino Real that provides visual identity, a visual gateway into the northem 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 infrastmcture where feasible and implementation of various enviroimientally 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. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 3 January 2013 Exhibit "A" June 5, 2013 • Fuel economic growth in the City and strengthen the City's tax base through sales and property taxes. 1.3 Regulatory Framework State Public Resources Code Section 21081 and State Califomia Environmental Quality Act (CEQA) Guidelines Section 15091 provide that a project may not be approved or carried out until the public agency makes written findings supported by substantial evidence in the administrative record regarding each of the significant effects. Three possible findings are specified in State CEQA Guidelines Section 15091(a) as follows: 1. Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant enviroimiental effect as identified in the Final EIR. 2. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. 3. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project altematives identified in the Final EIR. State CEQA Guidelines Section 15092(b) provides that no agency shall approve a project for which an EIR was prepared unless either: 1. The project approved will not have a significant effect on the environment, or 2. The agency has: a. Eliminated or substantially lessened all significant effects where feasible as shown in the findings under Section 15091; and, b. Determined that any remaining significant effects on the environment found to be unavoidable under Section 15091 are acceptable due to overriding concems as described in Section 15093. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 4 January 2013 Exhibit "A" June 5, 2013 2.0 FINDINGS OF IMPACTS, MITIGATION MEASURES, AND SUPPORTING FACTS The City, having reviewed and considered the information contained in the Final EIR, finds pursuant to Public Resources Code Section 21081(a)(1) and State CEQA Guidelines Section 15091(a)(1) that changes or alterations have been required in, or incorporated into, the project which would mitigate, avoid, or substantially lessen to below a level of significance the following potential significant environmental effects identified in the Final EIR. 2.1 Aesthetics 2.1.1 Building Height(s) A. Less Than Significant Impact. The proposed project would allow for a maximum building height for the main mall of 75 feet above the finished floor elevation of the lower level, and 105.30 feet above mean sea level (AMSL). B. Facts in Support of Finding. With regard to building height, the northem portion of the SP area, including the northem side of the shopping center and adjacent parking lots, is at a lower grade than the southem portion. The grade separation results in the mall's division into lower and upper levels, with the upper level located at an elevation approximately 15 feet above the lower level. The existing Robinson's-May store, which is the subject of the proposed SDP, is approximately 38 feet above the grade of the upper level and approximately 71 feet above the lower level ofthe site. Based on the SP, the maximum height for the main mall building would be limited to 75 feet above the finished floor elevation of the lower level (30.3 feet AMSL) or a maximum of 105.30 feet AMSL. Increased building heights in and around the existing Robinson's-May store would modify the roof stmcture and provide visual interest to the shopping center that does not exist today; however, the increase in building height (of less than 5 feet above the finished floor elevation of the lower level) would not be substantial relative to the height of the existing stmcture. Therefore, a less than significant impact would occur. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with building height have been identified. 2.1.2 Signage A. Less Than Significant Impact. The SP contains signage parameters and regulations that would augment and, in several cases, supersede Chapter 21.41 of the Municipal Code, and proposes several new and replacement signs. B. Facts in Support of Finding. City approval of a detailed sign program would occur prior to constmction of any new signs at Westfield Carlsbad. In addition to demonstrating how the signs would integrate with the rest of the site architecture and landscaping, the sign program also would include specific locations for each proposed sign and be consistent with the sign parameters (quantities, heights, maximum areas) given above and in the SP document. Upon Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 5 Januaiy 2013 IS) Exhibit "A" June 5, 2013 approval, where there are conflicts between the Municipal Code and the SP, the SP would prevail. Therefore, a less than significant impact would occur. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with signage have been identified. 2.1.3 Light and Glare A. Less Than Significant Impact. Proposed new outdoor lighting and signage throughout the SP area would not result in significant light and glare impacts to the surrounding community, Buena Vista Creek, or nearby roadways. Proposed new signs would not significantiy increase the amount of night-time li^t and glare in the project area. The SP standards would permit parking lot lighting to a maximum of 35 feet in height, and pedestrian-scaled lighting up to 15 feet in height and/or bollard-style lighting throughout the premises. B. Facts in Support of Finding. As the proposed project would redevelop an area that is already a source of light and glare and the SP area is topographically below any nearby residential uses and partially screened by existing landscaping, any increase in light and glare from implementation ofthe SP and SDP would be less than significant. In addition, the project would be required to comply with City standards regarding lighting, as well as architectural design criteria for planned commercial uses, to avoid impacting residential land uses (sensitive land uses) surrounding the site. Outdoor lighting would be subject to maximum height limits, would be designed and directed to minimize glare away from Highway 78, Buena Vista Creek and adjacent properties, and would be on from dusk until dawn. In the event that the new monument sign along El Camino Real is allowed to be fully electronic (i.e., LED or LCD) or have an electronic component to the display, the signage would have to comply with the Conditional Use Permit required for digital signs and could be conditioned so as not to feature excessively bright illumination or moving images that could be distracting to drivers. Proposed light standards would be relatively limited in height, lighting would largely be directed downward to prevent spillover into adjacent areas, and the project would comply with most of the City standards regarding lighting, as well as architectural design criteria for planned commercial uses and the SP development standards. Further, the SP provides that an exterior lighting plan be provided for any SDP that proposes new exterior lighting. Therefore, impacts associated with future lighting would be less than significant under the SP and proposed SDP. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with lighting or glare have been identified. 2.1.4 Grading A. Less Than Significant Impact. Grading activities would result in a temporary aesthetic impact on site and, in particular, in the eastem portion ofthe site. B. Facts in Support of Finding. The SP area would be visually dismpted during the constmction phase of SDP implementation. Demolition, constmction, landscaping and other constmction-related work would result in a temporary aesthetic impact on site and, in particular, Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Candidate CEQA Findings 6 January 2013 2\ Exhibit "A" June 5, 2013 in the eastem portion of the site. Overall, the aestiietic impact as a result of ground-disturbing activities would be minimal, as much of the site is already developed and the surrounding area is a generally developed environment. The entire SP area has been previously graded, and substantial cut and fill areas are not required for the current development. The SP indicates that the topography of the SP area would be retained throughout current and future SP development, and that grading would not be permitted to create new elevated development along El Camino Real or Marron Road. The expected grading quantities for the current SDP proposal include approximately 8,000 cubic yards (cy) of cut, 12,000 cy of fill and 8,000 cy remedial grading; approximately 4,000 cy of fill material would be imported. Within the limits of work for the current SDP proposal, re-grading would occur only in limited areas. Finished grades would closely mimic existing grades, and only subtie topographic changes are proposed (such as minor topographic mounding for landscape screening). Therefore, a less than significant impact would occur. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with aesthetics have been identified. 2.1.5 Scenic Vistas or Corridors A. Less Than Signiflcant Impact. The SP area is located along a designated scenic corridor, the frontage of El Camino Real, and the SR-78/E1 Camino Real interchange which is considered the northem "gateway" to the City. The project would result in new and reconfigured commercial development, and a number of new wall signs would be installed along the fa9ade of the revitalized shopping center. B. Facts in Support of Finding. New signs, stmctures, and landscaping would not be located within a line-of-sight corridor that could impact traffic circulation, and would be contemporary and complementary to the revitalized shopping center. A detailed signage program, in accordance with the SP guidelines (which supersede the S-P Overlay Zone) and the Scenic Corridor Guidelines, would be prepared and approved by the City Planner prior to the constmction of any new signs. Beyond the scenic corridor, new and reconfigured commercial development would be extemally focused and feature more architectural articulation and glazing than currently exists. The proposed improvements would be consistent with the commercial character of the corridor and would serve to enliven the eastem fa9ade of the shopping center by visually opening the site up to the road through the use of large expanses of glazing, among other new materials. The SP and SDP would not conform to the following sections of the Sign Ordinance in the Municipal Code: Sections 21.41.050 (Application Permits and Procedures), 21.41.080 (Sign Design Standards), 21.41.095 (Permitted Permanent Signs), and 21.41.130 (Nonconforming Signs). However, because the SP would supersede these sections of the Zone Code upon its adoption and would not adversely impact the character and quality of the shopping center, this "non-conformance" does not result in a significant impact. As shown in the conceptual project simulations, the scenic character of the corridor would be enhanced by implementation of the current SDP and future SDPs for the out-buildings. Based on the foregoing, significant impacts to scenic vistas and corridors associated with proposed architecture, landscaping, and signage would not occur. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 7 January 2013 Exhibit "A" June 5, 2013 C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with scenic vistas or corridors have been identified. 2.1.6 Scenic Resources A. Less Than Significant Impact The proposed SP and SDP would not involve the removal of mature trees, rock outcroppings or historic buildings within a state scenic highway. B. Facts in Support of Finding. The proposed SP and SDP would not impact any scenic resources because it would not involve the removal of mature trees, rock outcroppings or historic buildings within a state scenic highway. Therefore, less-than-significant impacts to scenic resources would occur upon SP and SDP implementation. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with scenic resources have been identified. 2.1.7 Visual Character/Oualitv of Site and Surroundings 2.1.7.1 Short-Term Effects A. Less Than Signiflcant Impact. Demolition, constmction, landscaping and other constmction-related work would result in a temporary on-site aesthetic impact, in particular, in the eastem portion of the site. B. Facts in Support of Finding. The aesthetic impact as a result of ground-disturbing activities would be minimal, as much of the site is already developed and the surrounding area is a generally developed environment. No significant impact during project demolition, grading or constmction is anticipated to occur because of the temporary nature of such activities. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with short-term visual quality or character of the site have been identified. 2.1.7.2 Long- Term Effects A. Less Than Significant Impact. Implementation of the SP would allow for increases in building heights, enhancements in architectural detail, updates in landscaping, and modifications to signage across the entire SP area encompassing tiie Westfield Carlsbad Shopping Center. B. Facts in Support of Finding. The existing character of the site would change through the reconfiguration of the former Robinsons-May building; constmction of new specialty retail spaces along the exterior of the former department store; constmction of three new commercial pads along El Camino Real; expanded landscape treatments along El Camino Real and Marron Road; and demolition/reconfiguration/enhancement of surface parking areas. Because the SP area is developed and urban in character, redevelopment and revitalization ofthe shopping center through the current SDP proposal would serve to complement and modemize, and not adversely alter, the existing commercial character of the project site and its surroundings. The SP and SDP Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Candidate CEQA Findings 8 January 2013 23 Exhibit "A" June 5, 2013 would not conform to the following sections of Chapter 21.41, Sign Ordinance, of the Municipal Code: 21.41.050 (Application Permits and Procedures), 21.41.080 (Sign Design Standards), 21.41.095 (Permitted Permanent Signs), and 21.41.130 (Nonconforming Signs). However, because the SP would supersede these sections of the Municipal Code upon its adoption and the character and quality of the shopping center would improve, this "non-conformance" does not result in a significant impact. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated witii long-term visual quality or character of the site have been identified. 2.2 Air Quality 2.2.1 Air Oualitv Management Plan A. Less Than Signiflcant Impact. The project would not conflict with or obstmct implementation of the San Diego Regional Air Quality Strategy (RAQS). B. Facts in Support of Finding. The Air Pollution Control District (APCD) relies, to a certain degree, on land use designations contained in general plan documents applicable to its jurisdiction. The APCD refers to the contents of approved general plans in order to forecast, inventory and allocate regional emissions from land use and development-related sources. These emissions budgets are used in statewide air quality attainment planning efforts. The SP would implement the General Plan's Regional Commercial (R) land use designation for the SP area, in conjunction with the General Commercial (C-2) district established in tiie Zoning Ordinance. Additionally, the project would involve the provision of additional employment-generating uses within the North County area that could reduce vehicle miles traveled in tiie region through the provision of employment-generating uses closer to residential land uses. The proposed project would be consistent with the RAQS and the impact would be less than significant. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with air quality management plan conflicts or obstmctions have been identified. 2.2.2 Criteria Pollutant Emission Impacts 2.2.2.1 Short-Term Construction-Phase Impacts A. Less Than Signiflcant Impact. Project constmction activities and operation of heavy equipment would generate short-term ozone precursor emissions (i.e., ROG and NOx), diesel emissions, and emissions of dust during demolition, grading/excavation, building constmction, architectural coating, and paving. Project constmction phase activities would not result in emissions exceeding City's emission-specific screening-level thresholds. B. Facts in Support of Finding. An Air Quality and Climate Change Technical Report was prepared for the proposed project (Final EIR Appendix B). Emissions from the constmction phase of the project were estimated through the use of the CalEEMod model version 2001.1, a computer model developed for the Califomia Air Resources Board (CARB) by estimating the Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 9 January 2013 Z4 Exhibit "A" June 5, 2013 types and number of pieces of equipment tiiat would be used to demolish existing stmctures, grade the project site, constmct the proposed development, and plant new landscaping within the project site. Modeling demonstrated emissions of all criteria pollutants related to project constmction would be below the significance tiiresholds. Furthermore, due to the fact tiiat tiie constmction is short-term in nature, constmction would not result in emissions tiiat would violate any air quality standard or contribute substantially to an existing or projected air quality violation. Therefore, a less tiian significant impact related to constmction-phase criteria pollutant emissions would occur. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with constmction-phase air quality emissions have been identified. 2.2.2.2 Long-Term Operational-Phase Impacts A. Less Than Significant Impact. The project would result in operational-phase emissions related to vehicular traffic, as well as area sources such as energy use, landscaping, consumer products use, and architectural coatings use. The project's operational phase emissions would not exceed City's emission-specific screening-level thresholds. B. Facts in Support of Finding. An Air Quality and Climate Change Technical Report was prepared for the proposed project. The total net operational impacts associated witii area sources including energy use, landscaping, consumer products use, hearth emissions, and architectural coatings use for maintenance purposes were estimated using the CalEEMod model, version 2011.1. Modeling demonstrated net operational emissions associated with the proposed SDP are anticipated to be below the significance criteria and would therefore be less than significant. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with operational-phase air quality emissions have been identified. 2.2.3 Sensitive Receptors/CO "Hot Spots" A. Less Than Significant Impact. The SDP would not cause or contribute to a violation of the Carbon Monoxide (CO) standard or a CO "hot spot" due to project-generated traffic. B. Facts in Support of Finding. As a part of the project's Air Quality and Climate Change Technical Report, a screening evaluation of the potential for CO "hot spots" was conducted, utilized level of service (LOS) data evaluated in the project's Transportation Study. The Transportation Study evaluated whether or not there would be a decrease in the level of service (LOS) at the roadways and/or intersections affected by the proposed SDP. The Caltrans Transportation Project-Level Carbon Monoxide Protocol was followed to determine whether a CO "hot spot" is likely to form due to project-generated traffic. The screening evaluation determined that based on the Transportation Study, project-generated traffic would not cause a significant degradation to LOS E or worse for any of the intersections analyzed. Therefore, no CO "hotspot" modeling analysis is required, A less than significant CO "hotspot" impact would occur. Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Candidate CEQA Findings 10 January 2013 r ") ^ Exhibit "A" June 5, 2013 C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with CO "hotspots" have been identified. 2.2.4 Exposure of Sensitive Receptors to Toxic Air Contaminants (TACs) 2.2.4.1 Short-Term Construction-Phase Diesel Particulate Matter (DPM) Impacts A. Less Than Signiflcant Impact. Diesel Particulate Matter (DPM), recognized by the state of Califomia as carcinogenic compounds, would be emitted from heavy equipment used in the project constmction process. B. Facts in Support of Finding. The risks associated with exposure to substances with carcinogenic effects are typically evaluated based on a lifetime of chronic exposure. The anticipated SDP constmction period of just over 20 months would be much less than the 70-year period used for risk determination. Because of the short-term nature of project constmction and the fact that heavy equipment exhaust emissions are not significant, exposure to diesel exhaust emissions during constmction would not be significant. C. Mitigation Measures. No mitigation measures are proposed as no significant constmction-phase impacts associated with DPM emissions have been identified. 2.2.4.2 Operational-Phase Mobile and Area Toxic Air Contaminant (TAG) Sources A. Less Than Signiflcant Impact. Project operations associated with retail stores and food service establishments may result in DPM emissions from heavy-duty diesel tmcks at loading docks, organic gas emissions from the cooking of animal fats and oils, and TAC emissions from the use of transportation refiigeration storage units (TRUs) to deliver cold-stored food items. B. Facts in Support of Finding. Delivery tmcks would be limited to an idle time not to exceed five minutes for entering or exiting a tmck delivery well, in accordance with Califomia State Legislation. Emissions from each restaurant would be controlled through an exhaust hood connected to a roof-top vent. It is not anticipated that the future retail establishments would experience high tmck volumes delivering materials on a frequent basis (i.e., greater than 100 commercial tmcks per day or 40 TRU-equipped tmcks per day as defined by CARB as the screening level). Therefore, on-site or off-site sensitive receptors would not be exposed to substantial TAC concentrations from these sources, and a less than significant impact would occur. C. Mitigation Measures. No mitigation measures are proposed as no significant operational- phase impacts associated with TACs have been identified. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 11 January 2013 16 Exhibit "A" June 5, 2013 2.2.5 Objectionable Odors 2.2.5.1 Short-Term Construction-Phase Objectionable Odors Impacts A. Less Than Significant Impact. Constmction-phase emissions of potentially odorous exhaust from diesel equipment and haul tmcks would not result in a significant impact to sensitive receptors. B. Facts in Support of Finding. The expected constmction period of less than two years (approximately 20 months) would be much less than the 70-year period used for odor risk determination. Thus, the temporary use of off-road heavy-duty diesel equipment in combination with the highly dispersive properties of DPM would not expose sensitive receptors to substantial constmction-related odor generation. Based on the distance to the nearest sensitive receptor from the source of odiferous emissions and the small number of diesel-powered vehicles on site, potential constmction-phase odor impacts are expected to be less than significant. C. Mitigation Measures. No mitigation measures are proposed as no significant constmction-phase objectionable odor impacts have been identified. 2.2.5.2 Long-Term-Operational-Phase Objectionable Odors Impacts A. Less Than Significant Impact. Proposed land uses associated with long-term project operations are not anticipated to result in emissions of objectionable or nuisance odors. B. Facts in Support of Finding. During the operational phase, the proposed commercial retail and restaurant land uses are not anticipated to be substantial sources of nuisance odors. In addition, the majority of uses surrounding the site are commercial in nature, although residential development is situated near the El Camino Real/Marron Road intersection, above the proposed building site. Because a considerable number of receptors would not be affected by the project, the potential for odor impacts associated with project operations are expected to be less than significant. C. Mitigation Measures. No mitigation measures are proposed as no significant operational- phase objectionable odor impacts have been identified. 2.3 Cultural Resources 2.3.1 Historic and Pre-Historic Cultural Materials A. Significant Impact. Destmction of cultural materials or physical disturbance of human remains could occur during project earthwork activities such as excavation and grading that cut into subsurface areas within which cultural material is buried. No operational-phase impacts to cultural resources are anticipated. B. Facts in Support of Finding. A Cultural Resources Study prepared for the proposed project in accordance with the City's Cultural Resource Guidelines (Final EIR Appendix I). The Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 12 January 2013 11 Exhibit "A" June 5, 2013 study found low probability for human remains or other historic or prehistoric cultural materials to be encountered during the proposed groimd-disturbing activities. Nonetheless, there is the potential for accidental disturbance of unknown buried cultural resources during excavation or ground-breaking activity. Potentially significant impacts to such resources, should they occur, would be mitigated to below a level of significance upon implementation of Mitigation Measures C-l through C-4, C. Mitigation Measures. The following measure shall be implemented to reduce project impacts to cultural resources to below a level of significance. C-l For the current SDP proposal and any future SDPs involving grading, archaeologist 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 constmction, C-2 If archaeological resources are discovered during project constmction, 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. C-3 If human remains are discovered during project constmction, 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 Califomia 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. 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. 2.4. Energy 2.4.1 Energy Demand 2.4.1.1 Construction-Phase Energy Demand A. Less Than Significant Impact. Increases in fossil fuel use resulting from project constmction are not expected to have an appreciable impact on energy resources, B. Facts in Support of Finding. An Air Quality and Climate Change Technical Report (Final EIR Appendix B) prepared for the project included analysis of the project's likely constmction-phase energy demand. An estimate of the energy that would be consumed for constmction proposed under the project altematives was made by applying the estimated Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 13 January 2013 ,2 Exhibit "A" June 5, 2013 constmction data used in the CalEEMod model. Project constmction would require approximately 31,6 billion British thermal units (BTUs) energy consumption through completion, consisting of the use of gasoline, oil, and other possible fuel sources to operate gasoline- and diesel-powered mobile constmction equipment, and to operate automobiles to transport workers to and from the project site. In addition, constmction of the project would incorporate on-site energy conservation and demand-side management features, including limiting tmcks and constmction equipment idle times to reduce fuel consumption and pollutant emissions. The following practices would be implemented during the project constmction to reduce waste and energy consumption: Development of a constmction waste management plan; Establish and maintain a recycling program through the waste management company for constmction debris; Commitment to recycle or reuse at least 50 percent of demolition and constmction 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 miming 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, bumer tune-ups, lubrication of pumps and motors, proper vehicle maintenance, etc; Review constraction and demolition materials to identify which may be reused or recycled on site; Reduce on-site vehicle idling; and Recycle waste and solvents, and use biodegradable lubricants and hydraulic fluids. Increased constmction-phase fuel consumption would be temporary, and would not have a residual requirement for additional energy input. Upon implementation of the proposed energy- saving practices, the project's constmction-phase impacts related to unnecessary consumption of energy would be less than significant. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with constmction-phase energy consumption have been identified. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 14 January 2013 Exhibit "A" June 5, 2013 2.4.1.2 Long-Term Operational-Phase Energy Demand A. Less Than Signiflcant Impact. The conversion of retail space and introduction of new GLA would result in continued use of energy resources on site. B. Facts in Support of Finding. An Air Quality and Climate Change Technical Report (Final EIR Appendix B) prepared for tiie project included analysis of the project's likely operational-phase energy demand, inclusive of electric energy demand, natural gas energy demand, water (including wastewater) energy demand, and transportation energy demand. Development would not require the use of new sources of energy, and would not conflict with any adopted energy conservation plans. The conversion of retail space and introduction of new commercial space would result in continued use of energy resources on the project site during ongoing operational activities. The project proposes energy-conserving sustainable design features and energy efficiency measures utilizing 2008 Titie 24 Califomia Building Code (CBC) and 2010 Califomia Green Building Code (CALGreen) standards. Energy conservation design features would be integrated into the proposed SDP to minimize the unnecessary loss of energy. Vehicles used and vehicle trips associated with the proposed SDP would be subject to state and federal regulatory requirements addressing fuel efficiency, which would be expected to increase fuel efficiency over time as older, less fuel-efficient vehicles are retired. Therefore, the project's vehicle-fuel related impacts to energy would be less than significant. Like all projects within the City, the project would be required to comply with applicable city, state, and federal energy conservation measures during the operational phase. In summary, upon implementation of the proposed energy-conserving sustainable design features and energy efficiency measures, the project would reduce its energy demand in compliance with local, state, and federal regulations. Therefore, operational impacts related to energy conservation would be less than significant. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with operational-phase energy demand have been identified. 2.4.2 Regulatory Compliance A. Less Than Significant Impact. The project would comply with the 2008 Title 24 CBC, 2010 CalCjreen GBC standards, and all other city, state, and federal energy conservation measures during the constraction phase and throughout operational activities. B. Facts in Support of Finding. The proposed project, like all projects within the City, would be required to comply witii 2008 Titie 24 CBC, 2010 CalGreen GBC standards, and all other city, state, and federal energy conservation measures during the constmction phase and throughout operational activities. Verification of regulatory compliance is built into the City's plan check and engineering process. Therefore, the proposed project would not result in a conflict with the applicable energy-related regulations, and no impact would occur, C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with regulatory compliance have been identified. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 15 January 2013 ?0 Exhibit "A" June 5, 2013 2.5 Geology and Soils 2.5.1 Seismic Hazards 2.5.1.1 Ground Rupture A. Less Than Significant Impact. The project is not anticipated to result in impacts related to seismically-induced ground mpture, B. Facts in Support of Finding. A Geologic Reconnaissance Report and Addendum prepared for the project determined no known active or potentially active faults (or Earthquake Fault Zones) are located within or adjacent to the site (Final EIR Appendix C). While the potential for effects related to seismic ground mpture cannot be totally discounted (unknown faults could potentially occur on site, for example), the probability for seismically-induced ground mpture or related effects within the SP area is considered low. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with ground mpture have been identified. 2.5.1.2 Ground Acceleration (Ground Shaking) A. Signiflcant Impact. The estimated peak ground acceleration level identified for the site (0.34g) could potentially result in significant impacts to proposed stmctures and related facilities (e.g., pavement, footings and utilities), as well as associated public safety. B. Facts in Support of Finding. Based on the noted seismic conditions and required conformance with applicable regulatory/industry standards such as the Intemational Building Code (IBC), seismic design criteria that would likely be incorporated into the project design include pertinent ground acceleration values, as well as parameters related to the seismic zone, subsurface profile types, seismic and near-source coefficients for acceleration and velocity, and the seismic source. Potentially significant impacts, should they occur, would be mitigated to below a level of significance upon implementation of Mitigation Measure GS-1. C. Mitigation Measures. The following measure shall be implemented to reduce project impacts to geology and soils to below a level of significance. 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 concems 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. Project Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 16 January 2013 3 Exhibit "A" June 5, 2013 design, constraction 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, 2.5.1.3 Liquefaction/Dynamic Settlement and Lateral Spreading A. Significant Impact. The northem portion of tiie SP area is witiiin a high-risk liquefaction zone, and a number of alluvial deposits mapped within the site are also identified as exhibiting moderate to high liquefaction potential, B. Facts in Support of Finding. The potential for dynamic settlement or lateral spreading impacts at the project site would be evaluated as part of tiie detailed geotechnical investigation required to be prepared under Mitigation Measure GS-1. Specific design measures related to dynamic settlement would be identified as part of that analysis if appropriate, and may include standard industry practices such as removal and replacement of settlement-prone materials with engineered fill, use of deep foundation stractures, design of proposed facilities to accommodate estimated settiement, or the use of ground improvement techniques such as vibrocompaction or compaction grouting. Potentially significant impacts, should they occur, would be mitigated to below a level of significance upon implementation of Mitigation Measure GS-1. C. Mitigation Measures. Implementation of Mitigation Measure GS-1 would reduce potentially significant liquefaction impacts to a level of less than significant. 2.5.1.4 Tsunamis and Seiches A. Less Than Significant Impact. The potential for tsunamis to affect the project site is considered low, and no seiche-related impacts are anticipated to occur. B. Facts in Support of Finding. The project Geotechnical Reconnaissance Report concludes that the potential for tsunamis to affect the site is low, based on the relative elevation of the SP area compared to sea level, the distance to the Pacific Ocean, and the fact that the site is not within any mapped tsunami hazard areas. Accordingly, no significant impacts related to tsunamis would be associated with project implementation. The SP area is also not located adjacent to or in close proximity to any large upstream water bodies, and is not within any mapped seiche hazard areas. Accordingly, no significant impacts related to seiches would be associated with project implementation. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with tsunamis or seiches have been identified. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 17 January 2013 Exhibit "A" June 5, 2013 2.5.2 Non-seismic Hazards 2.5.2.1 Soil Erosion/Loss of Soils A. Significant Impact. Implementation of the proposed project may require grading and excavation that potentially could cause erosion and loss of soils at an accelerated rate during storm events. B. Facts in Support of Finding. The amount and rate of potential constraction-related erosion would vary depending on a number of factors, including the time of year, the amount and intensity of rainfall, and the amount of natural and/or artificial fill. Recommendations for grading/earthwork and other pertinent geotechnical design considerations would be formulated in the final geotechnical report required by Mitigation Measure GS-1, and would be included in the final grading and building plans for the current SDP, The project would also comply with the state and City regulations related to erosion and soil loss both during and after constraction, and would also implement constmction-related BMPs. Potentially significant impacts, should they be identified, would be mitigated to below a level of significance upon implementation of Mitigation Measure GS-1, C. Mitigation Measures. Implementation of Mitigation Measure GS-1 would reduce potentially significant soil erosion impacts to a level of less than significant. 2.5.2.2 Landslides/Slope Stability A. Less Than Significant Impact. No significant impacts relating to landslides are anticipated to occur. B. Facts in Support of Finding. The project Geotechnical Reconnaissance Report concludes that "No evidence of landsliding was noted during the reconnaissance or previous investigation, and no landslides are known to exist on the property or at a location that would impact the proposed development." 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 project implementation. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with landslides have been identified, 2.5.2.3 Compressible/Expansive Soils A. Significant Impact. There is potential for compressible and expansive alluvial materials to occur onsite. Portions of the Santiago Formation typically posses a medium to high expansion potential. B. Facts in Support of Finding. Potential impacts associated with compressible and expansive soils would be evaluated as part of the detailed geotechnical investigation required by Mitigation Measure GS-1, and would be included in the final grading and building plans for the Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 18 January 2013 Exhibit "A" June 5, 2013 cuirent SDP, Specific related design measures would be identified as part of that analysis if appropriate, and may include standard industry practices such as removal and replacement of unsuitable materials with engineered fill, capping or burial of expansive soils in deeper fills, and surcharging/monitoring of compressible deposits prior to development. Potentially significant impacts, should they occur, would be mitigated to below a level of significance upon implementation of Mitigation Measure GS-1, C. Mitigation Measures, Implementation of Mitigation Measure GS-1 would reduce potentially significant compressible/expansive soils impacts to a level of less than significant. 2.5.2.4 Shallow Groundwater/Drainage A. Significant Impact. Shallow groundwater anticipated to occur in the SP area at approximate depths of 13 to 15 feet could require temporary dewatering to allow access by constraction equipment and/or personnel, and could potentially affect the stability of proposed excavations (e.g,, trench walls). There is potential for compressible and expansive alluvial materials to occur onsite. Uncontrolled or improperly designed surface or subsurface drainage could result in adverse impacts to proposed development through effects such as ponding, saturation of surficial deposits, or erosion. The Santiago Formation typically has a high to moderate potential to transmit seepage along impervious layers within the formation B. Facts in Support of Finding. Dewatering activities would require conformance with applicable National Pollutant Discharge Elimination System (NPDES) permit requirements. Potential impacts associated with shallow groundwater would be evaluated as part ofthe detailed geotechnical investigation required by Mitigation Measure GS-1. Specific related design measures would be identified as part of that analysis if appropriate, and would likely include conformance with applicable Occupational Safety and Health Administration (OSHA) and Califomia Division of OSHA (CAL/OSHA) standards (e.g., 29 Code of Federal Regulations [CFR] Part 1926, Occupational Health Standards-Excavations), Specifically, this could include the use of appropriate shoring to stabilize temporary excavations. Potentially significant shallow groundwater impacts, should they occur, would be mitigated to below a level of significance upon implementation of Mitigation Measure GS-1. Potential impacts associated with surface or subsurface drainage would be evaluated as part of the detailed geotechnical investigation required by Mitigation Measure GS-1, Specific design measures would be identified as part of that analysis if appropriate, and may include standard industry techniques such as the use of positive drainage (i.e., grading/constraction to direct surface flows away from stractures and into designated drainage facilities), and/or subdrains to avoid subsurface saturation in applicable areas. Potentially significant surface or subsurface drainage impacts, should they occur, would be mitigated to below a level of significance upon implementation of Mitigation Measure GS-1. C. Mitigation Measures. Implementation of Mitigation Measure GS-1 would reduce potentially significant shallow groundwater impacts, and potentially significant surface and subsurface drainage impacts, to a level of less than significant. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 19 January 2013 '^V^ Exhibit "A" June 5, 2013 2.5.2.5 Remedial Grading A. Significant Impact. The project may require development of remedial grading requirements in association with potentially significant impacts from conditions such as liquefiable or expansive soils. In addition, Santiago Formation often exhibits highly cemented zones that may result in significant impacts related to the generation and use of oversize materials. Specifically, the presence of oversize materials in engineered fill can result in effects such as differential compaction and settiement, with related adverse effects to overlying pavement, utilities, or drainage improvements, B. Facts in Support of Finding. Potential requirements would be evaluated as part of the detailed geotechnical investigation required by Mitigation Measure GS-1, with typical remedial measures including the removal and replacement of unsuitable materials with engineered fill, restricting the placement of materials between 12 inches and four feet in maximum dimension to areas at least 15 horizontal feet away from slope faces, five feet below finish grade, or three feet below the deepest utility, whichever is deeper; and requiring site-specific evaluation by the project geotechnical engineer for use of oversize materials greater than four feet in maximum dimension. Potentially significant impacts requiring remedial grading, should tiiey occur, would be mitigated to below a level of significance upon implementation of Mitigation Measure GS-1, C. Mitigation Measures. Implementation of Mitigation Measure GS-1 would reduce potentially significant remedial grading impacts, to a level of less than significant. 2.5.2.6 Foundation/Footing/Pavement/Retaining Wall Design A. Significant Impact. Project-related foundations, footings, pavement, and/or retaining walls may be subject to significant impacts from potential effects associated with seismic loading, liquefaction, compressible/expansive soils, and/or surface/subsurface drainage. B. Facts in Support of Finding. The proposed design of project facilities would be evaluated as part of the detailed geotechnical investigation required by Mitigation Measure GS-1, with typical remedial measures including appropriate stracture design/location, earthwork, and drainage considerations. Potentially significant foundation, footing, pavement, or retaining wall design impacts, should they occur, would be mitigated to below a level of significance upon implementation of Mitigation Measure GS-1, C. Mitigation Measures. Implementation of Mitigation Measure GS-1 would reduce potentially significant foundation, footing, pavement, or retaining wall design impacts to a level of less than significant. 2.6 Greenhouse Gas Emissions 2.6.1 Constraction Greenhouse Gas Emissions A. Less Than Significant Impact. Constraction of the proposed SDP would result in less than significant GHG emissions associated with the use of heavy equipment and vehicle trips. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 20 January 2013 ^ ^ Exhibit "A" June 5, 2013 B. Facts in Support of Finding. An Air Quality and Climate Change Technical Report prepared for the project utilized the CalEEMod model to estimate GHG emissions associated with proposed project development and constraction activities. The report determined that amortized over 30 years, constraction equipment would contribute 118,19 metric tons per year of carbon dioxide equivalent (C02e) emissions to the project's total. The constraction phase ofthe project would be short-term and temporary, with no long-term potential to emit annual GHG pollutants from constraction-related sources. Temporary, constraction-phase GHG emissions associated with the use of heavy equipment and vehicle trips would have a negligible effect on any increase in regional, state, national and global GHG emissions. Therefore, a less than significant impact related to constraction-phase GHG emissions would occur. C. Mitigation Measures. No mitigation measures are proposed as no significant short-term GHG emissions impacts have been identified. 2.6.2 Operational Greenhouse Gas Emissions A. Less Than Signiflcant Impact. Operation of the proposed SDP would result in less than significant direct GHG emissions associated with natural gas combustion (fumace and water heaters), use of other fuel-consuming equipment (lawn care equipment), etc, and in less than significant indirect GHG emissions associated with electrical generation, water consumption and vehicle trips. B. Facts in Support of Finding. An Air Quality and Climate Change Technical Report prepared for the project utilized the CalEEMod program to estimate GHG emissions associated with proposed project operational activities. Project-level GHG emissions are calculated in terms of C02e. Project-related operational GHG emissions would be 843.24 metric tons of COze emissions per year, thus producing less GHG emissions tiian the screening threshold of 900 metric tons per year. Therefore, the operational GHG impacts associated with the proposed SDP would be less than significant and the project would not conflict with the Califomia CARB's Scoping Plan and year 2020 "business as usual" forecast model. No GHG reduction measures would be required; however, the project would feature a number of sustainable design features that would minimize emissions of GHG as described in the Final EIR Project Description. C. Mitigation Measures. No mitigation measures are proposed as no significant project- level operational GHG emissions impacts have been identified. 2.7 Hazards/Hazardous Materials 2.7.1 Constraction-Phase Release of Hazardous Materials A. Signiflcant Impact. Use and/or storage of hazardous materials such as fuels, lubricants, solvents, concrete, paint, and portable septic system wastes during project constraction would not represent a si^ificant safety hazard for people residing or working in the project area. Potential disturbance or removal of asbestos-containing materials (ACMs) and/or lead-based paint (LBP) would represent a potentially significant safety hazard for people residing or working in the project area. Westfield Carlsbad (SCH No. 2010011004) \ City ofCarlsbad Candidate CEQA Findings 21 January 2013 2(o Exhibit "A" June 5, 2013 B. Facts' in Support of Finding. A Phase I Environmental Site Assessment (ESA) was prepared for the proposed project. The Phase I ESA noted that the location of material storage and constraction staging areas would be dictated by the project Stormwater Pollution Prevention Plan (SWPPP), which includes such measures as regular maintenance of constraction equipment, and storage criteria for oil, gasoline, and other potential contaminants that commonly occur during constraction activities. Any disturbance should be preceded by an asbestos and lead survey by qualified professionals. If asbestos- and/or lead-containing materials are encountered during constraction, proper removal and disposal techniques should be used, in accordance with the applicable regulations. If the required measures to control and properly remove ACM and LBP from tiie site are followed, asbestos-related impacts to air quality during constraction would not be significant. However, the potential for ACM and LBP in on-site stractures means that their disturbance could result in a potentially significant impact if proper removal procedures are not followed. Upon implementation of Mitigation Measure Haz-1, a less than significant constraction-phase impact related to ACM and LBP would occur. C. Mitigation Measures. The following measure shall be implemented to reduce project impacts from constraction-phase hazardous materials to below a level of significance. 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, 2,7.2 Operational-Phase Release of Hazardous Materials A. Less Than Significant Impact. The handling and transport of chemicals for routine maintenance and operation of the project would not represent a safety hazard for people residing or working in the project area. B. Facts in Support of Finding. The Phase I ESA prepared for the proposed project determined that any routine use and handling of hazardous material would be regulated by local, state, and federal standards associated with the handling of hazardous materials, including Califomia Occupational Health and Safety Administration (CalOSHA) requirements. Based on compliance with these regulatory requirements, potential exposure of people to impacts from on- site hazardous materials would be less than significant, C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with operational-phase hazardous materials have been identified. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 22 January 2013 37 Exhibit "A" June 5, 2013 2.8 Hydrology and Water Quality 2.8.1 Drainage Alteration A. Less Than Significant Impact. Project constraction activities including demolition, grading and excavation may result in minor alteration of on-site drainage pattems, but are not anticipated to result in significant impacts to on-site drainage pattems, B. Facts in Support of Finding. Proposed modifications would be predominantiy temporary (constraction-related) and/or minor in nature, with tiie overall existing drainage pattems and directions to remain essentially unchanged. Specifically, all post-development flow from the SP area would continue to enter Buena Vista Creek and Lagoon via existing and/or modified storm drain facilities within the site and along Marron Road. Based on the described retention of the principal on- and off-site drainage characteristics, project implementation would not substantially alter on- or off-site drainage pattems/directions, generate substantial on- or off-site erosion/siltation related to the project, or result in substantial changes to ranoff rates/amounts and associated flooding hazards. Accordingly, no significant impacts related to drainage alteration would result from implementation of the current SDP proposal. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with drainage alteration have been identified. 2.8.2 Runoff Rates/Amounts A. Less Than Signiflcant Impact. The proposed project would result in a net reduction of ranoff rates and amounts from the SDP area, and would therefore not generate any significant impacts related to ranoff rates or amounts. B. Facts in Support of Finding. Project implementation would result in a net decrease of impervious surfaces, due to the proposed installation of large swaths of pervious pavement, vegetated swales and enhanced landscaping. Impervious surfaces within the noted 18,03-acre revitalization area would be reduced from 15.91 to 13,33 acres (88 to 74 percent), with a corresponding reduction in on-site ranoff rates and amounts. Based on these conditions, implementation of the proposed project would not result in any significant impacts related to increases in the rate or amount of runoff within or from the site, C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with ranoff rates or amounts have been identified. 2.8.3 Storm Drain Capacity/Additional Sources of Polluted Runoff A. Less Than Signiflcant Impact. No significant impacts related to the capacity of on- or off-site storm drain facilities, or the generation of additional sources of polluted runoff, would occur from project implementation. B. Facts in Support of Finding. The proposed project would not result in an increase in the rate or amount of ranoff within or from the site. Accordingly, the project Drainage Report Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 23 January 2013 Exhibit "A" June 5, 2013 concludes that "[t]he inlet capacities of the storm drain system are sufficient to convey ranoff from a 100-year storm event,,." and "...100-year ranoff generated from the proposed development will not adversely impact the downstream facilities any more than what has previously been constracted." C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with storm drain capacity or generation of polluted ranoff have been identified. 2.8.4 Groundwater A. Less Than Significant Impact. The proposed 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. B. Facts in Support of Finding. Implementation of the current SDP proposal would entail a net reduction of on-site impervious surfaces as previously described, with a corresponding increase in infiltration and recharge capacity. Shallow groundwater is anticipated to occur on site, and may require extraction and disposal to accommodate proposed development. Based on the temporary nature of potential constraction dewatering and the fact that associated discharge would likely be within local groundwater recharge areas (e.g., Buena Vista Creek), no significant impacts related to issues such as aquifer drawdown or depletion are anticipated. Constraction dewatering, if required, would also be subject to applicable NPDES requirements related to water quality concems. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with groundwater levels or recharge capacity have been identified. 2.8.5 Flooding/Floodplains A. No Impact. As the project is not located within the 100-year floodplain, no flooding/floodplain impact would occur, B. Facts in Support of Finding. The SP area is not located within any mapped 100-year floodplain boundaries. Accordingly, no associated potential impacts related to flood hazards or the potential to impede or redirect flood waters would result from implementation of the current SDP proposal, C. Mitigation Measures. No mitigation measures are proposed as no impacts associated with flooding or floodplains have been identified. 2.8.6 Water Ouality 2.8.6.1 Construction-Phase Groundwater Quality Impacts A. Less Than Signiflcant Impact. Constmction-phase activities would not contribute to potential groundwater quality degradation. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 24 January 2013 Exhibit "A" June 5, 2013 B. Facts in Support of Finding. Project-related activities would not result in any direct effects to groundwater quality through activities such as undergroimd storage of hazardous materials (e.g,, fuels). Accordingly, potential impacts to groundwater quality would be limited to the normal percolation of surface ranoff containing urban contaminates generated within the SP area, and would be less than significant. Surface flows within the site would either be treated via vegetated swales or trench drain filter inserts before being discharged into the storm drain system, or would be infiltrated through pervious pavement. Such infiltration provides water quality treatment for percolating ranoff before it reaches the groundwater table, with pervious pavement recognized as an effective treatment BMP, As a result, all surface ranoff within and from the site would be treated before potentially reaching local aquifers, and would not contribute to potential groundwater quality degradation. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with constraction-phase groundwater quality have been identified, 2.8.6.2 Construction-Phase Surface Water Quality Impacts A. Significant Impact. Potential water quality impacts related to project constraction include erosion/siltation (sedimentation), the on-site use and storage of constraction-related hazardous materials (e.g,, fuels, etc), generation of debris from demolition activities, and disposal of extracted groundwater (if required), B. Facts in Support of Finding. Short-term surface water quality impacts would be addressed through conformance with the NPDES Constraction General Permit and City Storm Water Standards Manual, including the implementation of an authorized SWPPP. In addition, implementation of Mitigation Measures WQ-1 and WQ-2 would avoid or reduce potentially significant constraction-phase surface water quality impacts below a level of significance, C. Mitigation Measures. The following measure shall be implemented to reduce project impacts from constraction-phase water quality to below a level of significance. 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 best management practices (BMPs), to the satisfaction of the City Engineer, to demonstrate conformance witii the NPDES Constraction General Permit (Order No, 2009-0009- DWQ) and related City requirements for the issues of erosion/sedimentation, constraction-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. Erosion/Sedimentation • Use phased grading schedules to limit the area subject to erosion at any given time. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 25 January 2013 Exhibit "A" June 5, 2013 Prepare and implement a CSMP to ensure appropriate monitoring, testing, BMP effectiveness, and conformance with applicable discharge requirements. Prepare and implement a REAP, if appUcable (i.e., depending on risk level), to ensure that active constraction 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 ranoff. 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 constraction 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, ATS, energy dissipators, stabilized constraction access points/sediment stockpiles, and properly fitted covers for sediment transport vehicles. 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 constraction 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 constraction. 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-constraction 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. Westfield Carlsbad (SCH No. 2010011004) Candidate CEQA Findings 26 City of Carlsbad January 2013 Exhibit "A" June 5, 2013 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. • 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 waming signs in areas of hazardous material use or storage and near storm drains (or other appropriate locations) to avoid inadvertent disposal, • Properly maintain all constraction equipment and vehicles. • 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 overase, 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. • Use recycled or less hazardous materials wherever feasible. • Post regulatory agency telephone numbers and a summary guide of clean-up procedures in a conspicuous location. • Regularly (at least weekly) monitor and maintain hazardous material use/storage facilities and operations to ensure proper working order. • Restrict constraction debris storage areas to appropriate locations at least 50 feet from storm drain inlets and water courses. • Use appropriate storage facilities for constraction 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 mn-on and ranoff. • Employ a licensed waste disposal operator to regularly (at least once a week) remove and dispose of constraction debris at an authorized off-site location. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 21 January 2013 Exhibit "A" June 5, 2013 Demolition-related Debris Generation • Recycle appropriate (i,e,, non-hazardous) constraction debris for on- or off-site use whenever feasible, • Restrict constraction debris storage areas to appropriate locations at least 50 feet from storm drain inlets. • Use appropriate storage facilities for applicable constraction 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 ran-on, ranoff and infiltration. • Employ a licensed waste disposal operator to regularly remove and dispose of constraction 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). • 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 constraction; 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 constraction, WQ-2 The extraction and disposal of groundwater associated with project constraction activities shall conform to all applicable requirements of the NPDES Groundwater Permit (R9-2008-0002). While final BMPs would be determined as part ofthe NPDES Permit process based on site-specific parameters, they would likely include standard measures from the NPDES Permit text, with typical requirements outiined 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). Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 28 January 2013 15 Exhibit "A" June 5, 2013 2.8.6.2 Long-term Surface Water Quality Impacts A. Significant Impact. The proposed project is identified as a "Significant Redevelopment" and "pollutant-generating redevelopment project" under City guidelines, and as a "Priority Project" under NPDES guidelines, due to the inclusion of proposed development categories such as commercial development, parking areas, and potential new restaurants. Anticipated and potential operational-phase surface water contaminants associated with project operations include sediment, nutrients, heavy metals, organic compounds, trash and debris, oxygen demanding substances, oil and grease, bacteria and virases, and pesticides. B. Facts in Support of Finding. The proposed project would be required to conform to applicable NPDES and City storm water standards, with such conformance to include the use of appropriate post-constraction site design/LID, source control, priority project, and treatment control BMPs. In addition, implementation of Mitigation Measure WQ-3 would avoid or reduce potentially significant operational and maintenance-related water quality impacts below a level of significance. C. Mitigation Measures. The following measure shall be implemented to reduce project impacts to long-term water quality to below a level of significance. 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, Titie 15, Chapter 15.16); the Storm Water Management and Discharge Control Ordinance (Carlsbad Code or Ordinances, Titie 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, LID Site Design BMPs - LID site design BMPs are intended to control post-development ranoff, 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 ranoff 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. • 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 Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 29 January 2013 Exhibit "A" June 5, 2013 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 ranoff rates/amounts, increasing filtering and infiltration potential, and minimizing chemical applications (i.e., pesticides, herbicides and fertilizers). 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 ran-on/runoff to/from adjacent areas; walls and gates to prevent trash dispersal; and covers and attached receptacle lids to minimize direct precipitation contact, • Employ efficient irrigation systems consistent witii the City Landscape Manual to reduce/control associated flows and ranoff, including measures such as the use of automated and tailored watering schedules (i.e., to avoid over-watering), and installing moisture/pressure sensors and shutoff valves to reduce or terminate irrigation under appropriate conditions (e.g,, during/after precipitation events or in the event of broken pipes or sprinkler heads). • 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 Proiect 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: • 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, Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Candidate CEQA Findings 30 January 2013 45 Exhibit "A" June 5, 2013 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 ranoff 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. Treatment Control BMPs - Treatment control (or stractural) BMPs are designed to remove pollutants from runoff to the MEP throug 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, witii additional information included in the project SWMP (refer to the Drainage Management Areas Figure of the SWMP for specific locations of tiie proposed vegetated swales, pervious pavement areas, and loading docks). Vegetated swales typically function by slowing ranoff velocities and allowing sediment and other pollutants to settie, 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 southem (Marron Road) and eastem (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. Pervious pavement typically includes a high-permeability concrete layer underlain with materials such as crashed 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 inflltration and ranoff control. Pervious pavement would be installed along the southem and eastem 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 ranoff. 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 Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Candidate CEQA Findings 31 January 2013 46 Exhibit "A" June 5, 2013 hydrocarbons, and a medium removal efficiency for bacteria. Trench drain filter inserts would be installed at tiie 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 ranoff from surface parking areas and rooftops to be directed into the on-site pervious pavement to the MEP. • 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 tiie 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 constraction 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, 2.9 Land Use 2.9.1 Land Use Compatibility 2.9.1.1 On-site Land Use Compatibility A. Less Than Significant Impact. Project implementation would not result in on-site land use incompatibility, or divide an established on-site community, B. Facts in Support of Finding. The SP proposes the continuation of regional commercial uses on the project site, including retail, service, and entertainment and dining uses, and would allow for temporary parking lot events, such as demonstration events, tree lots, community events, farmers markets and other one-time activities. The current SDP proposal would be compatible with existing land use and zoning designations for the property. The area is currently developed with a regional shopping center and this type of land use would continue under the proposed SP, The proposed SP incorporates land use objectives and development standards that Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 32 January 2013 M1 Exhibit "A" June 5, 2013 address architecture and building materials; setbacks; grading; landscape; loading, storage and refuse collection; and parking. The proposed project would provide a positive impact to on-site land uses by improving and expanding the existing commercial facilities, revitalizing the shopping center to make it more modem so that it continues to be a vibrant regional activity center. Because of the consistency with existing uses and positive impacts of the proposed project, no significant adverse effects related to division of an established on-site community or land use incompatibility would occur, C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with division of an established on-site community or land use incompatibility have been identified. 2.9.1.2 Off-site Land Use Compatibility A. Less Than Significant Impact. Project implementation would not result in off-site land use incompatibility, or divide an established off-site community. B. Facts in Support of Finding. Land uses surrounding the SP area generally consist of open space, commercial, and residential uses. The proposed SP and current SDP proposal would not create incompatibilities with the surrounding communities, as the SP area would remain designated as C-2 with the same land uses in place. Potential environmental effects may include noise, light, glare, aesthetics or visual, or other physical impacts to surrounding land uses from the proposed project's land uses. The project does not represent a change in land use character or intensity that would have the effect of dividing or disrapting existing land uses within the surrounding community. As with on-site land uses, the proposed SP and SDP would potentially provide a positive impact to off-site land uses. The SP would define land use objectives and provide cohesive development standards for the proposed site additions and modifications. The potential exists for indirect impacts associated with traffic and possible conflicts with other utilities during constraction and future maintenance activities. However, potential conflicts with utilities, including natural gas lines, electrical conduits, or overhead power transmission lines, would be identified and addressed in the final design stage of any constraction and maintenance activities, including the current SDP proposal. The City requires that all constraction and maintenance activities be coordinated in the planning stage with other facilities that may be affected. There is also no indication project implementation would cause the long-term vacancy or closure of other local commercial establishments, or otherwise result in related urban decay effects in the Carlsbad area. Because of the consistency with existing uses and positive impacts of the proposed project, no significant adverse effects related to division of an established off-site community or land use incompatibility would occur, C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with division of an established off-site community or land use incompatibility have been identified. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 33 January 2013 Exhibit "A" June 5, 2013 2.9.1.3 Consistency with Existing Land Use Plans, Policies, and Regulations Citv of Carlsbad General Plan A. Less Than Significant Impact. The proposed project would not conflict with the City General Plan. B. Facts in Support of Finding. The existing General Plan designation of Regional Commercial (R) would be compatible with the SP, as it would allow for the expansion of the existing commercial development within the shopping center, Westfield Carlsbad would retain full-line department stores and a full range of specialty retail, restaurant, and entertainment uses. Because the proposed SP is consistent with the existing General Plan and local facilities management plan zones (LFMP) land use designations, a less than significant impact would occur. As the SP area is located outside the Califomia Coastal Zone; no conflicts with Coastal Act policies in the LCP would occur. In addition, policies in the Open Space and Conservation Element are not applicable to the proposed project as there are no natural resources on site. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with inconsistencies with the City's General Plan have been identified. Citv of Carlsbad Zonins Ordinance A. Less Than Significant Impact. The proposed project would not result in a conflict with the City's Zoning Ordinance. B. Facts in Support of Finding. The proposed SDP is consistent with the Regional Commercial (R) designation of tiie SP area and with the implementing zone of General Commercial (C-2), and no zone change is proposed, hi instances where the SP development regulations would vary from the General Commercial (C-2) Zoning Ordinance regulations, the SP development standards and guidelines would prevail for development and redevelopment within the SP area. Listed in the SP are tiie uses that would be permitted within the SP area following adoption of the plan, and uses that could be allowed within the SP area if approved as part of a Conditional Use Permit/Planning Commission Hearing process. The SP proposes variances from the development regulations of the C-2 Zone in the areas of building height, landscaping and signage. As discussed in Section 4.1, Aesthetics, of the Final EIR, the long-term aesthetic changes associated with the variances would update and improve the visual interest of the shopping center through the use of new fa9ade treatments, building articulations, increased landscaping and other design elements. Increased building heights in and around the main mall would modify the roof stracture and provide visual interest to the shopping center, but would not be substantial relative to the height of the existing stracture. Landscaped setbacks would be implemented along El Camino Real and Marron Road to provide visual relief from the expansive parking areas that surround the shopping center. As such, upon City approval, the SP and current SDP proposal would be consistent with the intent of the Carlsbad Zoning Ordinance, C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with City Zoning Ordinance conflicts have been identified. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 34 January 2013 Exhibit "A" June 5, 2013 Growth Manasement Chapter of Municipal Code A. Less Than Signiflcant Impact. The proposed project would not conflict witii tiie Growth Management Chapter of the City's Municipal Code. B. Facts in Support of Finding. The proposed SP contains an analysis of public facility impacts potentially created by the proposed project. This analysis determined that all standards of the Growth Management Ordinance have been met. Therefore, the SP and current SDP proposal would be consistent with the requirements of the Growth Management Chapter of the Carlsbad Zoning Ordinance, C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with conflicts with the Growtii Management Chapter of the City's Municipal Code have been identified. Zone 1 Local Facilities Manasement Plan A. Less Than Signiflcant Impact. The proposed project would not conflict with the Zone 1 LFMP. B. Facts in Support of Finding. The LFMPs were adopted to ensure that growth occurs in concert with public facilities and service systems. The SP is located witiiin LFMP Zone 1, and capacity planning conducted for the LFMP included the regional shopping center in its base calculations. The public facilities needed to service the LFMP are already in place. Implementation of the proposed SDP would not result in the provision of additional residential units or substantial employment opportunities that could be directly tied to additional growth. Therefore, the project would not conflict with the standards or thresholds for City administrative facilities, fire, schools, libraries, and park and recreation facilities. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with Zone 1 LFMP conflicts have been identified. Citv Landscape Manual A. Less Than Signiflcant Impact. The proposed project would not conflict with the City's Landscape Manual. B. Facts in Support of Finding. The City's Landscape Manual appHes to all public and private developments requiring discretionary permits. As such, the SP and current SDP proposal must and would comply with the requirements, standards, and guidelines contained in the Landscape Manual, Therefore, no significant impact associated with the Landscape Manual would occur. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with inconsistencies with the City's Landscape Manual have been identified. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 35 January 2013 Exhibit "A" June 5, 2013 Precise Plan (PP 24) A. Less Than Significant Impact. The proposed project would not conflict with Precise Plan 24. B. Facts in Support of Finding. The existing PP 24 and all subsequent amendments that have been processed to govem additional development and changes to the shopping center since its inception (e.g., PP 24[A] - PP 24[K]) would be superseded by the proposed SP. Therefore, any partial or total rehabilitation, reconstmction, or replacement of existing buildings within the Westfield Carlsbad SP area would be subject to the requirements contained within the SP and the apphcable Code provisions relating to non-conforming uses. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with inconsistencies with the PP 24 have been identified. El Camino Real Corridor Development Standards A. Less Than Significant Impact. The proposed project would vary from the architectural theme, sign standards, and landscape standards required by the El Camino Real Corridor Development Standards adopted in 1984. However, the proposed SP contains its own updated standards to the corridor that would supersede those adopted in 1984. B. Facts in Support of Finding. The proposed Westfield Carlsbad SP includes corridor standards and design guidelines that would supersede those contained in the El Camino Real Corridor Development Standards (City 1984). The development standards and design guidelines included in the SP would be in compliance with the standards for building height, grading, and roadway setback detailed in the 1984 El Camino Real Corridor Development Standards. Future out-buildings to be constracted within 300 feet of El Camino Real on the existing surface parking lots in the eastem portion of the SP area may reach a maximum of 35 feet from pad grade. These buildings must be set back a minimum 15 feet from El Camino Real, Building heights within the main mall would not be subject to the El Camino Real Corridor Standards, as it is located greater than 300 feet from the roadway ROW, Cut or fill exceeding 15 feet from existing grade would not be permitted within the SP area, except if it is required for the constraction of an underground parking stracture(s) (not currently proposed), A sign program is being processed concurrently with the SP to integrate signs with building, site, and landscape design to form a unified architectural statement. As described under Final EIR Section 4.1, Aesthetics, the new monument and other signage proposed throughout the SDP area would be contemporary and complementary to the revitalized shopping center and would not result in a significant impact. Although the SP and current SDP proposal would feature certain building elements that would not strictly adhere to the to the design theme and signage materials standards for El Camino Real Corridor, the proposed deviations would not result in a significant visual quality impact along the highway. Therefore, upon adoption of the SP, this "nonconformance" would not result in a significant land use impact, C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with inconsistencies with the El Camino Real Corridor Development Standards have been identified, Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 36 January 2013 Exhibit "A" June 5, 2013 Habitat Manasement Plan for Natural Communities in the Citv ofCarlsbad A. Less Than Significant Impact. The proposed project would not conflict with the Habitat Management Plan for Natural Communities in the City, B. Facts in Support of Finding. The Buena Vista Lagoon Ecological Reserve, which is situated west ofthe project site, is listed within the HMP as a Hardline Preserve Area and Core Area 1 major wildlife movement corridor. The SP area and Buena Vista Creek to the north are located within the planning area of the HMP, although neitiier is identified within the core habitat area. In addition, the SP area and vicinity are not designated as Hardline Preserve Areas. As discussed in Final EIR Section 5.5.2, Biological Resources, tiie proposed SP and current SDP proposal would not directly or indirectly impact resources protected by the HMP. C. Mitigation Measures: No mitigation measures are proposed as no significant impacts associated with inconsistencies with the Habitat Management Plan for Natural Communities in the City have been identified. Citv of Oceanside Draft Subarea Plan A. Less Than Significant Impact. The proposed project would not conflict with the City of Oceanside Draft Subarea Plan, B. Facts in Support of Finding. As a developed site, the SP and current SDP proposal would not affect any Pre-approved Mitigation areas identified in the Draft Subarea Plan. No significant indirect effects to riparian habitat or resources in Buena Vista Creek would occur as discussed in Final EIR Section 5.5.2, Biological Resources. Thus, tiie proposed project would not affect the City of Oceanside's ability to accomplish the objectives in its Subarea Plan. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with inconsistencies with the City of Oceanside Draft Subarea Plan have been identified. San Dieso Association of Governments Resional Comprehensive Plan A. Less Than Significant Impact. The proposed project would not conflict with the San Diego Association of Govemments (SANDAG) Regional Comprehensive Plan (RCP), B. Facts in Support of Finding. SANDAG has developed a Smart Growth Concept Map illustrating the location of existing, planned, and potential smart growth areas in San Diego as part of tiie RCP, The Westfield Carlsbad Shopping Center is designated on the map as a potential "Town Center" area. The SANDAG Smart Growth Concept Map Site Descriptions (last updated January 27, 2012) state that potential development could add anywhere from 200 to 400 multi-family residential units and additional retail square footage to the 1,1 million square feet of retail floor space existing within the Westfield Carlsbad Shopping Center, While no residential uses are being proposed as part of the SDP project, and such uses are not a reasonably foreseeable phase of the SDP, the Westfield Carlsbad SP would permit the future development of Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Candidate CEQA Findings 37 January 2013 Exhibit "A" June 5, 2013 residential units on site, subject to further environmental review under CEQA and the City's approval of additional discretionary actions, hi addition, the shopping center site would continue to meet the minimum employment requirements of 30 employees per acre consistent with a Town Center, as described in Final EIR Section 4,9, Land Use. Furthermore, the Specific Plan area is currentiy served witii high-frequency local transportation service, and two existing rapid bus transit stations are located in the eastem portion of the shopping center site, as noted in the Smart Growth Concept Map Site Descriptions. Light/commuter rail service also exists at the El Camino Real NCTD SPRINTER station at El Camino Real and Oceanside Boulevard, located approximately 1.5 miles north of tiie shopping center. Therefore, tiie SDP, which provides for additional employment opportunities, would not alter the SANDAG's identification ofthe site as a potential Town Center and would be consistent with the RCP Smart Growth Concept Map. Impacts to land use policy in the SANDAG RCP would be less than significant. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with inconsistencies with the SANDAG RCP have been identified. 2.10 Noise 2.10.1 Constraction-Phase Noise Impacts A. Less Than Signiflcant Impact. Project constraction activities would not result in a significant noise impact. B. Facts in Support of Finding. Noise produced by general constraction activities would be intermittent and would occur only during the hours and days specified in the City's Municipal Code. An Acoustical Analysis Report (Final EIR Appendix E) prepared for tiie proposed project states that although it could be considered loud at times, constraction would comply with Carlsbad's Constraction Noise Ordinance, which has no noise limits for short-term constraction activities. Therefore, general constraction noise impacts would be considered less than significant. Demolition of tiie existing Robinsons-May building and parking lot areas would likely require the use a variety of equipment, including a "breaker" to demolish concrete footings and concrete stractures, portable rock/cement crasher to break up concrete and asphalt, small dozer, loader skid-steer, and dump tracks. The Acoustical Analysis Report analyzed for noise conditions where the crashing operation would be located in the current parking area at the eastem end of the shopping center, near the former Robinsons-May building. Breaker noise levels were also analyzed for a breaker being used for demolition of the Robinsons-May building. Noise levels at the receptor locations were calculated to range from 60.6 to 66.1 dBA (decibels with A-weighting) LEQ (time-averaged noise levels of one hour) for crasher operations. The continuous use of a breaker for demolition of the mall stractures would lead to noise levels ranging from 34.7 to 63.6 dBA LEQ for breaker operations at the Robinsons-May building. Other demolition operations, including demolition of the parking lot areas, would create significantiy lower noise impacts and would not significantiy contribute to the ambient noise levels at the receiver locations since no constraction noise limits exist in the City Noise Ordinance, Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 38 January 2013 5 Exhibit "A" June 5, 2013 C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with general or demolition-related constraction noise have been identified. 2.10.2 Stationarv Noise Impacts A. Less Than Significant Impact. Project operations would not result in a significant stationary-source noise impact. B. Facts in Support of Finding. Proposed stationary noise sources are similar to tiie current site noise sources, but include changes and additions to the building square footage, as well as reduced parking areas. In addition to the reconstracted main mall area, the current SDP proposal plans to constract three new commercial pads along El Camino Real, the future uses of which are currentiy undetermined. The Acoustical Analysis Report prepared for the proposed project analyzed potential operational noise impacts in the event that one or more of the commercial pads be developed with a restaurant use, potential changes in noise levels resulting from proposed parking lot modifications, and likely noise sources related to loading dock activities. Table 4.10-8 in the Final EIR, Combined Noise Impacts - Project vs. No Project Noise Levels, provides tiie calculated noise levels at 20 analyzed receiver locations from all of the exterior stationary sources after the Westfield Carlsbad project is completed. The total stationary project noise levels would range from 38.4 to 59.9 dBA LEQ at the receptor locations. The analysis shows tiiat future stationary noise levels at receptor locations R9 through R12 and R14 would exceed the County Noise Ordinance limit of 57.5 dBA LEQ. However, as the existing noise exposure at these receptor locations currently exceeds or is close to approaching this threshold, the project-generated increase would not be audible (i.e., under 3dBA). In addition, stationary noise would be masked by the traffic noise from local roads and SR-78, further diminishing the audible effects ofthe stationary sources. Therefore, a less than significant impact would occur. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with stationary noise sources have been identified. 2.10.3 Transportation Noise Impacts A. Less Than Significant Impact. Project operations would not result in a significant transportation-related noise impact. B. Facts in Support of Finding. The Acoustical Analysis Report prepared for the proposed project analyzed potential transportation-related noise impacts anticipated to occur as a result of project implementation. Final EIR Tables 4,10-9, Existing Baseline Roadway Noise, thra 4.10-11, Buildout Roadway Noise, for the Existing Plus Project (Year 2010), and Near-Term (Year 2020) and Buildout (Year 2030) present calculated noise levels under two conditions for each receptor location: the noise generated on only the local roadways (without noise from SR-78 included) and the actual noise at the receptor with noise from SR-78 included (which is essentially constant for each analyzed year without regard for project noise). The largest change in noise levels for all analyzed traffic scenarios would be 1.7 dBA (where peak hour sound levels are equivalent to the CNEL), which occurs in the Existing Plus Project condition. This change would be below the allowable change of 3 dBA CNEL increase in ambient noise above existing noise levels. Accordingly, traffic noise impacts to the SP area and project-specific noise impacts Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 39 January 2013 Exhibit "A" June 5, 2013 to off-site residences would be less tiian the City's tiiresholds. Thus, impacts from transportation noise sources would be less than significant, C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with transportation noise have been identified, 2.10.4 Airport and Airstrip Noise Impacts A. Less Than Significant Impact. Project implementation would not result in airport or airstrip-related noise impacts, B. Facts in Support of Finding. The project is not located within two miles of a public or private airport, and is not located within the boundaries of an airport land use plan. There are no private airstrips in the vicinity of the SP area. As such, people working in the SP area would not be impacted by excessive noise generated by such sources. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with airport or airstrip-related noise have been identified. 2.11 Paleontological Resources 2.11.1 Paleontological Resource Impacts A. Significant Impact. Excavation into the Santiago Formation could have a potentially significant impact on paleontological resources. B. Facts in Support of Finding. The maximum depth of excavation associated with the SDP would be 22 feet where the lower level would expand into the southem parking lot. The remainder of the site would be excavated to a depth of no more than two to three feet. There would be no significant impact in portions of the SP 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 current SDP proposal could extend into previously undisturbed areas of the Santiago Formation, which is assigned a high paleontological resource sensitivity. Implementation of Mitigation Measure P-1 would reduce the impact associated with paleontological resources to a level less than significant, C. Mitigation Measures. The following measure shall be implemented to reduce project impacts to paleontological resources to below a level of significance. P-1 A Paleontological Mitigation Plan (PMP) shall be prepared prior to the start of constraction 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: Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 40 January 2013. Exhibit "A" June 5, 2013 - Prior to initiation of constraction activities, the project developer shall retain a qualified paleontologist to carry out the mitigation program outiined 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. - A qualified paleontologist shall be at the preconstraction meeting to discuss grading plans and consult with tiie 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 outiines 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, Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 41 January 2013 Exhibit "A" June 5, 2013 2.12 Transportation/Traffic 2,12.1 Existing Plus Proiect Impacts 2.12.1.1 Street Segments A. Less Than Signiflcant Impact. Project implementation 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 under Existing Plus Project conditions, B. Facts in Support of Finding. The Transportation Study (Final EIR Appendix F) prepared for the project evaluated potential impacts to 18 study area street segments under the Existing Plus Project scenario. Ten of the study area segments are located in the Carlsbad, and the remaining eight are located in the City of Oceanside. As shown in Final EIR Table 4.12-6 and Table 20 of tiie Transportation Study, daily LOS at all 18 street segments would operate at LOS D or better under the Existing Plus Project scenario. Existing Plus Project moming and aftemoon peak hour street segment analysis was conducted for all 10 street segments in the City, plus the two segments in Oceanside that are projected to operate at LOS D, As summarized in Transportation Study Tables 21 and 22, all of the 10 street segments in the City of Carlsbad are projected to operate at LOS D or better, during both the moming and aftemoon peak hours. However, both of the analyzed street segments in the City of Oceanside, El Camino Real at Vista Way and El Camino Real south of the SR 78 westbound ramps, would operate at LOS E or F during at least one of the analyzed peak hours, below the City of Oceanside's standard for an acceptable LOS for peak hour street segment operations (LOS D or better). However, the project would not result in a decrease in speed of 1.0 mph or more in the City of Oceanside street segments projected to operate at LOS E or F during peak hours. While the project would result in a decrease in speed of 1.0 mph at northbound El Camino Real south of Vista Way during the moming peak hour, the segment is projected to operate at an acceptable LOS (i.e., LOS D). Therefore, the project would not result in direct significant peak hour impacts at any of the analyzed street segments during either peak hour. C Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with street segments under Existing Plus Project conditions have been identified. 2.12.1.2 Intersections A. Less Than Signiflcant Impact. The project would not add enough traffic to result in an increase in delay of 2.0 seconds or more at any of the analyzed intersections that are projected to operate at LOS E or F during Existing Plus Project conditions. B. Facts in Support of Finding. The Transportation Study (Final EIR Appendix F) prepared for the project evaluated potential impacts to study area intersections under the Existing Plus Project Condition scenario. As shown in Final EIR Table 4.12-7, all of the analyzed intersections are projected to operate at an acceptable LOS (i.e,, LOS D or better) with relatively small increases in the V/C ratios and delay as a result of the project trips under the Existing Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 42 January 2013 57 Exhibit "A" June 5, 2013 Baseline Plus Project conditions. As such, the project would not add enough traffic to any ofthe 18 study intersections to result in a direct significant impact. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with intersections under Existing Plus Project conditions have been identified. 2.12.2 Near Term (Year 2020) Impacts 2.12.2.1 Street Segments A. Less Than Significant Impact. Project implementation 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 under Near Term (Year 2020) conditions, B. Facts in Support of Finding. The Transportation Study (Final EIR Appendix F) prepared for the project evaluated potential impacts to study area street segments under the Near Term (Year 2020) scenario. As shown in Final EIR Table 4,12-8 and Table 20 of tiie Transportation Study, all 10 street segments in the City are projected to operate at LOS D or better during daily conditions except on Jefferson Street north of Marron Road, which will operate at LOS E. However, project implementation would not result in an increase in daily V/C of 0.02 or more. As shown in Tables 28 and 29 of the Transportation Study, the City of Oceanside segment of Jefferson Street south of Vista Way is projected to operate at LOS D during daily conditions, and LOS B or C during both peak hours; thus, no significant impact would occur. The street segments of El Camino Real south of Vista Way and south of the SR-78 westbound ramps are projected to operate at LOS E or F during both daily and peak hours, considered an unacceptable LOS. However, as the project would neither increase daily V/C by 0.02 or more, nor add enough traffic to these segments to result in a decrease in speed of greater than or equal to 1.0 mph (Oceanside's significance criteria) during either peak hour, impacts would be less than significant. As such, the project would not result in a direct significant daily or peak hour impact at any ofthe analyzed street segments during either peak hour, nor would the project add enough traffic to any of the 18 street segments to resuh in a direct significant daily traffic impact. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with street segments during Near Term (Year 2020) conditions have been identified. 2.12.2.2 Intersections A. Less Than Significant Impact. The project would not add enough traffic to result in an increase in delay of 2.0 seconds or more at any of the analyzed intersections that are projected to operate at LOS E or F under Near Term (Year 2020) conditions. B. Facts in Support of Finding. The Transportation Study (Final EIR Appendix F) prepared for the project evaluated potential impacts to study area intersections under the Near Term (Year 2020) scenario. As shown in Table 26 of the Transportation Study, under the Near Term Plus Project conditions, all of the analyzed intersections are projected to operate at an acceptable LOS Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 43 January 2013 s Exhibit "A" June 5, 2013 (i.e., LOS D or better) during both the moming and aftemoon peak hours, and no significant impact would occur. The project is, therefore, not expected to result in any direct significant impact at any of the analyzed intersections under Near Term conditions. ^ C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with intersections under Near Term (2020) conditions have been identified. 2.12.3 Horizon Year (Year 2030) hnpacts 2.12.3.1 Street Segments A. Less Than Significant Impact. Project implementation 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 under Horizon Year (Year 2030) conditions. B. Facts in Support of Finding. The Transportation Study (Final EIR Appendix F) prepared for the project evaluated potential impacts to study area street segment under tiie Horizon Year (2030) scenario. As shown in Final EIR Table 4.12-10 and Table 34 of tiie Transportation Study, Horizon Year (Year 2030) Street Segment Daily Levels of Service, all 18 of tiie analyzed street segments are projected to operate at LOS D or better. As shown in Tables 35 and 36 of the Transportation Study, during peak hours, the City of Oceanside segment of El Camino Real south of Vista Way is projected to operate at LOS F in the southboimd direction during the aftemoon peak hour, considered unacceptable LOS for peak hour segment operations. However, the project does not result in a decrease in speed of greater than or equal to 1.0 mph (Oceanside's significance criteria) during either peak hour at this street segment and impacts would be less than significant. Therefore, the project would not result in a direct significant peak hour impact at any of the analyzed street segments during either peak hour. Additionally, the project would not add enough traffic to any of the 18 street segments to result in a direct significant impact, C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with street segments under Horizon Year (Year 2030) conditions have been identified. 2.12.3.2 Intersections A. Less Than Significant Impact. The project would not add enough traffic to result in an increase in delay of 2.0 seconds or more at any of the analyzed intersections that are projected to operate at LOS E or F during Horizon Year (Year 2030) conditions. B. Facts in Support of Finding. The Transportation Study (Final EIR Appendix F) prepared for the project evaluated potential impacts to study area intersections under the Horizon Year (2030) scenario. As shown in Final EIR Table 4,12-1 land Table 33 of the Transportation Study, all intersections are projected to operate at LOS D or better, except at the intersection of Jefferson Street and the SR 78 westbound ramps, which is projected to operate at LOS E in the aftemoon peak hour. However, the project-generated traffic does not result in an increase in delay of 2.0 seconds or more at this intersection under Horizon Year Plus Project conditions; Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 44 January 2013 Exhibit "A" June 5, 2013 therefore, project-related impacts would be less than significant. The project is, therefore, not expected to result in any direct significant impact at any of the analyzed intersections under Horizon Year (Year 2030) conditions. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with intersections under Horizon Year (Year 2030) conditions have been identified. 2.12.4 Altemative Transportation Impacts A. Less Than Significant Impact. The project would not interfere with existing or future altemative transportation, and would be consistent with Circulation Element policies of the City's General Plan that promote the use of altemative transportation methods. B. Facts in Support of Finding. The SP and SDP would not change the location or capacity of the Westfield Carlsbad Transit Center or any bus turnouts. Future employees and patrons of the expanded and renovated shopping center would be able to access the project via altemative transit. The project would be consistent with Circulation Element policies of the City General Plan that promote the use of altemative transportation methods such as walking, bicycling and public transportation. Therefore, no significant impact would occur. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with altemative transportation systems or policies have been identified, 2.12.5 Cumulative Transportation Impacts A. Significant Impact. Project implementation would result in indirect cumulative impacts to roadway segments at Vista Way (west of El Camino Real), Jefferson Street (south of Vista Way) and El Camino Real (south of Vista Way) within the City of Oceanside. B. Facts in Support of Finding. The Transportation Study (Final EIR Appendix F) prepared for the project evaluated the project's contribution to indirect cumulative impacts. Project contribution to indirect cumulative impacts identified at Vista Way (west of El Camino Real), Jefferson Street (south of Vista Way) and El Camino Real (south of Vista Way) in the City of Oceanside will be mitigated to less than significant levels through the implementation of Mitigation Measure T-l. C. Mitigation Measures. The following measure shall be implemented to reduce cumulative traffic impacts to below a level of significance. T-l Prior to issuance of building or grading permit (whichever comes first) for the current SDP proposal, the project applicant shall provide written documentation from the City of Oceanside the applicant has 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, Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 45 January 2013 QD Exhibit "A" June 5, 2013 2.13 Utilities and Service Systems 2.13.1 Water Supply and Infrastmcture Impacts A. Less Than Significant Impact. Implementation of the proposed project would not result in a significant impact related to water supply or infrastmcture. B. Facts in Support of Finding. A 2008 Water Study and updated 2010 Water Study prepared for the project calculated existing and future water demand to be generated by the proposed project (Final EIR Appendix G). The studies each concluded that impacts to water services and supplies would be less than significant. The existing on- and off-site water distribution system was found to be capable of delivering maximum day demands and a 6,000-gpm fire flow with a minimum residual on-site pressure of 49,4 psi (nearly 40 psi more than required). As such, the existing system could accommodate the water demands of the proposed SDP and the three existing connections would be maintained. The existing infrastmcture is adequate and no additional infrastmcture would be required to meet the demand and the fire flow requirements associated with the current SDP proposal. The City's Water Reclamation Master Plan recommends the provision of recycled water to the Westfield Carlsbad site with the future constraction of Phase IV of the recycled water distribution system. Expansion of the recycled water system would reduce the per-capita quantity of potable water required from the SDCWA as the CMWD approaches ultimate (buildout) demands. Although water to the SP area would initially be supplied solely by the existing potable water system, recycled water irrigation piping would be installed during proposed SDP constraction as part of the anticipated expansion of reclaimed water pipelines, thereby eliminating the need to retrofit piping once recycled water is available in the SP area vicinity. Based on the foregoing, impacts to water supply and distribution are anticipated to be less than significant, C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with water supply or water infrastracture have been identified. 2.13.2 Sewer and Wastewater Treatment Facilities Impacts A. Less Than Signiflcant Impact. Implementation of the proposed project would not result in a significant impact related to sewer infrastracture or wastewater treatment facilities. B. Facts in Support of Finding. A Sewer Study prepared for the project calculated sewer and wastewater demand to be generated by the proposed project (Final EIR Appendix G). As described in the Sewer Study, the net increases in wastewater flows would be accommodated by the existing sewer infrastracture, including the described sewer lines, the Buena Vista Pump Station, and associated force main and gravity sewer system. No further upgrades to the existing wastewater infrastracture system in other portions of the SP area would be required as a result of implementation of the current SDP. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 46 January 2013 Exhibit "A" June 5, 2013 The Carlsbad Municipal Water District (CMWD) has approximately 3,4 million gallons per day (mgd) of excess capacity rights at the Encina Water Pollution Control Facilities (EWPCF), Accordingly, the increases in wastewater generated by the current SDP proposal would not result in a capacity deficiency or overwhelm the treatment facilities at the EWPCF, Based on the described conditions, the existing, adequate conveyance and treatment capacity is available to accommodate the proposed project and related impacts would be less than significant, C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with sewer infrastracture or wastewater treatment facilities have been identified, 2.13.3 Storm Water/Drainage Impacts A. Less Than Significant Impact. The current SDP proposal would not require constraction of additional storm drain facilities; modifications would be made, B. Facts in Support of Finding. A preliminary Drainage Report and a preliminary Storm Water Management Plan (SWMP) prepared for tiie proposed project found the existing capacities of the inlets and overall on- and off-site storm drain system to be adequate to support the proposed project (Final EIR Appendix D). Furthermore, incorporation of low-impact development (LID) features such as porous concrete and bioswales would increase the amount of pervious surfaces on site, as would the addition of proposed landscape improvements, thereby enabling the site to handle project-related ranoff more efficientiy than in the existing condition. No impacts to storm water or drainage facilities would occur. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with storm drain facilities have been identified. 2.13.4 Solid Waste Disposal Impacts A. Less Than Significant Impact. During the constraction and demolition phases, constraction-related waste would be generated, ranging from constraction worker personal waste, to demolition waste from the interiors and buildings that would be demolished, to hazardous materials associated with architectural coatings. During the project's operational phase, the solid waste generation at Westfield Carlsbad would increase by approximately 8,854 pounds per day, or 1,616 tons per year. B. Facts in Support of Finding. Based on the project's constraction-phase efforts to recycle or reuse at least 50 percent of demolition and constraction waste, develop a waste management plan, and use recycled materials where feasible, the amount of constraction-related waste that would be generated is not considered significant. The constraction contractor would be responsible for recycling of the demolition and constraction materials, while Waste Management, the solid waste service provider at the Westfield Carlsbad Shopping Center, would provide containers necessary for all types of collection needs. Operational solid waste diversions are anticipated to increase from the shopping center as the City enhances its recycling programs for commercial uses in accordance with AB341. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 47 January 2013 Exhibit "A" June 5, 2013 Participation in the City's commercial recycling programs would further reduce Westfield Carlsbad's long-term disposal needs occurring from the operation of tiie expanded shopping center. Although the proposed project would increase demand for solid waste collection and increase the quantity of solid waste being hauled to existing landfills, adequate landfill capacity is currentiy available in the region and would continue to be available in the future for the solid waste disposal needs of the current SDP proposal. Therefore, less than significant impacts associated with solid waste disposal capacity are identified. C. Mitigation Measures. No mitigation measures are proposed as no significant impacts associated with solid waste disposal have been identified. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 48 January 2013 b3 Exhibit "A" June 5, 2013 3.0 EFFECTS FOUND NOT TO BE SIGNIFICANT The City finds, based on the substantial evidence appearing in Section 5,0, subsection 5.5 ofthe Final EIR, that the following impacts on the following resources would not be significant: Agriculture and Forest Resources (project-level and cumulative) Biological Resources (project-level and cumulative) Mineral Resources (project-level and cumulative) Population and Housing (project-level and cumulative) Public Services (project-level and cumulative) Recreation (project-level and cumulative) Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 49 January 2013 . > Exhibit "A" June 5, 2013 4.0 FINDINGS REGARDING FEASIBLE ALTERNATIVES Pursuant to State CEQA Guidelines Section 15126.6(a), EIRs must "describe a range of reasonable altematives to the project, or to the location of tiie project, which would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project, and evaluate the comparative merits of the altematives." No significant and unmitigable impacts are identified in the Final EIR. The Final EIR considers a reasonable range of altematives. The altematives to the Project are evaluated in Section 6.0 of the Final EIR in terms of their ability to meet tiie basic objectives of the Project, and eliminate or further reduce its significant environmental effects. Based on these parameters, the following altematives were considered: • No Project Altemative • Altemative 2 - Reduced Project: Main Mall Renovations Only (No Out-Buildings), and • Altemative 3 - Reduced Project: Re-Tenant Main Mall Plus Out-Buildings The three altematives listed above were thoroughly analyzed in the Final EIR, and constitute a reasonable range of altematives necessary to permit a reasoned choice among the options available to the City. The City finds that a good faith effort was made to evaluate all altematives in the Final EIR that are reasonable altematives to the project and could feasibly attain the basic objectives of the project, and as a result, the scope of altematives analyzed in the Final EIR is not unduly limited or narrow, and that all reasonable altematives were reviewed, analyzed and discussed in the review process of the Final EIR and ultimate decision on the project, 4.1 No Project Alternative The No Project Altemative assumes that the proposed SP would not be adopted, the current SDP proposal would not be implemented, and no expansion of the existing Westfield Carlsbad shopping center would occur. Revitalization of the shopping center through the reconstmction of the former Robinsons-May department store and constraction of new out-buildings proposed as part of the current SDP proposal would not occur. Any signage improvements would be implemented in accordance with the Carlsbad Municipal Code with no deviations. Under the No Project Altemative, the former Robinsons-May department store would be re-occupied with commercial/retail tenant(s). Interior tenant improvements would be permitted but no constraction of new buildings or square footage or increase in building heights would occur. No fa9ade treatments would be implemented around the exterior of the vacant department store. The landscaping along the El Camino Real corridor and Marron Road would not be widened under this altemative. 4.1.1 Findings in Support of Fact Under the No Project Altemative, potentially significant impacts to cultural resources, geologic hazards, hydrology and water quality, paleontological resources on site would be avoided since new constraction would be limited to interior tenant improvements. Similar to the proposed project, less than significant impacts would occur for air quality, aesthetics, energy, land use and Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 50 January 2013 U6 Exhibit "A" June 5, 2013 planning, noise, and utilities/service systems for this altemative. Hazards and hazardous waste impacts caused by asbestos-containing materials and/or lead-based paint would still occur under this altemative due to on-going shopping center renovations. The traffic associated with this altemative would contribute to indirect cumulative impacts to three roadway segments in the City of Oceanside in the future, although the contribution would not be considerable. The No Project Altemative would not meet most of the basic project objectives identified in Section 3.0 of the Final EIR, For instance, the No Project Altemative would not modemize or expand the shopping center into a contemporary facility since only the existing, intemally-focused stracture would be used for new commercial retail. No new standards for landscaping, parking, uses, signage or building design would be implemented. No new or enhanced dining or entertainment experiences or outdoor gathering places or pedestrian-fiiendly site design or connections would be created. Less constraction and commercial jobs, shopping opportunities and sales tax base would be generated by the No Project Altemative since no new commercial space would be constmcted on site. An improved street presence would not be realized, including an enhanced streetscape for El Camino Real, a visual "gateway" into the City. Although some sustainability features could be integrated into the existing shopping center, the potential to decrease the shopping center's existing GHG emissions would be lower under the No Project Altemative. Improvements in long-term water quality would not be realized since treatment control measures would not be constracted. The No Project Altemative, while Environmentally Superior under CEQA, is therefore not recommended for approval. 4.2 Alternative 2 - Reduced Project: Main Mall Renovations Only (No Out-Buildings) Under Altemative 2, substantial renovations to the 148,159-sf former Robinsons-May department store and adjacent 77,472 sf of retail shops, including new commercial constraction along the fa9ade of the stracture, would be implemented under a SDP. However, the pads for the three out-buildings (26,300 sf) would not be constracted as proposed. As such, Altemative 2 would result in a net 9,117-sf increase in the amount of new GLA proposed on the Westfield Carlsbad property (in contrast to the 35,417 net sf of new retail space proposed under the project) (as shown in Table 3-1), None of the parking area would be reconfigured under this altemative. The development standards, design criteria and guidelines and implementation procedures contained in the Westfield Carlsbad SP would be adopted. Similar to the proposed project, fiiture SDPs would have to comply with the provisions and procedures in the SP, 4,2,1 Findings in Support of Fact Under Altemative 2, potentially significant impacts to cultural resources, geologic hazards, hydrology and water quality, hazards and hazardous materials and paleontological resources on site would be similar to but slightly less than anticipated with the proposed project. Similar to the proposed project, less than significant impacts would occur for air quality, aesthetics, energy, land use and planning, noise, and utilities/service systems for this altemative. The additional traffic associated with new commercial space would not result in significant direct impacts but would contribute to indirect cumulative impacts to three roadway segments in the City of Oceanside in the ftiture. In all cases, the same mitigation required of the proposed project would address the impacts anticipated under this altemative. Altemative 2 would meet some of the basic project objectives outiined in Section 3.0 of the Final EIR, but not to the extent ofthe Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 51 January 2013 Exhibit "A" June 5, 2013 proposed project. Specifically, this altemative would modemize and expand the shopping center into a contemporary facility. New standards for landscaping, parking, uses, signage and building design would be implemented under the SP, New outdoor gathering places would be created along the edge of the main mall; however, the pedestrian-fiiendly gateways between the outer edges ofthe center and the mall would not be implemented since the out-buildings would not be constracted at this time. Fewer constraction and commercial jobs and shopping opportunities, and a reduced sales tax base, would be generated by Altemative 2 since 26,300 less sf of commercial space would be constracted on site. Extensive sustainability measures would be integrated into the design, thus reducing existing energy and GHG emissions, similar to the proposed project. Improvements in long-term water quality would be realized since treatment control measures would be constracted. While this altemative is considered feasible under CEQA, and would modemize and expand the shopping center into a contemporary facility, it would not meet the basic project objectives to the same extent as the proposed project. Altemative 2 is therefore not recommended for approval on this site. 4.3 Alternative 3 - Reduced Project: Re-Tenant Mam Mall Plus Out-Buildings Under Altemative 3, instead of fully reconstracting and substantially renovating the former Robinsons-May department store and adjacent retail shops, the spaces would undergo tenant improvements and be re-tenanted and the three new out-buildings would be constracted. Based on this description, this altemative would result in 225,631 sf of tiie main mall being re-occupied (after intemal tenant improvements are implemented) and 26,300 sf of new commercial space being constracted where the three out-buildings are proposed. Therefore, the net increase would be 26,300 sf under Altemative 3 (in contrast to tiie 35,417 sf under the proposed project) and the expanded shopping center would encompass 1,177,392 sf GLA (or 9,117 sf less than the proposed project) under this altemative. The Westfield Carisbad SP would still be implemented under this altemative. The development standards, design criteria and guidelines and implementation procedures contained in tiie SP would be adopted. Similar to the proposed project, future SDPs would have to comply with tiie provisions and procedures in the SP. 4.3.1 Findings in Support of Fact Under Altemative 3, potentially significant impacts to cultural resources, geologic hazards, hydrology and water quality, and paleontological resources would be tiie similar to but slightiy less than anticipated with the proposed project. However, the impacts would be mitigated through the same measures recommended for the proposed project. The additional traffic associated with new constraction would not result in significant direct impacts but would contribute to indirect cumulative impacts to three roadway segments in the City of Oceanside in the future. Similar to the proposed project, less than significant impacts would occur for air quality, aesthetics, energy, land use and planning, noise, and utilities/service systems for this altemative. Altemative 3 would meet most of the basic project objectives identified in Section 3.0 ofthe EIR, but not to the same extent as the proposed project. Specifically, this altemative would modemize and expand the shopping center into a contemporary facility. New standards for landscaping, parking, uses, signage and building design would be implemented under the SP. Westfield Carlsbad (SCH No. 2010011004) \ City ofCarlsbad Candidate CEQA Findings 52 January 2013 ^rj Exhibit "A" June 5, 2013 Pedestrian-friendly gateways between the outer edges of the center and the mall would be implemented along witii the out-buildings. Less constmction and commercial jobs, shopping opportunities and sales tax base would be generated by Altemative 3 since 9,117 less sf of commercial space would be constracted on site. With the out-buildings and other SDP improvements in place an improved street presence would be realized, including an enhanced streetscape for El Camino Real, a visual "gateway" into the City, Sustainability measures would be integrated into the project under Altemative 3, but not necessarily to levels anticipated under the proposed project. Similar improvements in long-term water quality would be realized under the proposed project and Altemative 3, since treatment control measures would be constracted. While this altemative is considered feasible under CEQA, and would modemize and expand the shopping center into a contemporary facility, it would not meet the basic project objectives to the same extent as the proposed project. Altemative 3 is therefore not recommended for approval on this site. Westfield Carlsbad (SCH No. 2010011004) City of Carlsbad Candidate CEQA Findings 53 January 2013 Exhibit "A" June 5, 2013 5.0 ENVIRONMENTALLY SUPERIOR ALTERNATIVE While the No Project Altemative is considered the environmentally superior altemative, as it reduces or avoids most of the environmental effects identified for the proposed project, the State CEQA Guidelines, Sectionl5126,6(e)(2) requires that another altemative be identified as the Environmentally Superior Altemative among the other altematives, Altemative 2 - Reduced Project: Main Mall Renovations Only (No Out-Buildings) has been identified as an additional Environmentally Superior Altemative. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 54 January 2013 Exhibit "A" June 5, 2013 6.0 CONSIDERATION AND APPROVAL OF THE FINAL EIR Pursuant to Article 7 of the State CEQA Guidelines, these Findings have been prepared for tiie consideration and approval of the Final EIR and the analysis contained herein. The Final EIR was completed in accordance with CEQA; and the decision-making body, the City Council for the City, has reviewed and considered the information contained in the Final EIR prior to action. It is recommended that the proposed project, along with the above detailed mitigation measures to reduce identified significant environmental effect to below a level of significance, be adopted. No unmitigated significant impacts associated with the proposed project would occur; therefore, no Statement of Overriding Considerations is required. Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 55 January 2013 10 Exhibit "A" June 5, 2013 7.0 STATEMENT OF LOCATION OF RECORD OF PROCEEDINGS Califomia Public Resources Code Section 21081.6(a)(2) requires that the CEQA lead agency, in this case the City, specify the location and custodian of the documents and other material that constitute the record of proceedings upon which its decision is based. It is the purpose of this statement to satisfy this requirement. Documents and other material that constitutes the record of proceedings for CEQA documentation for the Westfield Carlsbad project are on file at the following location: City of Carlsbad Planning Division 1635 Faraday Avenue Carlsbad, Califomia 92008-7314 Because this project was subject to a hearing of the City Council, the following are also locations for retention and custodianship of documents and other material that constitutes the record of proceedings. City of Carisbad OR City of Carlsbad - Dove Library City Clerk 1775 Dove Lane 1200 Carlsbad Village Drive Carlsbad, Califomia 92011 Carlsbad, Califomia 92008 Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Candidate CEQA Findings 56 January 2013 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 Clearmghouse No. 2010011004 Prepared for: City of Carlsbad Planning Division 1635 Faraday Avenue Carlsbad, Califomia 92008 December 2012 Exhibit "B" June 6, 2013 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 modemization 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 constraction- and commercial-related jobs that are fully integrated into the community, Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Mitigation Monitoring and Reporting Program 1 December 2012 p / J Exhibit "B" June 6, 2013 Create improved street presence for Westfield Carlsbad along El Camino Real that provides visual identity, a visual gateway into the northem 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 infrastracture 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 Constraction 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 Constraction Mitigation - mitigation tiiat is to be initiated at tiie project site prior to and/or during constraction to avoid constraction related impacts (e.g., dust or noise control measures); Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Mitigation Monitoring and Reporting Program 2 December 2012 •/4 Exhibit "B" June 6, 2013 - OM - Ongoing Mitigation - mitigation associated witii 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 constraction, annual) and if necessary, delineates a follow-up program. Column 5 Comphance 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 Comphance: 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), Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 3 City of Carlsbad December 2012 ^ ^ Exhibit "B" June 6, 2013 TABLE 1 MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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. J Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Remarks Mitigation Measure Type Monitor Schedule Compliance Action Initial Date Remarks 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. . 1 Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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/retainin g 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Remarlcs Mitigation Measure Type Monitor Schedule Compliance Action Initial Date Remarlcs Geology and Soils (cont.) Project design, construction and maintenance shall implement and complywith all recommendations/requirements identified in the approved detailed geotechnical investigation report, as well as any other applicable requirements identified by the City Engineer. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarl(s 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 10 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 11 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 12 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 13 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 14 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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. (A Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 15 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 16 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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). Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 17 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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. o Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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 ofthe 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). Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 19 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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 ofany 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 20 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 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 Desiqn BMPs - LID site desiqn 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: 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. • 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 21 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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). Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 22 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 23 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 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 cunrent 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: Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 24 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 25 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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 pen/ious 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 26 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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 ofthe mall building. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 27 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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 polyprop^ene 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. o o Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 28 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 29 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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 inspecfion, cleaning, and as-needed repair of applicable facilifies (including pervious pavement and trench drain filter inserts); mowing, trimming, and replacement of vegetation in landscaping and vegetated swales; and removal of standing water. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 30 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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 Sanfiago 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 activifies, the project developer shall retain a qualified paleontologist to carry out the mifigafion program oufiined 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 Mitigafion Measure P-1 during grading and construcfion. 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 fimes during the original cutfing of previously undisturbed deposits of high sensitivity formations (Sanfiago 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 31 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Remarks Mitigation Measure Type Monitor Schedule Compliance Action initial Date Remarks Paleontological Resources (cont.) - A qualified paleontologist shall be at the preconstruction meefing 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 32 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks Paleontological Resources (cont.) A paleontological monitor shall be on site at all times during grading/excavation acfivities involving previously undisturbed deposits of high sensifivity formafions (Santiago Formafion) to inspect for well-preserved fossils. The paleontological monitor need not be on site during the original cutfing of previously undisturbed deposits of zero sensitivity formafions (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. Q in Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 33 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks 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 fimely 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. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 34 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks Paleontological Resources (cont.) - Fossil remains collected during the monitoring and salvage portion of the mitigafion 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 institufion with permanent paleontological collections such as the San Diego Natural History Museum. Donation of the fossils shall be accompanied by financial support for inifial specimen storage. 0. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 35 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 TABLE 1 (CONT.) MITIGATION MEASURES FOR WESTFIELD CARLSBAD PROJECT Mitigation Measure Type Monitor Schedule Compliance Action Verification of Compliance Initial Date Remarks Paleontological Resources (cont.) - A final summary report shall be completed and submitted to the Planning Division that oufiines the results of the mitigafion program. This report shall include discussions of the methods used, stratigraphic sections exposed, fossils collected, and significance of recovered fossils. Compliance with this mitigafion measure shall be verified by the City of Carlsbad's Land Development Engineering Division. 5. Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 36 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 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 contribufion toward adaptive-responsive signals along the segments of Vista Way (west of Ei 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 contribufion has been paid by the project applicant. o Westfield Carlsbad (SCH No. 2010011004) Mitigation Monitoring and Reporting Program 37 City of Carlsbad December 2012 Exhibit "B" June 6, 2013 THIS PAGE INTENTIONALLY LEFT BLANK Westfield Carlsbad (SCH No. 2010011004) City ofCarlsbad Mitigation Monitoring and Reporting Program 3 8 December 2012 \\0 27 28 ("the Property"); and ^ PLANNING COMMISSION RESOLUTION NO. 6982 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE 3 CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF THE WESTFIELD CARLSBAD SPECIFIC 4 PLAN (SP 09-01) ON APPROXIMATELY 77.5 ACRES OF LAND WITHIN THE EXISTING PLAZA CAMINO REAL SHOPPING CENTER GENERALLY LOCATED WEST OF EL 6 CAMINO REAL AND BISECTED BY MARRON ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 1. 7 CASE NAME: WESTFIELD CARLSBAD CASE NO.: SP 09-01 8 g WHEREAS, City of Carlsbad has initiated application for a Specific Plan to 10 replace Precise Plan 24, inclusive of amendments A-K, regarding property described as 11 Lots 1 to 27, inclusive, of Carlsbad Tract No. CT 76-18 (Plaza j2 Camino Real Shopping Center) in the City of Carlsbad, County of San Diego, State of California, according to map 13 thereof no. 8956, filed in the Office of the County Recorder of San Diego County, August 11,1978 14 " 15 1^ WHEREAS, said verified application constitutes a request for a Specific Plan, on 17 file in the Carlsbad Planning Division, WESTFIELD CARLSBAD - SP 09-01 as provided by 18 Govemment Code Section 65453; and 19 20 21 22 WHEREAS, the Planning Commission did, on June 5, 2013, hold a duly noticed 24 public hearing as prescribed by law to consider said request; and 25 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 Specific Plan. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: WHEREAS, the proposed WESTFIELD CARLSBAD - SP 09-01 is set forth and attached in the draft City Council Ordinance, Exhibit "X" dated, June 5, 2013, and attached hereto as WESTFIELD CARLSBAD - SP 09-01; and ^ A) That the foregoing recitations are trae and correct. 2 B) That based on the evidence presented at the public hearing, the Commission 3 RECOMMENDS APPROVAL of WESTFIELD CARLSBAD - SP 09-01, as set forth in Exhibit "X" attached hereto, based on the following findings [and 4 subject to the following conditions]: 8 12 19 23 Findings; 5 6 .. The proposed development as described by the Specific Plan (SP 09-01) is consistent 7 wdth the provisions of the General Plan in that the Westfield Carlsbad Specific Plan boundary has a General Plan Land Use Designation of Regional Commercial (R) and is currently developed with a an existing regional shopping center, which will g continue under the proposed SP. The SP will further guide the development of the existing regional commercial shopping center, which is compatible with surrounding 10 land uses. The SP will allow for the expansion of existing commercial development within the shopping center while retaining a full-line of department stores, along with a full range of specialty retail, restaurant, and entertainment uses. The SP incorporates land use objectives and development standards that address architecture and building materials; setbacks; grading; landscape; loading, storage }3 and refuse collection; and parking. The proposed project will provide a positive impact to on-site land uses by improving and expanding the existing commercial 14 facilities, and revitalizing the shopping center to make it more modern so that it ^ ^ continues to be a vibrant regional activity center. 2. The proposed plan would not be detrimental to the public interest, health, safety, convenience, or welfare of the City in accordance with the findings of the Westfield 17 Carlsbad Specific Plan/Site Development Plan Project Final (EIR 09-02); and moreover that the proposed SP provides development standards and design 18 guidelines that will guide the development of a quality planned regional shopping center within the area identified as the Westfield Carlsbad Specific Plan; creates a safe location for visitors through enhanced lighting and security standards; and 2Q improves the overall pedestrian experience by creating enhanced pedestrian connections and upgrading landscaping within the parking lots as redevelopment 21 occurs over time. 22 3. All necessary public facilities can be provided concurrent wdth need, and adequate provisions have been provided to implement those portions of the capital improvement program applicable to the subject property in that all necessary infrastructure required 24 to serve the Westfield Carlsbad Specific Plan is in place, which has been identified in the Westfield Carlsbad Specific Plan and the LFMZ 1 plan and no further 25 mitigation or special conditions are required of the project. 4. The proposed commercial uses will be appropriate in area, location, and overall design to 2j the purpose intended. The design and development standards are such as to create an environment of sustained desirability and stability. Such development will meet 28 performance standards established by this title. PC RESO NO. 6982 -2- 8 5. Any proposed commercial development can be justified economically at the location 2 proposed and will provide adequate commercial facilities of the types needed at such location proposed, in that Westfield Carlsbad is an existing regional commercial 3 shopping center located within the City's Regional Commercial (R) General Plan Land Use designation. The Westfield Carlsbad Specific Plan goals include 4 ^'establishing Westfield Carlsbad as a prominent regional retail center attractive to ^ high quality retailers and fueling economic growth in the City while satisfying current consumer needs on a regional scale." 6 6. The area surrounding the Westfield Carlsbad Specific Plan area is planned and zoned in 7 coordination and substantial compatibility with the development, in that the existing open space, multiple-family residential, and commercial uses adjoining the Westfield Carlsbad Specific Plan area are separated by existing roadways, distance g and elevation from the existing and proposed regional commercial uses thereby creating adequate separation of uses. 10 7. Appropriate measures are proposed to mitigate any adverse environmental impact as 11 noted in the certified environmental impact report (EIR 09-02) for the project, 12 8. The proposed plan will contribute to the balance of land use so that local residents may j3 work and shop in the community in which they live in that the Westfield Carlsbad Specific Plan development will provide additional shopping and employment 14 opportunities, and will also allow for the development of residential uses within the plan area. 15 J ^ 9. The Planning Commission of the City of Carlsbad does hereby find: 17 a, it has reviewed, analyzed and considered Final EIR 09-02, the environmental impacts therein identified for this project; the CEQA Findings; and the Program prior to 18 RECOMMENDING APPROVAL of the project; b. the Final EIR 09-02, the CEQA Findings, and the Program have been prepared in 2Q accordance with requirements of the Califomia Environmental Quality Act, the State EIR Guidelines and the Environmental Review Procedures of the City of Carlsbad; 21 and 22 c, they reflect the independent judgment of the City of Carlsbad Planning Commission, 23 10, The Planning Commission has reviewed each of the exactions imposed on the Developer 24 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 25 degree of the exaction is in rough proportionality to the impact caused by the project. Conditions: 26 27 .. 1, If any of the follovwng conditions fail to occur, or if they are, by their terms, to be 28 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 PC RESO NO, 6982 -3-113 future building permits; deny, revoke, or further condition all certificates of occupancy 2 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 3 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 Specific Plan. 4 ^ 2. Staff is authorized and directed to make, or require Developer to make, all corrections and modifications to the Specific Plan document(s) necessary to make them intemally 5 consistent and in conformity with final action on the project. Development shall occur substantially as shown in the approved Exhibits. Any proposed development, different 7 from this approval, shall require an amendment to this approval. 8 12 19 3. Developer shall comply with all applicable provisions of federal, state, and local laws and g regulations in effect at the time of building permit issuance, 10 4. If any condition for constraction 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 11 are challenged, this approval shall be suspended as provided in Govemment 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 j3 with all requirements of law. 14 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 attomey's fees incurred by the City arising, directly or indirectly, from (a) City's approval and issuance of this Specific Plan, (b) City's 17 approval or issuance of any permit or action, whether discretionary or nondiscretionary, in coimection with the use contemplated herein, and (c) Developer/Operator's installation 18 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 2Q been concluded and continues even if the City's approval is not validated, 21 6. 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 22 that Plan prior to the issuance of building permits. 23 This approval is granted subject to the certification of the Westfield Carlsbad Specific 24 Plan/Site Development Plan Project Final Environmental Impact Report (EIR 09- 02) and Mitigation Monitoring and Reporting Program and is subject to all conditions 25 contained in Planning Commission Resolutions No. 6981 for those other approvals incorporated herein by reference. 26 2j 8. Developer shall implement, or cause the implementation of, the Westfield Carlsbad Specific Plan/Site Development Plan Project Final Environmental Impact Report 28 (EIR 09-02) and Mitigation Monitoring and Reporting Program. PC RESO NO, 6982 -4- I |^ ^ Prior to the issuance of any permits for the project, the applicant shall submit to the 2 City Planner a digital copy and a camera-ready master copy of the Westfield Carlsbad Specific Plan (SP 09-01), in addition to ten (10) bound copies. 3 10, The Specific Plan shall be revised to remove all provisions or allowances for digital 4 signage and partnership marketing signs. 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 g "fees/exactions," 9 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 1^ 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 12 annul their imposition. 13 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 J ^ 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 16 expired. 17 18 19 20 21 22 23 24 25 26 27 28 PC RESO NO. 6982 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, Califomia, held on June 5, 2013, by the following vote, to wit: AYES: Commissioners Anderson, Black, L'Heureux, Schumacher, Scully and Segall NOES: Chairperson Siekmann ABSENT: ABSTAIN: KERRY K. SIEKMANN, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: DON NEU City Planner PC RESO NO, 6982 5 ^ PLANNING COMMISSION RESOLUTION NO. 6983 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE 3 CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A SITE DEVELOPMENT PLAN (SDP 09-04) 4 FOR THE DEMOLITION, RECONFIGURATION, AND/OR RECONSTRUCTION OF APPROXIMATELY 225,631 SQUARE FEET OF EXISTING GROSS LEASABLE AREA OF 6 REGIONAL SHOPPING CENTER USES WITHIN THE EXISTING PLAZA CAMINO REAL SHOPPING CENTER 7 GENERALLY LOCATED WEST OF EL CAMINO REAL AND BISECTED BY MARRON ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 1, 9 CASE NAME: WESTFIELD CARLSBAD CASE NO,: SDP 09-04 10 " 11 j2 filed a verified application with the City of Carlsbad regarding property owned by the City of 13 Carlsbad, Plaza Camino Real, LP, and CMF PCR, LLC "Owner," described as 8 WHEREAS, Plaza Camino Real, LP, and CMF PCR, LLC, "Developer" has ("tiie Property"); and 14 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 15 thereof no. 8956, filed in the Office of the County Recorder of San Diego County, August 11,1978 17 18 19 WHEREAS, said verified application constitutes a request for a Site Development 20 Plan as shown on Exhibits "A - UU" dated June 5, 2013, on file in the Planning Division, 21 WESTFIELD CARLSBAD - SDP 09-04 as provided by the Westfield Carlsbad Specific 22 23 24 25 25 WHEREAS, at said public hearing, upon hearing and considering all testimony 27 and arguments, if any, of all persons desiring to be heard, said Commission considered all factors 2^ relating to the Site Development Plan. in Plan (SP 09-01); and WHEREAS, the Planning Commission did, on June 5, 2013, hold a duly noticed public hearing as prescribed by law to consider said request; and ^ NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning 2 15 25 Commission of the City of Carlsbad as follows: A) That the foregoing recitations are trae and correct. B) That based on the evidence presented at the public hearing, the Planning Commission RECOMMENDS APPROVAL of WESTFIELD CARLSBAD - 5 SDP 09-04 based on the following findings and subject to the following conditions: 7 8 Findings; 9 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 10 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 11 traffic circulation, in that Westfield Carlsbad is the redevelopment of an existing j2 developed regional shopping center (i.e.. Plaza Camino Real) and that the proposed project is consistent with the design guidelines and development standards of the 13 Westfield Carlsbad Specific Plan, which as discussed in the staff report, is consistent with the various elements and objectives of the General Plan. Furthermore, 14 mitigation required by the Westfield Carlsbad Specific Plan/Site Development Plan Project Final Environmental Impact Report (EIR 09-02) will reduce potentially significant impacts to below significant levels, which will ensure compatibility with 15 its surroundings. 17 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 incorporates j9 all of the required development standards of the Westfield Carlsbad Specific Plan to ensure compatibility of the project with its surroundings. 20 That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust 21 the requested use to existing or permitted future uses in the neighborhood will be 22 provided and maintained, in that the project complies with all of the required development standards and design guidelines of the Westfield Carlsbad Specific 23 Plan; including but not limited to, providing increased setbacks and landscaping along the El Camino Real and Marron Road frontages; integrating enclosed service 24 areas into the building design to conceal delivery areas, trash receptacles, and storage of supplies; screening roof and/or ground-mounted mechanical equipment from public view and right-of-ways, including the screening of parking areas 25 through a combination of informal landscaping and landscaped berms; and improving the existing site entries leading into the shopping center with detailed 27 landscaping, enhanced hardscape features, and new pedestrian walkways and lighting that will assist in orienting the existing shopping center with its 2^ surroundings in a safe and visually appealing manner. PC RESO NO. 6983 -2- 8 ^ 4, That the street system serving the proposed uses is adequate to properly handle all traffic 2 generated by the proposed use, in that mitigation required by the Westfield Carlsbad Specific Plan/Site Development Plan Project Final Environmental Impact Report 3 (EIR 09-02) and Mitigation Monitoring and Reporting Program will reduce potentially significant traffic impacts to below significant levels. 4 ^ 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 Califomia Regional 5 Water Quality Control Board requirements and the City of Carlsbad Standard Urban Stormwater Mitigation Plan (SUSMP) requirements, in that the developer has prepared 7 a preliminary Storm Water Management Plan to identify pollutants of concem and incorporate best management practices to either avoid contact with storm water or filter pollutants to the maximum extent practicable; linear bioretention swales along 9 with pervious pavement and landscape islands are incorporated into the project design for filtration of stormwater runoff and the project is conditioned to 10 incorporate Low Impact Design (LID) techniques. ^ ^ 6. The Planning Commission of the City of Carlsbad does hereby find: 12 a. it has reviewed, analyzed and considered Final EIR 09-02, the environmental impacts 13 therein identified for this project; the CEQA Findings; and the Program prior to RECOMMENDING APPROVAL ofthe project; 14 b, the Final EIR 09-02, the CEQA Findings, and the Program have been prepared in accordance with requirements of the Califomia Environmental Quality Act, the State 15 EIR Guidelines and the Environmental Review Procedures of the City of Carlsbad; and 17 " 18 21 22 24 25 c. they reflect the independent judgment of the City of Carlsbad Planning Commission, j9 7, 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 20 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. Conditions; 23 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 25 implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or ftirther condition issuance of all 27 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 2^ property title; institute and prosecute litigation to compel their compliance with said PC RESO NO, 6983 -3- ^ conditions or seek damages for their violation. No vested rights are gained by Developer 2 or a successor in interest by the City's approval of this Site Development Plan. 3 2, Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Site Development Plan documents, as necessary to make them 4 intemally 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. 15 5 6„ 3, Developer shall comply with all applicable provisions of federal, state, and local laws and 7 regulations in effect at the time of building permit issuance. g 4, If any condition for constraction of any public improvements or facilities, or the payment 9 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 10 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 11 all requirements of law. 12 5, Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold 13 harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims 14 and costs, including court costs and attomey's fees incurred by the City arising, directly or indirectly, from (a) City's approval and issuance of this Site Development Plan, (b) City's approval or issuance of any permit or action, whether discretionary or j5 nondiscretionary, in connection wdth the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, 17 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 19 approval is not validated. 20 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, 21 22 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 23 satisfied its obligation to provide school facilities, 24 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, 26 Developer shall implement, or cause the implementation of, the Westfield Carlsbad 27 Specific Plan/Site Development Plan Project Final Environmental Impact Report (EIR 09-02) and Mitigation Monitoring and Reporting Program. 28 PC RESO NO. 6983 -4- 8 18 25 28 11. 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. ^ 10, This approval is granted subject to the certification of the Westfield Carlsbad Specific 2 Plan/Site Development Plan Project Final Environmental Impact Report (EIR 09- 02) and Mitigation Monitoring and Reporting Program and the approval of the SP 3 09-01 and is subject to all conditions contained in Planning Commission Resolutions No, 6981 and 6982 for those other approval incorporated herein by reference, 4 5 6 12. Building permits will not be issued for this project unless the local agency providing 7 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 9 facilities will continue to be available until the time of occupancy. 10 13. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new constraction imposed by Carlsbad Municipal Code Section 11 5,09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by j2 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 13 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. 14 j^ 14. 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 ovmer of 15 the real property to be developed. Said notice is to be filed in the office ofthe County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties 17 and successors in interest that the City of Carlsbad has issued a Site Development Plan by Resolution No. 6983 on the property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all 19 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 20 amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest, 22 15, Developer shall submit and obtedn City Planner approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and 23 the City's Landscape Manual, except as modified by the Westfield Carlsbad Specific Plan, Developer shall constract and install all landscaping and irrigation as shown on the 24 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 25 causing soil erosion and runoff 27 16. 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. PC RESO NO. 6983 -5- l^A ^ 17. Developer shall provide bus stops to service this development at locations and wdth 2 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 3 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. 4 ^ 18. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in 5 accordance with the requirements of Westfield Carlsbad Specific Plan, to the satisfaction of the City Planner. 7 8 19. Developer shall submit and obtain City Planner approval of an exterior lighting plan including parking areas. All lighting shall be designed to reflect dovmward and avoid any 9 impacts on adjacent homes or property. 10 20. 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 shall be 11 completed to the satisfaction of the Carlsbad City Planner, Fire Marshal and City 12 Engineer. 13 21. 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 14 satisfaction of the Carlsbad City Planner. 22. Developer shall submit and obtain City Planner approval of a sign program for the 15 project showing conformance with the Westfield Carlsbad Specific Plan and City of Carlsbad Sign Ordinance where applicable. All signs shall be constructed and 17 installed in accordance with the approved sign program. 27 28 Engineering: General 18 19 20 23. Prior to hauling dirt or constraction materials to or from any proposed constraction site 21 within this project, developer shall apply for and obtain approval from, the city engineer for the proposed haul route, 2^ 24, No building expansion (net leasable area) shall extend into city-owned property until Developer has obtained the necessary discretionary permits and has secured a 24 lease agreement (or other acceptable instrument) subject to approval by City CounciL 25 25. Developer shall maintain all proposed surface improvements (paving, curb, gutter, 26 landscaping, hghting, etc.), underground utility lines and water quality treatment control best management practices (Biofiltration swales, pervious concrete, etc.) as shown on the proposed site plan. PC RESO NO. 6983 -6- \ ^2 ^ 26, Developer shall submit to the city planner, a reproducible 24" x 36", mylar copy of the 2 Site Plan, Proposed Site Plan, Preliminary Grading Plan, and Preliminary Utility Plan reflecting the conditions approved by the final decision making body. The 3 reproducible shall be submitted to tiie city planner, reviewed and, if acceptable, signed by the. city's project engineer and project planner prior to submittal of the building plans, 4 improvement plans, grading plans, or final map, whichever occurs first, ^ " 27. Developer shall install sight distance corridors at all street and driveway intersections in 5 accordance with City Engineering Standards. The Developer shall maintain this condition. 7 " 8 28. Prior to approval of Improvement or Grading Plans, developer shall submit to the city engineer written approval from North Coimty Transit District (NCTD) demonstrating 9 mass-transit improvement requirements for this project have been satisfied. 11 10 29, Prior to the issuance of building permits or grading permits (whichever comes first) for any expansion area. Developer shall provide written correspondence from the City of Oceanside acknowledging Developer has paid their fair-share contribution j2 towards adaptive signals in accordance with the mitigation measure listed in the Environmental Impact Report for this project to the satisfaction of the City 13 Engineer. 14 Fees/Agreements 30, Developer shall execute and submit a Geologic Failure Hold Harmless Agreement (or 15 other acceptable instrument) in a form acceptable to the city engineer and city attomey, 17 31. Developer shall execute and submit a Drainage Hold Harmless Agreement (or other acceptable instrument) in a form acceptable to the city engineer and city attomey. 18 19 32. Developer shall execute and submit a Permanent Stormwater Quality Best Management Practice Maintenance Agreement in a form acceptable to the city engineer and city 20 attomey, 21 33, Prior to approval of any grading or building permits for this project, developer shall cause 22 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 23 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 24 provided by the city engineer. Grading 25 26 .. 34, Based upon a review of the proposed grading and the grading quantities shown on the 27 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 28 all applicable grading plan review and permit fees per the city's latest fee schedule. PC RESO NO. 6983 -7- \23 ^ 35. Developer shall comply with the city's Stormwater Regulations, latest version, and shall 2 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 3 runoff during constraction, general housekeeping practices, pollution prevention and educational practices, maintenance procedures, and other management practices or 4 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, 6 36, Prior to the issuance of a grading permit, developer shall submit to the city engineer 7 receipt of a Notice of Intent from the State Water Resources Control Board, 8 37, Prior to the issuance of grading permit or building permit, whichever occurs first, 9 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 10 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 11 to reduce storm water pollutant runoff during constraction of the project to the maximum j2 extent practicable. Developer shall pay all applicable SWPPP plan review and inspection fees per the city's latest fee schedule, 13 38, This project is subject to 'Priority Development Project' requirements. Developer shall 14 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), 15 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 17 ensure that runoff from impervious areas (roofs, pavement, etc.) are drained through landscaped (pervious) areas prior to discharge. Developer shall pay all applicable SWMP 18 plan review and inspection fees per the city's latest fee schedule, 19 39, Developer acknowledges the regional Water Quality Control Board is proposing to issue 20 an updated Municipal Permit for the San Diego region in early 2013. The new Municipal Permit updates the stormwater requirements on how projects treat and/or retain storm 21 runoff. During final design, developer shall demonstrate compliance wdth the storm 22 water requirements in effect at issuance of grading permit, to the satisfaction of the city engineer. 23 40, Developer is responsible to ensure that all final design plans (grading plans, improvement 24 plans, landscape plans, building plans, etc.) incorporate all source control, site design, treatment control BMP, applicable hydromodification measures, and Low Impact Design 25 (LID) facilities. 26 41, Developer shall submit documentation, subject to city engineer approval, demonstrating 27 how this project complies with Hydromodification requirements per the city's SUSMP, latest version. Documentation shall be included within the Storm Water Management 28 Plan (SWMP), 15 PC RESO NO. 6983 -8-\9> ^ Dedications/Improvements 2 42. Prior to issuance of grading or building permits associated with the mall renovation, 3 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 4 city engineer with security posted. ^ 43, Developer shall design the private drainage systems, as shown on the Site Plan, to city 5 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 7 standard improvement plan check and inspection fees for private drainage systems, g 44, Developer shall prepare and process public improvement plans and, prior to city engineer 9 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 10 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 11 are not limited to: 12 a. Proposed and/or realigned public sewer, potable water, and fire hydrants 13 as shown on the preliminary utility plan. 14 b. Proposed private storm drain improvements as shown on the preliminary J ^ utility plan. 15 Developer shall pay the standard improvement plan check and inspection fees. Improvements listed above shall be constracted within 36 months of approval of the 17 subdivision or development improvement agreement or such other time as provided in said agreement. 18 29 45. Developer shall design, and obtain approval from the city engineer, the stractural section for the access aisles with a traffic index of 5.0 in accordance with city standards due to 20 track access through the parking area and/or aisles with an ADT greater than 500, Prior to completion of grading, the final stractural pavement design of the aisle ways shall be 21 submitted together with required R-value soil test information subject to the review and 22 approval of the city engineer, 23 Utilities 25 24 46. 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 25 public water mains to the satisfaction of the district engineer, 27 47. The developer shall design and constract public water, sewer, and recycled water facilities substantially as shown on the Site Plan to the satisfaction of the district engineer 28 and city engineer. PC RESO NO. 6983 -9- \ 9-3 48. Developer shall design and constmct public facilities within public right-of-way or within 2 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 3 maintenance, access and/or joint utility purposes, 4 49. Prior to issuance of building permits, developer shall pay all fees, deposits, and charges 5 10 for connection to public facilities. 5 50, 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 7 for processing and approval by the district engineer, g 51, Developer shall install potable water and/or recycled water services and meters at 9 locations approved by the district engineer. The locations of said services shall be reflected on public improvement plans. 52. 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, 12 53. The developer shall provide separate potable water meters to the satisfaction of the 13 district engineer, 14 Code Reminders; 54. Prior to the issuance of a building permit. Developer shall pay a Public Facility fee as 15 required by Council Policy No. 17. 17 55. 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. 18 19 56. Developer shall pay a landscape plan check and inspection fee as required by Section 20,08,050 ofthe Carlsbad Municipal Code. 20 57, Approval of this request shall not excuse compliance with all applicable sections of the 21 Zoning Ordinance and all other applicable City ordinances in effect at time of building 22 permit issuance, except as otherwise specifically provided herein. 23 58, The project shall comply with the latest nonresidential disabled access requirements pursuant to Titie 24 of the Califomia Building Code, 24 59. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal ^5 Code Section 18,04,320, 26 27 28 PC RESO NO. 6983 -10- \ 7.Lo ^ NOTICE 2 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 4 "fees/exactions.' 5 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 Govemment Code Section 6 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 g annul their imposition. 7 9 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 12 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 12 expired. 13 PASSED, APPROVED, AND ADOPTED at a regular meeting of tiie planning ^4 Commission of the City of Carlsbad, Califomia, held on June 5, 2013, by the following vote, to 15 wit: 16 AYES: Commissioners Anderson, Black, L'Heureux, Schumacher, Scully 17 and Segall NOES: Chairperson Siekmann ABSENT: 18 19 20 21 23 KERRY K. SIEKMANN, Chairperson CARLSBAD PLANNING COMMISSION 24 25 26 27 28 ATTEST: DON NEU City Planner PC RESO NO. 6983 -11-9' The Gity of Carlsbad Plannhig Divtsion EXHIBIT 5 A REPORT TO THE PLANNING COMMISSION Item No, P.C. AGENDA OF: June 5, 2013 Application complete date: NA Project Plarmer: Jason Goff Project Engineer: Jeremy Riddle SUBJECT: EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD - Request for tiie certification of an Environmental Impact Report, including the approval of Candidate Findings of Fact and a Mitigation Monitoring and Reporting Program and a recommendation of approval of the Westfield Carlsbad Specific Plan and a Site Development Plan for the demolition, reconfiguration, and/or reconstmction of approximately 225,631 square feet of existing gross leasable area of regional shopping center uses within the existing Plaza Camino Real Shopping Center generally located west of El Camino Real and bisected by Marron Road in Local Facilities Management Zone I, I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No, 6981 RECOMMENDING that tiie City Council CERTIFY Environmental Impact Report 09-02, including the approval of Candidate Findings of Fact and a Mitigation Monitoring and Reporting Program, and ADOPT Planning Commission Resolutions No, 6982 and 6983 RECOMMENDING APPROVAL of Specific Plan 09-01 and Site Development Plan 09-04, based on the findings and subject to the conditions contained therein, II. INTRODUCTION The proposed Westfield Carlsbad Specific Plan (WCSP) and Site Development Plan (SDP) involve two distinct entitlement requests within the Plaza Camino Real Shopping Center, hereon referred to as Westfield Carlsbad, First, the WCSP will become the zoning document for the center and govem the development of both the current Site Development Plan (SDP) proposal and any future proposals. The WCSP describes the existing developed shopping center and the proposed limited expansion areas. It will define the allowed uses and establish a comprehensive set of development standards and design guidelines for the center as well as implementation procedures to facilitate future redevelopment, revitalization, and ongoing operations of Westfield Carlsbad, The second entitlement request is for a SDP, which would allow for the demolition, reconfiguration, and/or reconstmction of existing commercial/retail space within Westfield Carlsbad. The Westfield Carlsbad shopping center currently totals 1,151,092 square feet (sq, ft.) of gross leasable area (GLA). The project described and analyzed in the project EIR would allow for demolition, reconfiguration and/or reconstmction of approximately 225,631 sq. ft. of existing commercial/retail space, and the constraction of approximately 261,048 sq, ft. of GLA, for a net increase of 35,417 sq. ft. of new GLA; thus bringing the Westfield Carlsbad shopping center up to approximately 1,186,509 sq. ft, of gross leasable commercial space, A majority of EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5,2013 PAGE 2 this work would involve expansion into the surroimding parking field of Westfield Carlsbad, which is property currently owned by the City of Carlsbad and leased to Westfield for their use as a parking lot. This project would be built primarily within the existing building envelopes of the main mall stracture, with a small amount of new building area (9,117 sq. ft.) to be constracted adjacent to the existing stracture on the northeast, east, and southeast perimeter of the main mall, and in three new pad locations (Pad #1 = 7,500 sq. ft,. Pad #2 = 8,800 sq, ft., and Pad #3 = 10,000 sq. ft.) witiiin the shopping center parking lot located along El Camino Real and Marron Road, This work would include the renovation of the former Robinsons-May building on the eastem end of the center and the addition of new intemally and extemally oriented retail space, including specialty shops, food court, restaurants, movie theater, fitness center (complete with an outdoor pool area), and other commercial type uses within the shopping center. Westfield and the City however have been unable to reach an agreement regarding land lease terms, and the encroachment of new building area into the City owned parking lots. Thus, the proposed project with a net increase of 35,417 sq. ft. new GLA as discussed in the EIR will not be feasible at this time. Therefore, in an effort to preserve existing leases entered into with a movie theater and fitness center, Westfield has elected to reduce the project at this time. Nevertheless, Westfield is requesting to certify the project EIR as proposed with the intention of continuing to negotiate lease terms with the City and later retum with an amendment to the SDP to fully develop the site in accordance with project described in the EIR. The SDP described herein and shown on the attached exhibits would allow for demolition, reconfiguration and/or reconstmction of approximately 225,631 sq. ft. of existing commercial/retail space, and the constraction of approximately 224,995 sq, ft, of GLA, No out parcel development is being proposed at this time. Upon completion of the proposed development project, the Westfield Carlsbad shopping center will total approximately 1,150,456 sq, ft. of gross leasable commercial space, resulting in a net loss of 636 sq. ft. of total GLA. The discretionary approvals associated with the proposed project include the following actions from the City Council: adoption of the WCSP, approval of a SDP, and certification of the Final EIR. III. PROJECT DESCRIPTION AND BACKGROUND Project Description The proposed Westfield Carlsbad project involves adoption of the WCSP and approval of a SDP for the demolition, reconfiguration, and/or reconstraction of approximately 225,631 sq. ft. of existing commercial/retail space at the Westfield Carlsbad shopping center within the proposed WCSP area. The Westfield Carlsbad shopping center currently is developed with 1,151,092 sq. ft. of gross leasable area (GLA). Implementation of the project proposal described within the WCSP and analyzed in the project EIR would resuh in 35,417 sq. ft. of net new GLA for a total of approximately 1,186,509 sq. ft. of GLA of regional shopping center space (existing plus proposed) on the existing Westfield Carlsbad Shopping Center property. Reuse of the former Robinsons-May building would include reconstracted and reconfigured uses in the form of a new movie theater, fitness center (complete with outdoor pool area), specialty retail, and restaurant space. However, as described above in the introduction, the current SDP proposal has been revised to only allow for demolition, reconfiguration and/or reconstraction of approximately EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5, 2013 PAGE 3 225,631 sq, ft, of existing commerciaVretail space, and the constraction of approximately 224,995 sq, ft. of GLA. No out parcel development is being proposed at this time or any expansion of the main mall building (including the outdoor pool area associated with the proposed fitness center) due to Westfield's inability to secure a land lease agreement to expand beyond their existing property lines. Upon completion of the proposed development project, the Westfield Carlsbad shopping center will total approximately 1,150,456 sq. ft. of gross leasable commercial space, resulting in a net loss of 636 sq. ft. of total GLA. Project Location and Surroundings The WCSP represents a 77,5 acre area located in the northwest quadrant of the City and includes all of the existing Westfield Carlsbad shopping center from El Camino Real west to the North County Transit District (NCTD) bus transfer station; and from the northerly City boundary with the City of Oceanside to Marron Road. Also included in the WCSP boundary area are seven parcels consisting of approximately 2.9 acres in total area located on the south side of Marron Road and west of its intersection with El Camino Real. This area is presently developed with an existing multiplex movie theater, two existing financial office buildings, and associated parking lots. More specifically, the SP area is immediately bounded to the north by additional surface parking for the shopping center owned by the City of Carlsbad (but under the jurisdiction of the City of Oceanside), the Buena Vista Sewer Pump Station, Buena Vista Creek, and South Vista Way. Although the northem boundary of the WCSP area abuts the City of Oceanside and the northwest portion of the associated parking lot is within the limits of the City of Oceanside, the proposed WCSP and improvements would occur entirely within the City of Carlsbad. No work would take place in the City of Oceanside, and therefore, no entitlements or approvals from the City of Oceanside are required to implement the current proposal. South of the proposed SP boundary area is a portion of Marron Road and open space consisting of steep upslopes of 50 to 70 feet leading up to existing three-story multifamily housing on top. Commercial development bounds the SP area to the west; and El Camino Real and additional commercial uses bound the SP area to the east. Background/Development History The Westfield Carlsbad Shopping Center was built in 1969 with approximately 306,000 sq. ft, of anchor tenant space and approximately 176,000 sq. ft. of specialty retail space. The mall was expanded approximately 10 years after its original development, and today occupies approximately 1,151,100 sq. ft. of GLA. In its current state, Westfield Carlsbad is developed as a two- and three-story indoor shopping center with five main anchor department store buildings (i.e.. Sears, Macy's, Macy's Men's Home Fumiture, JC Penney, and the former Robinsons May) and numerous smaller specialty retail shops. Over 6,400 surface parking spaces surround the main mall stracture, and several associated out-buildings (i.e., Firestone Tires and West Buffet) are located within the main mall parking lots and across Marron Road to the south. The WCSP area is held by multiple owners. Plaza Camino Real, LP (part of Westfield, LLC) owns the parcels developed within the center, namely the common areas and specialty retail/dining spaces; most of the anchor store tenants own the parcels their stores occupy, but one (former Robinson May) is ovmed by CMF PCR LLC (also part of Westfield, LLC); and tiie City of Carlsbad owns the parcels that comprise the surface parking lots surrounding the main mall. EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5, 2013 PAGE 4 Following a 1975 agreement between Plaza Camino Real, LP and the City regarding future expansion of the shopping center, the City Council approved Precise Plan 24 (PP 24) in 1977. PP 24, which allowed the shopping center to expand with an additional 257,000 sq. ft. of space for two additional anchor buildings, and approximately 146,000 sq. ft. for other specialty stores, has been periodically amended since its original adoption as summarized below. Approved between 1978 and 1980, Precise Plan Amendments PP 24(A) tiirough PP 24(C) allowed for expansion of the shopping center; relocation of the NCTD bus transfer station from one end of the center to the other; and modifications to peripheral parking areas. Approved in 1983, PP 24(D) and adoption of SP 187 allowed for the removal of over 17 acres from the westemmost portion of the Westfield Carlsbad site in preparation for development of the North County Plaza shopping center (located adjacent to and northwest of the intersection at Marron Road and Monroe Road). In the early 1990s, PP 24(E) and PP 24(F) involved the redesign and expansion of the NCTD bus transfer station. Precise Plan Amendments PP 24(G) and PP 24(H), involving a significant shopping center expansion in the late 1990s, were proposed and then later withdrawn. In 2001, PP 24(1) was proposed to allow for temporary promotional sales events (i,e., custom car shows, and boat and recreational vehicle shows) to be held over a portion of the shopping center's parking lot; the amendment was denied by the City Council, PP 24(J) was approved in 2001 and allowed for the relocation of the NCTD bus transfer facility to its current location on the west side of the Sears department store building. The last amendment, which was PP 24(K) and approved in 2001, addressed the addition of a covered outdoor eating area at the Pat and Oscar's Restaurant, and a modification to the associated mall entryway on the lower level of the shopping center between JC Penney and the former Robinsons-May. The WCSP area is designated as C-2, General Commercial, on the Carlsbad Zoning Map and R, Regional Commercial, on the City's General Plan Land Use Map. The current zoning and land use designation have applied to Westfield Carlsbad since its inception in the late 1960s. The WCSP area is also located within the planning area of the Habitat Management Plan (HMP), although it is not identified as being within any HMP core habitat areas; or adjacent to or designated as a Hardline Preserve or Standards Areas, Project Characteristics Westfield Carlsbad Specific Plan: The WCSP is a regulatory document that will provide a comprehensive set of development standards, guidelines, and implementation procedures to facilitate the redevelopment, revitalization, and ongoing operations of Westfield Carlsbad within a 77.5 acre specific plan area described above. Approval of the WCSP would provide a framework for future development and redevelopment within the SP area including, but not limited to, future build-out of the Westfield Carlsbad property south of the main mall and Marron Road, The proposed WCSP does not add or modify policy directives stated in the Carlsbad General Plan and is not a policy document. Instead, the WCSP provides a regulatory framework comprised of a comprehensive set of development standards, design guidelines, and implementation procedures to facilitate the near-term and long-term redevelopment, revitalization, and operations of the Westfield Carlsbad shopping center property. As such. City Council's adoption of the WCSP would establish the standards, guidelines, and entitlement processes for currently proposed and future development and land use within the WCSP area, and ensure that the property is developed and redeveloped in EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5, 2013 PAGE 5 accordance with the City's General Plan, Municipal Code, Local Facilities Management Plan (LFMP Zone 1), and Landscape Manual, In some instances, however, the WCSP development regulations would vary from the General Commercial (C-2) Zoning Ordinance regulations; in such instances, the WCSP development standards and guidelines would prevail for development and redevelopment within the WCSP area. The sections below contain a description of the WCSP design guidelines and development standards. The WCSP would implement the General Plan's Regional Commercial (R) Land Use designation for the 77.5 acre SP area, in conjunction with the underlying C-2 Zone (C.M.C. Chapter 21.28). In addition to those existing uses associated with Westfield Carlsbad, a wide range of commercial and service uses could be permitted under the SP as provided in the use classification categories (WCSP, Table 4, Pg, 3-2), except for tattoo parlors and pawn shops, which would be prohibited. In addition, while no residential uses are being proposed as part of the current SDP proposal, the SP would, however, permit the development of residential units (multiple-family and mixed use) on site, subject to further environmental review and the City's approval of additional discretionary permits. Also, the SP would allow for temporary parking lot events under the Temporary Uses section, which would expand the list of uses that have normally occurred in the shopping center parking lot (e.g.. Automotive Demonstrations/Product Awareness with local Carlsbad dealers (excluding tent sales and used car sales), Bike/Skate Demonstrations or Shows, Seasonal Garden Centers, and Farmer's Market), More typical uses seen in the past include: Christmas Tree Lots, Pumpkin Patches, and Citywide events such as the MS Bike Ride and Carlsbad Marathon, These uses would be processed pursuant to the Special Event Permit process that is currently established by city code. The approval of the WCSP would not vest any rights for future approval of any licenses, discretionary acts, or other entitlements necessary for future development in the SP area, except for the Westfield Carlsbad project as described in this report. Rather, all subsequent projects that would affect the SP area would need to undergo a separate review process (including environmental review, if applicable) and be found consistent with the SP, pursuant to the guidelines set forth in the WCSP document. Furthermore, following City Council adoption of the WCSP, the standards and review processes of the plan would replace the existing requirements/processes as the mechanism for future entitlements, development, and operations within the SP area, and all prior PP, including PP 24 and subsequent amendments "A" through "K", would be replaced by the WCSP, Therefore, any partial or total rehabilitation, reconstmction, or replacement of existing buildings within the WCSP area would be subject to the requirements contained within the WCSP, The WCSP is divided into five distinct planning areas. Planning Area 1 represents the eastem portion of the main mall building where most of the proposed SDP improvements would take place; Planning Area 2 represents the parking lot area to the east, where pad grading could occur pending approval of a future lease agreement with the City for the future development of three outbuildings located along El Camino Real and Marron Road; Planning Area 3 represents the existing out-buildings (currently developed with the West Buffet restaurant and Firestone Tires) along with surrounding parking lots on the north side of the site, where only landscaping improvements would take place; Planning Area 4 represents the portion of the SP area south of Marron Road; and Planning Area 5 represents the remainder of the main mall, where additional SDP improvements would take place south of and southeast of the existing Macy's Men's Home Fumiture store. EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5, 2013 PAGE 6 The WCSP also includes development standards and design guidelines that address architectural design, building height, grading, circulation, landscaping, outdoor lighting, signage, public safety, parking, and treatment of service areas. The following is a summary of the various sections of the plan relating to those topics. Architectural Design One ofthe goals ofthe WCSP is to set development regulations to guide the modemization and revitalization of the shopping center. This goal will allow Westfield Carlsbad to evolve over time and to implement current architectural elements, technological developments, and building materials. As redevelopment under the WCSP progresses, the existing architecture of the SP area would be replaced, altered, and enhanced by new designs, thus giving the area a contemporary, but gradual, aesthetic update. As described in the WCSP and illustrated fiuther in the proposed elevations, a variety in building mass, form, height, and silhouette is encouraged by the plan, as are articulation and diversity along rooflines, open air courtyard elements, and pedestrian arcades. Building design would be generally compatible with the existing overall design scheme, but updated accordingly as needed. Typical architectural schemes proposed under the WCSP are modem, contemporary, and diverse. Unlike in the existing condition, building facades vsith large expanses of blank walls would be reduced and replaced with the varying textures of glass, stucco, masonry, stone, concrete, iron, and wood. Attention to architectural detail would be emphasized, especially on the ground-level facades. The use of glass where appropriate, would be used to visually connect indoor and outdoor areas. Accent architectural features such as columns, arcades, and awnings would be required to further expand on the concepts of articulation, contrast, and diversity of design. Exterior wall and roof colors would be compatible with existing, adjacent buildings and design elements. Lighter colored walls and surfaces would dominate the overall visual scheme; however, accent colors would be encouraged for use on key architectural elements and details. Primary building entrances to the shopping center would be upgraded with special entry architectural and landscape features including hardscape, awnings, or canopies. Architectural elements such as trellises and arcades, as well as public-oriented spaces including fountains, courtyards, plazas, and patios, would be utilized throughout to emphasize the pedestrian uses and pedestrian scale of the shopping center. Site Entrances Westfield Carlsbad is primarily a vehicle-oriented shopping center, with the majority of vehicles accessing the site from El Camino Real, and many of the rest taking access from Marron Road, Accordingly, the majority of the initial site entrance improvements included as part of tiie SDP are proposed for the existing entrances within the eastem portion of the site: one (1) being along El Camino Real, and three (3) being along Marron Road. Vehicular entrances would emphasize public safety and efficient movements. Entrance design would vary depending on the entrance's location. Regardless of location, each of these entrances into Westfield Carlsbad would be distinguished from the adjacent streetscape by a distinct landscape design, including existing mature trees, and proposed accent trees, shrabs, and groundcover. Although the shopping center is primarily accessed by vehicle, the main site entrance on El Camino Real between SR-78 and EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5, 2013 PAGE 7 Marron Road would be enhanced with redesigned vehicular and pedestrian access to create safe, clear, and distinct paths of travel for each. Enhanced paving and directional and informational signage would be implemented at the site entrances. Accent lighting would be utilized during evening hours to illuminate the proposed entrance landscaping and signage. Building Coverage, Setbacks, and Street Frontage Improvements No maximum building coverage requirement is specified in the WCSP, which is consistent with the underlying C-2 zoning requirements. Rather, building coverage within the SP area would be a function of market conditions and parking. New and/or reconfigured buildings, parking areas, or setbacks, aside from those included in the proposed SP, would be subject to separate review and/or entitlement by the City in accordance with the processes delineated in the WCSP, Building and parking setbacks would be required along Marron Road and El Camino Real as part of the proposed WCSP. The El Camino Real and Marron Road frontages would have a minimum building setback of 15 feet as measured from the back of sidewalk along the roads, except for the south side of Marron Road, which would have a 5-foot setback due to the limited depth of these specific parcels. Parking is required to be setback 15 feet from El Camino Real, and a minimum of 10 feet from Marron Road, These setbacks are required to fully landscaped, which would more than double the amount of landscaping presently existing along these two frontages. Increased vegetative screening in the building and parking setback areas along El Camino Real would be required to comply with existing, specific guidelines for the roadway which were established in the El Camino Real Corridor Development Standards (ECRCDS), The ECRCDSs would be superseded and implemented by the SP along the entire right-of-way to maintain and enhance the appearance of the scenic corridor. Therefore, a Special Use Permit, as required by the Scenic Preservation Overlay Zone, would not be required for development within the Overlay Zone, as the WCSP incorporates design standards which would implement the purpose and intent of the Scenic Preservation Overlay Zone rather than the ECRCDS. In addition to landscaping, incidental outdoor dining and seating areas, driveways (for ingress and egress only), and pedestrian sidewalk connections would be permitted within all setback areas. Screening The WCSP requires rooftop and/or ground-mounted equipment (e.g., HVAC units, satellite dishes, access ladders, and so on) to be integrated into the building and site design, or screened from view entirely. Screening for rooftop equipment would be required to be at least as tall as the equipment profile and architecturally consistent with the building design. In addition to screening for rooftop and ground-mounted equipment, screening of service areas (e.g., loading docks and trash enclosures) is also required under the SP. To screen views from El Camino Real, Marron Road, and major pedestrian pathways, the SP requires one or a combination of the following be used: walls/integrated building features, enclosures, screen walls, landscaping, fences, trellises, and/or gates. Signage The WCSP includes sign standards to augment, and in some cases supersede, Chapter 21.41 of the Carlsbad Municipal Code (C.M.C.) in a manner that is suitable for the massing and scale of a regional shopping center. A sign program, the purpose of which is to integrate signs with \ ^ \ \ EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5, 2013 PAGE 8 building, site, and landscape design and to form a unified architectural statement, would be administratively processed subsequent to approval of the SP, but prior to installation of any new signs. Types of signs that would be allowed within the SP area include: • Directional - intended to safely guide both pedestrians and vehicles around the site. • Fascia - wall signs that do not project or extend more than 10 inches from the wall. • Monument - freestanding signs typically located near the main site entrances. • Tenant Monument - freestanding signs typically located on the comers of major intersections that advertise major tenants. • Partnership Marketing - building face or wall signs advertising onsite retailers or products. • Projecting - signs located on a building that project outwards more than 10 inches and generally at 90 degrees from the building face. • Pylon - large freestanding sign, likely to include a digital reader board, intended to identify the site from major intersections and SR-78 and advertise the Westfield Carlsbad center along with other anchor/mini-anchors within the shopping center. • Static Display - a non-digital display area on a pylon or monument signs that has interchangeable copy. Each of the sign types listed above is fully detailed within the WCSP and has a corresponding maximum size, with limitations on quantity, area, and height. It is important to note that the SP also includes provisions for the allowance of digital signs, which would be subject to City Council's approval of a Conditional Use Permit (CUP), This was originally being considered in order to be consistent with a recent Municipal Code change to the Sign Ordinance (C.M.C. Ch, 21,45) that would allow for digital signage on properties that have the Regional Commercial General Plan Land Use designation. However, seeing that this particular provision in the code change was ultimately removed, staff has also conditioned this provision to be removed from the final version of the Specific Plan (please see Condition No. 10 of Planning Commission Resolution No, 6982). Building Height The northem portion of the WCSP area, including the nortiiem side of the shopping center and adjacent parking lots, is at a lower grade than the southem portion. The grade separation results in the mall's division into lower and upper levels, with the upper level located at an elevation approximately 15 feet above the lower level. The maximum height for the main mall building under the WCSP would be limited to 75 feet above the finished floor elevation ofthe lower level (30,3 feet above mean sea level [AMSL]), which for visual comparison purposes is approximately 4 ft, taller than the existing height of the Robinson's-May store's existing mechanical screen. The two levels of the main building render application of tiie City's standard height definition difficult to administer; as such, building height for this area would be measured as a set elevation AMSL. Therefore, the maximum height for any portion of the main building would not be allowed to exceed 105.3 feet AMSL. The height of any future out-building would not be allowed to exceed 45 feet above grade, as measured using the City's standard building height definition from C.M.C, Section 21,04.065, except for any future out-buildings that would 3 EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5, 2013 PAGE 9 be constracted within 300 feet of the El Camino Real right-of-way. Buildings within 300 feet of the El Camino Real right-of-way would be limited to a maximum building height of 35 feet above grade consistent with the ECRCDS. For any out-buildings located beyond a distance of 300 feet from El Camino Real, City Council may approve a height limit increases in excess of 45 feet to a maximum of 55 feet through the SDP process, provided that specific findings as outlined within the WCSP could be made. Grading The entire SP area has been previously graded and is developed with a major regional shopping center. As described above, the shopping center sits on lower and upper levels; with the exception of the slope that divides the two levels, each level is relatively flat. The SP indicates that the topography of the WCSP area would be retained throughout current and future SP development, and that grading along El Camino Real or Marron Road would not result in building pad elevations that are significantiy different tiian the existing grades. Consistent with the ECRCDS, cut or fill exceeding 15 feet from existing grade would not be permitted within 300 feet of El Camino Real, except if required for constraction of an underground parking stracture(s) (not currently proposed). Landscape Concept Any landscape improvements to be made within the WCSP area boundary, whether part of the current SDP project or other long-term development under the WCSP, would be designed in conformance with the landscape development standards and design guidelines specified in the WCSP. The landscape standards and guidelines in the WCSP would be used in concert with the City's Landscape Manual, but would supersede the manual as it pertains to streetscapes, parking lots, building frontages, and plant zones. It should be noted that the landscape standards identified in the WCSP would not affect existing trees, shrabs, or other plantings until redevelopment or revitalization of those areas occurs. The landscape guidelines detailed in the WCSP describe a coherent theme for a series of five outdoor spaces, including gateway (site entrance), streetscape along El Camino Real and Marron Road, parking lot, building frontage, and building entry. Because parking lots are the largest and most dominant ofthe five outdoor spaces, that landscape concept is described more fully below. Details of the landscape standards for parking lots as well as each of the other outdoor spaces, including planting concept illustrations, design descriptions, and full plant lists, are included within the WCSP. Plant Palette and Hardscape Plant selection and layout for the WCSP landscape is driven by the need to conserve water while still presenting a memorable visual image and providing a unifying theme/identity for the shopping center. The proposed landscape design would promote sustainability through reduced water demand for irrigation, microclimate control, passive solar shading, and storm water management, including infiltration. Proposed landscaping would be low maintenance, designed to conserve not only water but also energy and labor, and reduce green waste production. All plant species listed on the plant palette are noninvasive and are categorized as Zone 2 as defined EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5,2013 PAGE 10 in the City's Landscape Manual; however, the proposed palette also incorporates species that are more drought tolerant than those identified as Zone 2 plantings in the City's manual. Other considerations beyond ecological and aesthetic benefits also were considered in the design, including definition of pedestrian and vehicular circulation areas, optimization of public safety, provision of visual screening of equipment or stractures, proper soil preparation, and compatibility with reclaimed water irrigation equipment to promote conversion to recycled irrigation water as it becomes available in the SP area. The WCSP requires special attention be paid to pedestrian entries, which emphasizes enhanced paving, contemporary hardscape elements, and formal accent trees, Hardscape materials throughout the revitalized portions of Westfield Carlsbad would incorporate scored, textured, and/or colored entry paving and other similar enhancements to connect the interior and exterior mall spaces and provide visual interest with a modem contemporary feel. While natural-colored concrete may be used in select locations to match existing walkways, colored concrete paving with various treatments and/or other similar paving treatments that complement the architecture of Westfield Carlsbad would be used at project entrances and interior intersections. Parking Lots Existing landscaping at Westfield Carlsbad accounts for approximately six percent of the land area of the parking lots within the WCSP area, exclusive of drive aisles. This percentage of landscaped cover is required to be maintained as new development and revitalization occurs within the SP area. Overall parking lot landscaping would comply with the landscape guidelines in the WCSP and would be complementary to existing mature trees already in place. If existing parking lot trees would be removed due to redevelopment, disease, or tree damage/death, they would be replaced by a similar drought-tolerant tree species on a one-for-one basis. Improvements to surface parking areas would include repaving and restriping and installation of parking lot landscaping. Pairs of shade trees would be planted in enhanced parking lot islands at the end of each parking row, along with understory shrabs. Where existing single mature trees occur at the end islands of parking rows, the WCSP would allow them to remain in place until such time as removal is required for the tree's health or other maintenance reasons; at that time, each tree would be replaced with two (2) box sized trees. Additional emphasis is placed on the comers and edges of parking lots, and new trees would be placed between parking stalls without reducing the number of parking spaces. The placement of new and existing trees is intended to soften the expanse of the parking lot while still allowing adequate visibility for public safety throughout. Low shrabs would be used in parking lots to provide further softening while still allowing for improved sight-lines and view corridors for pedestrians and motorists. Where entry driveways and public street comers intersect, "street comer sight clearances" would be maintained throughout the SP area by limiting plant materials and elements to a maximum height of 30 inches to further promote public safety. Outdoor Lighting and Public Safetv The WCSP includes design guidelines for outdoor lighting, whiph ensures appropriate levels and placement of illumination for public safety and security, with special consideration given to lighting at entrances, stairs, pathways, sidewalks, pedestrian/vehicular intersections, and other potentially hazardous areas. Pedestrian-scale lighting would be used in many of these areas to 5 EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5,2013 PAGE 11 increase safety at the mall. Improvements to surface parking areas would include installation of new light standards in the reconfigured areas. Under the WCSP, placement of all new trees would be coordinated with placement of light standards to ensure that unsafe lighting conditions are not created by tree placement. Other guidelines in the WCSP state that lighting would be compatible with the overall architectural style and aesthetic of the center, and designed and directed downward to minimize impacts on adjacent properties and public right-of-way, and that accent lighting would be employed to enhance buildings and landscaping. Parking The parking lots for Westfield Carlsbad contain a total of 6,402 parking spaces based on a parking ratio of 5.0 spaces per 1,000 sq, ft, of GLA required as part of shopping centers original approvals. The WCSP is proposing a reduced parking ratio of 4.0 spaces per 1,000 sq. ft. of GLA based on a parking study that collected data at Westfield Carlsbad during peak times and is further supported by the Urban Land Institute (ULI) and the Intemational Council of Shopping Center's (ICSC). Based on the new parking standard, Westfield Carlsbad's 1,186,509 sq. ft. of gross leasable commercial space (existing plus that proposed in the EIR) would require 4,746 spaces. The proposed renovation described in the project EIR would displace a total of 471 spaces resulting in a total of 5,931 spaces on site (a surplus of 1,185 spaces). However, while the reduced project design under the current SDP proposal would result in a net loss of total GLA (636 sq. ft.), the SDP still proposes parking lot improvements in the form of increased landscape setbacks along El Camino Real and Marron Road, and increased landscape/pedestrian areas located along the building frontage of the main mall stracture, which would displace a total of 299 parking spaces resulting in a total of 6,103 parking spaces on site. At 4,0 spaces per 1,000 sq, ft, of GLA, 1,150,456 sq, ft, of GLA would require a total of 4,602 spaces resulting in a surplus of 1,501 spaces for the entire site. Future improvements to existing parking areas or introduction of new parking areas within the SP area would be required to follow the applicable measures provided in the WCSP. Site Development Plan (SDP 09-04) The current SDP proposal reflects a reduced project from that which was analyzed in the project EIR. Still, the SDP proposal affects approximately 18 acres of the WCSP's eastem boundary primarily within Planning Areas 1, 2, and 5 along the El Camino Real and Marron Road frontages. More specifically, the project would consist primarily of the demolition and reconfiguration of the eastem portion of the main mall building (namely the Robinson-May building) as described below. Development will also include installation of new lighting standards, reconfigurations to pedestrian circulation, repaving and restriping of existing parking areas, and the addition of new landscaping, hardscape, and entry features along both the El Camino Real and Marron Road frontages. The majority of the existing Westfield Carlsbad shopping center would be left untouched under the current SDP proposal described herein. In fact the proposed renovation will result in a net loss of 636 sq, ft. of GLA from the main mall building. Of the approximately 708,544 sq. ft. of existing anchor department store GLA within the Westfield Carlsbad main mall, approximately 148,159 sq. ft. would be removed and/or reconfigured, which corresponds with the two-story Robinsons-May building. Approximately 77,742 sq. ft. of tiie 392,695 sq. ft. of existing specialty retail shop GLA associated with the Westfield Carlsbad main mall would also be EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5, 2013 PAGE 12 removed and/or reconfigured as part of the current proposal, resulting in a total demolition/reconfiguration of approximately 225,631 sq. ft. of GLA total. Within the main mall, and more specifically in the reconfigured Robinsons-May building, 54,489 sq. ft. of GLA will be added in the form of a new movie theater on the second level. Also on the second level, 26,460 sq. ft. of reconfigured retail specialty shops and/or restaurants will be provided. On the second level facing south, the new retail spaces will face out towards the parking lot along with newly designed pedestrian walkways. In addition to mini-anchor(s) totaling 34,930 sq. ft., an approximately 42,040 sq. ft. fitness center would be added on the first level below the tiieater, and will include a covered third level basketball gym. In the main mall proper, approximately 67,076 sq. ft. of GLA will consist of reconfigured retail specialty shops, dining court, restaurants, and other commercial uses. Although not a part of the SDP application, it should be noted that in concert with the renovations to the easterly end, Westfield will also be renovating the entire mall's interior with new flooring, lighting, and store front facades. The theme of the proposed architecture is contemporary, with primary building materials comprised of varying textures of glass, stucco, masonry, stone, concrete, iron, and simulated wood. As illustrated in the proposed elevations, a variety in building mass, form, height, and silhouette is provided along with a variety of rooflines, open air courtyard elements, and pedestrian arcades. All service areas are architecturally integrated into the building design and are no longer publicly visible. At the ground-level facades, the use of glass is used to visually connect the indoor and outdoor areas. Accent architectural features such as columns, arcades, canopies, and awnings are provided to expand on the concepts of articulation, contrast, and diversity of design. Lighter colored walls and surfaces dominate the overall visual scheme ofthe building architecture, while accent colors and enhanced building materials are being used in key architectural elements and locations to identify areas of focus and attention, A project Environmental Impact Report (EIR) has been prepared for the WCSP and SDP, which includes an analysis of the potential environmental impacts associated with the following issue areas: Aesthetics Hydrology and Water Quality Air Quality Land Use and Planning Cultural Resources Noise Energy Paleontological Resources Geology and Soils Transportation/Traffic Greenhouse Gas Emissions Utilities and Service Systems Hazards and Hazardous Materials The EIR concludes that the project will result in: 1, Significant impacts to Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Paleontological Resources, and Transportation/Traffic that can be mitigated to a less-than-significant level; and 2. Less-than-significant impacts to Aesthetics, Air Quality, Energy, Greenhouse Gas Emissions, Land Use and Planning, Noise, and Utilities and Service Systems; and . ^ Q EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5, 2013 PAGE 13 3. No impacts to Agricultural and Forest Resources, Biological Resources, Mineral Resources, Population and Housing, Public Services, and Recreation. IV. ANALYSIS The proposed project (WCSP and SDP) is subject to the following plans, ordinances, and standards as analyzed within the following sections of this staff report: A. General Plan; B. Specific Plan, as defined by Califomia Govemment Code Section 65451; C. General Commercial (C-2) Zone (C.M.C. 21.28); D. Sign Ordinance (C.M.C. 21.41); E. Westfield Carlsbad Specific Plan (SP 09-01); F. Scenic Preservation Overiay (S-P) Zone (C,M,C, Chapter 21.40) - El Camino Real Corridor Development Standards; G. Habitat Preservation and Management Requirements (C,M,C, Chapter 21.210); and H. Growth Management Ordinance (Local Facilities Management Plan Zone 1). The recommendation of approval for this project was developed by analyzing the project's consistency with the applicable policies and regulations listed above. The following section discusses compliance with each of these regulations/policies utilizing botii text and tables. A. General Plan The entire area ofthe WCSP and SDP proposal are located within the Regional Commercial (R) Land Use designation ofthe General Plan. The Land Use Element of the General Plan describes regional commercial centers as those tiiat provide shopping goods, general merchandise, apparel, fumiture, and home fumishings in full depth and variety; are anchored by at least two or more department stores with secondary tenants that include a range of specialty retail, restaurants, and entertainment uses; are typically situated on 30 to 100 acre sites in locations that are easily visible, as well as accessible, from interchange points between highways and freeways; and are described as having a GLA that ranges from 300,000 to 1.5 million sq. ft. with a regional trade area focus that draws on customers from outside of the city. The proposed WCSP and SDP proposal are consistent with the Land Use Element and the intent and characteristics of the Regional Commercial (R) Land Use designation as described above; and are also consistent witii the applicable policies contained within each relevant element of the General Plan as illustrated below in Table 1: 40 EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5,2013 PAGE 14 TABLE 1 - GENERAL PLAN CONSISTENCY ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM COMPLIANCE Land Use Overall Land Use Pattern, Goal A.2 - Provide for an orderly balance of both public and private land uses within convenient and compatible locations throughout the community. Westfield Carlsbad provides a convenient commercial land use available to the citizens of Carlsbad and neighboring cities. Its location is convenient and compatible with surrounding land uses and contributes to the city's orderly balance of development. Overall Land Use Pattern, Goal A.3 Provide for land uses which through their arrangement, location and size, support and enhances the economic viability of the commimity. Westfield Carlsbad has historically been one of the top commercial revenue sources for the City of Carlsbad, With this renovation, it is expected that revenue generation to the city of Carlsbad will increase. Commercial, Goal A.1 - Achieve a healthy and diverse economic base by creating a climate for economic growth and stability. The renovation of Westfield Carlsbad will not only enhance the existing center and attract new and diverse retail uses within it; the synergy created by a successful regional center will attract more businesses to the general vicinity, which contributes to a healthy and diverse economic base and creates a climate for greater economic growth and stability. EIR 09-02/SP 09-01/SDP 09-04 June 5, 2013 PAGE 15 WESTFIELD CARLSBAD TABLE 1 - GENERAL PLAN CONSISTENCY CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM Streets and Traffic Control, Goal A.S • Provide a circulation system that promotes altemative transportation such as walking, bicycling and public transportation. Streets and Traffic Control, Objective B.I - Provide an adequate circulation infrastracture concurrent with and prior to the actual demand for such facilities. COMPLIANCE Circulation Westfield Carlsbad includes the NCTD's regional bus terminal on its site, which promotes altemative transportation throughout the region. In addition, Westfield is committed to installing new bike racks at each of the mall main entrances to further promote bicycling to and from the site through the use of the existing bike lanes running along Marron Road and El Camino Real and connecting throughout Carlsbad. Lastly, Westfield is also promoting pedestrian walkability to and from the site through its enhancements to the sites intemal pedestrian circulation system and by providing enhanced sidewalk connections from Marron Road and El Camino Real, which includes but is not limited to wider sidewalks, parkways, enhanced hardscape materials, pedestrian scaled lighting, and enhanced landscaping features, all of which are designed to provide safe and convenient walking throughout the site. Streets and Trafflc Control, Objectives B.5 - Provide safe, adequate and attractively landscaped parking facilities. The WCSP establishes landscaping and lighting development standards and guidelines for safe and attractively landscaped parking areas. The proposed SDP will implement these standards thus bringing all of the affected parking areas into compliance with the proposed SP and ensuring that the parking areas are safe and visually attractive, EIR 09-02/SP 09-01/SDP 09-04 June 5, 2013 PAGE 16 WESTFIELD CARLSBAD ABLE 1 - GENERAL PLAN CONSISTENCY CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM COMPLIANCE Circulation (continued) Streets and Traffic Control, Implementing Policies and Action Programs C.2- Establish a network of track routes throughout the city to provide for the safe movement of tracks into and out of commercial zones while reducing conflicts with traffic in residential, school and recreation areas. The onsite circulation system for Westfield Carlsbad provides for safe and non-conflicting track routes throughout the site. Westfield Carlsbad's close proximity to El Camino Real and also SR 78 ensures that the majority of track traffic entering and exiting the site will not be disraptive to surrounding residential, schools, or recreation areas. Alternative Modes of Transportation, Implementing Policies and Action Programs C.2- Encourage pedestrian circulation in commercial areas through the provision of convenient parking facilities, increased sidewalk widths, pedestrian-oriented building designs, landscaping, street lighting and street fumiture. A main focus of the Westfield Carlsbad SP is to encourage safe and convenient pedestrian circulation throughout the shopping center, which is supported through design guidelines and principals focused on pedestrian oriented building and parking lot designs; use of architectural elements to help define a pedestrian scale, such as awnings, canopies, trellises, arcades, and patios; enhancements to pedestrian walkways in the form of widened sidewalks, textured hardscapes, accent plantings, and pedestrian scaled lighting. Parking spaces are designed to accommodate safe and convenient pedestrian access from car to retail shops and the main building entryways and orientation of retail uses are designed to open up to the pedestrian walkways and parking areas. EIR 09-02/SP 09-01/SDP 09-04 June 5, 2013 PAGE 17 WESTFIELD CARLSBAD TABLE 1 - GENERAL PLAN CONSISTENCY CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM COMPLIANCE Circulation (Continued) Alternative Modes of Transportation, Implementing Policies and Action Programs C.3 - Design pedestrian spaces and circulation in relationship to land uses and available parking for all new constraction and redevelopment projects. As discussed above, the pedestrian circulation system will be enhanced and improved as part of the project and is designed to interact and relate with the retail shops and out parcels. Housing Housing Opportunities, Goal 2 - New housing developed with diversity of types, prices, tenures, densities, and locations, and in sufficient quantity to meet the demand of anticipated city and regional growth. Housing Opportunities, Policy 2.1 - Ensure sufficient developable acreage in all residential densities to provide varied housing types for households in all economic segments. Housing Opportunities Policy 2.6 - Encourage increased integration of housing with nonresidential development where appropriate. Housing Opportunities, Program 2.3 - Encourage mixed-use developments that include a residential component. Major commercial centers should incorporate, where appropriate, mixed commercial/residential uses. The Housing Element has identified commercial centers citywide, including the Westfield Carlsbad site, as potential locations for residential mixed-use housing. Although there is no proposal to include residential housing with this project, the Westfield Carlsbad SP does allow for residential development within the SP boundaries subject to further discretionary action and environmental review. Open Space & Conservation Special Resource Protection, Objective B.6 - Minimize environmental impacts to sensitive resources within the City, The project does not impact sensitive resources. EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5, 2013 PAGE 18 TABLE 1 - GENERAL PLAN CONSISTENCY CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM COMPLIANCE Public Safety Crime Hazards, Goal A - Minimize injury, loss of life, and damage to property resulting from crime. Crime Hazards, Objectives B.4 - Encourage crime prevention through the planning process by establishing specific design criteria and standards to be used in the review of land use development. A key objective of the proposed SP is "to enhance Westfield Carlsbad as a safe location for visitors through enhanced lighting and security standards, with contemporary retail projects that optimize public safety." To meet this key objective, Westfield intends to implement a new lighting scheme for the parking fields and also for both the vehicular and pedestrian circulation areas. Major upgrades include new exterior light standards with energy efficient light fixtures consistent with the SP development standards. In addition, the SP contains defensible space strategies and landscaping design elements to optimize and promote improved public safety for outdoor areas. Lastly, the renovation of the eastem end of the mall from interior oriented building design to an exterior orientation with restaurants and other retail uses facing out towards the parking lot will further promote safety, as vandalism, theft and assault are less likely to occur in highly visible space. B. Specific Plan Govemment Code Section 65451 govems the content of Specific Plans. The WCSP contains all information required by state law. The plan consists of both text and diagrams, which specify the follovwng in detail: (1) distribution and location of land uses; (2) infrastracture; (3) development standards; (4) implementation measures; and (5) a statement of the relationship of the Specific Plan to the General Plan, The purpose of the WCSP is to replace an outdated Precise Plan (PP 24, inclusive of amendments A-K) and provide for a comprehensive set of development standards, guidelines, and implementation procedures to more easily facilitate the redevelopment, revitalization and operations of Westfield Carlsbad consistent with the existing General Plan Land Use designation of Regional Commercial (R). As indicated in the General Plan Consistency Table 1 above, the WCSP complies with the goals, objectives, and policies of the various elements of the General Plan and can therefore be found to be consistent with the General Plan. The WCSP will become the controlling document for the redevelopment, revitalization, and operations of Westfield Carlsbad including the current SDP proposal. It will further the objectives and policies of the EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5, 2013 PAGE 19 General Plan and will not obstmct their attainment. All infrastracture needed to serve Westfield Carlsbad is presentiy in place in accordance with the Zone 1 Local Facilities Management Plan, C. General Commercial Zone (C-2) (Carlsbad Municipal Code, Chapter 21.28) As noted above, the C-2 zone development standards and permitted uses are being superseded by the development standards and permitted uses of the WCSP and are not applicable to Westfield Carlsbad except where specifically noted in the document, D. Sign Ordinance (Carlsbad Municipal Code, Chapter 21.41) As noted above, the WCSP includes sign standards to augment, and in some cases supersede, C.M.C. Chapter 21.41 in a manner that is suitable for the massing and scale of a regional shopping center. More specifically, the WCSP will supersede the following sections of the municipal code: • C.M,C, Section 21.41,050 - Application permits and procedures; • C.M.C. Section 21.41.080 - Sign design standards; • C.M.C. Section 21.41,095 - Permitted permanent signs; and • C.M.C, Section 21,41.130 - Nonconforming signs, A general comparison of CM.C. Section 21.45.095 and the proposed WCSP as it pertains to permitted permanent signs is provided in Table 2 as follows: TABLE 2 - SIGNAGE COMPARISON (C.M.C. 21.45.095 VS. WCSP) C.M.C. 21.41.095 Permitted Permanent Signs WCSP Allowed Signs (North of Marron Road) Commercial Centers and Freestanding Commercial Buildings Monument: One (I) sign per street frontage, 50 sq. ft. (max.), 6 ft. tall (max.), located at primary driveway entrance. Monument (North of Marron Road): Four C4) signs total, 50 sq, ft. (max.) per sign, 6 ft. tall (max.), located near the main entrances to the site. Monument (South of Marron Road): One CD sign. 50 sq. ft, (max,), 6 ft. tall (max.), located near the main entrance. Monument (Tenant): Two (2) signs total. 120 sq. ft, (max.) per sign, 15 ft, tall (max,). Directional: three (3) per drivewav entrance, 6 sq, ft, per sign, 4 ft, tall (max,), located to facilitate traffic intemal to the site. Directional: 25 signs total Cequates to approx. 3.5 signs per entrance), 55 sq, ft. (max.) per sign, 8.5 ft. tall (max.), located to guide pedestrian and vehicular traffic around the site. EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5,2013 PAGE 20 TABLE 2 - SIGNAGE COMPARISON (C.M.C. 21.45.095 VS. WCSP) CONTINUED C.M.C. 21.41.095 Permitted Permanent Signs WCSP Allowed Signs (North of Marron Road) Commercial Centers and Freestanding Commercial Buildings (continued) Wall or Fascia: I sq, ft. for each lineal ft. of building frontage, 150 sq. ft, (max,). Fascia (Westfield ID): Seven (7) signs total, 200 sq. ft. (max.) per sign, can be affixed to walls and other architectural features as defined by sign program. Fascia (Anchor): One (I) sq. ft. for each lineal ft. of store frontage, 400 sq. ft. (max.). Cinema: One (I) sign, 200 sq. ft. (max.). Fascia (Mini-Anchors/Restaurants/Tenants): One (1) sq, ft, for each lineal ft. of store frontage, 150 sq. ft. (max.). Partnership Marketing: Two (2) signs total, 672 sq. ft. (max,) per sign. Partnership Marketing: Three (3) signs total, 380 sq. ft, (max,) per sign. Suspended: One (I) sign per establishment, 5 sq. ft. (max.), located underside of walkway overhang at 90 degrees to business establishment. Projecting: 20 signs total, 10 sq. ft. (max.) per sign, and located 90 degrees from building face. Regional Commercial Centers Pole: One (1) per center, 150 sq. ft. (max.), 35ft, tall (max.), located near project entrance. Pvlon (Static Display): One (1) sign, 1,000 sq, ft. (max.), 45 ft. tall (max.). The EIR and SDP show this sign being located on the north side of the main entrance (Plaza Drive) to Westfield Carlsbad adjacent to El Camino Real. As stated above under Project Characteristics, the WCSP includes provisions for the allowance of digital signs, which would be subject to the City Council's approval of a Conditional Use Permit (CUP). These types of signs are prohibited under C.M.C. Section 21,41.030, However, given the Planning Commission's recent decision to not allow Regional Commercial uses to have any digital signage as part of the sign code update, staff has also conditioned this provision to be removed from the final version of the WCSP (please see Condition No, 10 of Planning Commission Resolution No, 6982), E. Westfield Carlsbad Specific Plan The SDP project is proposing development within Planning Areas 1, 2, and 5 of the WCSP, In addition to meeting all of the design guidelines criteria of the WCSP, the SDP project also EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5, 2013 PAGE 21 complies with all applicable development standards of the WCSP as shown below in Tables 3, 4, and 5, TABLE 3 - WCSP DEVELOPMENT STANDARDS - PLAIVNING AE UEAl STANDARD REQUIRED PROPOSED COMPLY? Building Setback (Marron Rd) 15 ft. min. (as measured from back of sidewalk). > 15 ft. Yes Landscape Setback (Marron Rd) 10 ft. min. (as measured from back of sidewalk). >10ft. Yes Building Height (Main Mall) Max, 75 ft, from the finished floor elevation of the lower level, established at 30,30 ft. above mean sea level (AMSL), Max, for any portion of main building shall not exceed 105.30 ft. AMSL. Roof = 65 ft. (95.3 ft. AMSL) Parapet = 67 ft. (97.3 ft, AMSL) Roof Screen = 67,5 ft, (97.8 ft. AMSL) Theater Sign Stracture = 75 ft, (105,3 ft, AMSL) Yes TABLE 4 - WCSP DEVELOPMENT STANDARDS - PLANNING AP JEA2 STANDARD REQUIRED PROPOSED COMPLY? Building Setback (El Camino Real) 15 ft, min, (as measured from back of sidewalk). No outbuildings are presently proposed. NA Landscape Setback (El Camino Real) 15ft, min, (as measured from back of sidewalk). >15ft. Yes Building Setback (Marron Rd) 15ft, min. (as measured from back of sidewalk). No outbuildings are presently proposed. NA Landscape Setback (Marron Rd) 10ft, min. (as measured from back of sidewalk). >10ft. Yes TABLE 5 - WCSP DEVELOPMENT STANDARDS - PLANNING AREA 5 STANDARD REQUIRED PROPOSED COMPLY? Building Setback (Marron Rd) 15ft. min. (as measured from back of sidewalk). > 15 ft, Yes Landscape Setback (Marron Rd) 10ft, min, (as measured from back of sidewalk). >10ft. Yes EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5, 2013 PAGE 22 TABLE 5 - WCSP DEVELOPMENT STANDARDS - PLANNING AREA 5 STANDARD REQUIRED PROPOSED COMPLY? Building Height (Main Mall) Max, 75 ft. from the finished floor elevation of the lower level, established at 30,30 ft. above mean sea level (AMSL). Max. height for any portion of main building shall not exceed 105.30 ft. AMSL, Roof = 56 ft. (86,3 ft. AMSL) Parapet = 46 ft. (76.3 ft. AMSL) Yes In addition to the above, four findings are required for approval of a SDP within the WCSP. The required findings with justification for each are contained in Planning Commission Resolution No. 6983. This section summarizes the necessary findings and supports each. Westfield Carlsbad is an existing developed regional commercial shopping center designated as Regional Commercial on the City's General Plan Land Use Map. No change in land use is being proposed by the WCSP and no constraction or development associated with the proposed SDP would physically expand the boundary of the existing developed site. The WCSP will become the zoning document for the center and govem the development of both the current SDP proposal and any future proposals. The WCSP describes the existing developed shopping center and the potential future expansion areas; it defines the allowed uses and establishes a comprehensive set of development standards and design guidelines, including implementation procedures to properly relate it to the site, surroundings and environmental settings; and will facilitate future redevelopment, revitalization, and ongoing operations consistent with the various elements and objectives of the General Plan by providing safe, visually appealing, publicly accessible and convenient shopping to the residents of Carlsbad and the surrounding region. Mitigation measures required by the Westfield Carlsbad Specific Plan/Site Development Plan Project Final Environmental Impact Report (EIR 09-02) will reduce potentially significant impacts to below significant levels and insure that the proposed project does not adversely impact the site, surroundings, or traffic circulation. Furthermore, as shown on Exhibits "A" through "UU" of this staff report, the site is adequate in size and shape to accommodate the proposed uses, in that the project has been designed to accommodate all of its required parking on site; and includes safe and efficient intemal circulation for both pedestrians and vehicles. In addition, all features necessary (i,e,, yards, setbacks, walls, fences, landscaping, etc.) to adjust the proposed uses to existing and permitted future uses will be provided, in that the project complies with all of the required development standards and design guidelines of the WCSP; including but not limited to, providing increased setbacks and landscaping along the El Camino Real and Marron Road frontages; integrating enclosed service areas into the building design to conceal delivery areas, trash receptacles, and storage of supplies; screening roof and/or ground-mounted mechanical equipment from public view and right-of-ways, including the screening of parking areas through a combination of informal landscaping and landscaped berms; and improving the existing site entries leading into the shopping center with detailed landscaping, enhanced hardscape features, and new pedestrian EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5, 2013 PAGE 23 walkways and lighting that will assist in orienting the existing shopping center with its surroundings in a safe and visually appealing manner. F. Scenic Preservation Overlay (S-P) Zone (C.M.C. Chapter 21.40) - El Camino Real Corridor Development Standards The proposed project site is located adjacent to El Camino Real, and therefore is subject to the regulations of the Scenic Preservation Overiay (S-P) Zone as implemented through the El Camino Real Corridor Development Standards (ECRCDS). The ECRCDS were adopted in 1984 with the intent and purpose of maintaining and enhancing tiie appearance of the El Camino Real roadway area. The document was intended to fiirther the goals of the Land Use element ofthe General Plan in its objective of preserving unique City resources as they relate to highways. Through the adoption of the WCSP, the ECRCDS have been integrated into the applicable sections of the document. Areas of Westfield Carlsbad subject to the ECRCDS are those located within 300 feet of the El Camino Real frontage. Adoption of tiie WCSP and its processes replaces the ECRCDS requirements to process a Special Use Permit. Portions of Planning Areas 2, 3, and 4 of the WCSP are subject to the Area 1 standards listed within the ECRCDS. In general, the project complies with these standards as discussed below in Table 6. Where the SP is superseding a specific standard, justification is provided below, TABLE 6 - EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Design Theme Old Califomia/Hispanic While no buildings are presently proposed in the subject areas; the WCSP does not include a specific design theme for Westfield Carlsbad. No Median Breaks Only at major intersections While no new median breaks are proposed; ingress/egress points for the site are established and set by existing development. Yes Sidewalks City standard entire length Provided per City standards. Yes Signs Wall signs only; wood; extemally lighted. The WCSP allows for many types of intemally illuminated signs that are typically associated with a regional commercial shopping center use. No Grading No cut or fill exceeding 15 feet from original grade. The WCSP identifies this as a general development standard, except for the constraction of below grade parking stractures, which would be permitted outside of the setback areas. The grading associated with the SDP for areas within Planning Area 2 located along El Camino Real does not propose a cut or fill grading condition > to this maximum standard. Yes c EIR 09-02/SP 09-01/SDP 09-04 June 5, 2013 PAGE 24 WESTFIELD CARLSBAD TABLE 6 - EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE CONTINUED STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Building Height Maximum 35 feet from pad grade. City's adopted formula for measuring building height. While no buildings are presently proposed in the subject areas; the WCSP incorporates this requirement within the planning area development standards. Yes Setbacks from roadway (ROW boundaries) 15 feet minimum Planning Areas 2, 3, and 4 of the WCSP require a 15 ft. minimum building and landscape setback along El Camino Real, The grading and landscaping associated with the current SDP for areas within Planning Area 2 located along El Camino Real include landscape setbacks > 15 feet. Yes Street Light Spacing City Standard While no new street lights are proposed; street lights are presently established along El Camino Real and set by existing development. Any future development that impacts existing street light locations will be spaced per City standards. Yes Roof Equipment If stractures are downslope, or can be seen from adjacent developed (or potentially developable) area, no roof equipment shall be visible. The WCSP implements extensive guidelines regarding the screening of roof top equipment. Any future SDP for development of buildings will be subject to these requirements. Yes Anticipated Land Use No change from existing Land Use Plan, No land use change proposed. Yes Justification for the WCSP superseding the design theme and signage standards of the ECRCDS is as follows: 1. Compliance with the Old California/Hispanic design theme and restrictions on signage exclusively to extemally illuminated wood wall signs within a 300 foot setback area along El Camino Real is not feasible nor is it in the best interest of good planning for a regional oriented commercial shopping center such as Westfield Carlsbad whose success is based on its ability to 1) function visually and architecturally as a whole; 2) evolve over time as a vibrant competitive retail center; 3) attract a wide variety of high-quality retailers; 4) implement up to date architectural elements, technological developments, and building materials; and 5) advertise in a reasonable and functional manner that is typical of shopping centers of its scale and magnitude. ^1 EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5,2013 PAGE 25 2. The scenic qualities of the corridor will continue to be maintained if the Old Califomia/Hispanic design theme and restrictions on signage exclusively to extemally illuminated wood wall signs within a 300 foot setback area along El Camino Real are not fulfilled in that the combined efforts of the WCSP document seek to create a unified and improved street presence along El Camino Real for Westfield Carlsbad. 3. The project will not have an adverse impact on traffic safety, in that non-compliance with the Old Califomia/Hispanic design theme and restriction on signage exclusively to extemally illuminated wood wall signs within a 300 foot setback area along El Camino Real are not related to the movement of traffic. 4. The Westfield Carlsbad project is generally designed so as to meet the intent of the Scenic Preservation Overlay Zone through its use of detailed design guidelines and development standards goveming landscape materials and design; setbacks from roadway; massing and scale of future buildings; screening of parking and utility areas, roofs, and/or ground mounted equipment; and grading design adjacent to El Camino Real. G. Habitat Preservation and Management Requirements (C.M.C. Chapter 21.210) The City of Carlsbad's Habitat Management Plan (HMP) identifies the Westfield Carlsbad Shopping Center as developed. The site is not located in either a Hardline Preserve or Standards Area. As described in the project EIR, no natural communities are present on the developed portion of the project site, although riparian habitat associated with the Buena Vista Creek is located within a small undeveloped portion of the WCSP area and north of the northem boundary of tiie WCSP area for which no sensitive species were identified. Although the WCSP area and portions ofthe Buena Vista Creek located in the project vicinity are within the planning area of the HMP they are not identified as being within tiie core habitat area. Furthermore, the project site and creek area are not located within or adjacent to an HMP preserve. The nearest Hardline Preserve is the Buena Vista Lagoon Ecological Reserve, which is located west of Jefferson Street, and beyond the project site boundaries. No change in land use is proposed by the WCSP and no constraction or development associated with the SDP would physically expand the boundary of the existing developed site adjacent to the Buena Vista Creek, No direct interface occurs between the project site and HMP preserve lands. The project Environmental Impact Report (EIR 09-02) concludes that the proposed project would not conflict with the HMP; no direct impacts associated with the constraction and operation of the proposed project would occur; and all potential indirect impacts to any nearby sensitive biological resources would be less than significant with no mitigation required, H. Growth Management Ordinance (Local Facilities Management Plan Zone 1) The proposed project is located within Local Facilities Management Zone I in the northwest quadrant of the City and has been reviewed pursuant to the Growth Management Ordinance, C,M,C, Chapter 21.90. The proposed project, resulting in a net loss of 636 sq. ft. of gross leasable area, does not adversely affect any public facilities and no mitigation or special conditions are required of the project. The project's facility impacts are summarized below in Table 7: |6X EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5, 2013 PAGE 26 TABLE 7: GROWTH MANAGEMENT FACILITY IMPACTS COMPLY City Administration N/A Yes Library N/A Yes Wastewater Treatment Capacity OEDU Yes Parks N/A Yes Drainage 0 CFS (Basin A) Yes Circulation 0 ADT Yes Fire Station 1 Yes Open Space N/A Yes Schools - Carlsbad Unified School District N/A Yes Sewer - Carlsbad Municipal Water District OEDU Yes Water - Carlsbad Municipal Water District OGPD Yes V. ENVIRONMENTAL REVIEW An Environmental Impact Report (EIR) was prepared for the Westfield Carlsbad Specific Plan and Site Development Plan in accordance with the Califomia Environmental Quality Act (CEQA), the CEQA Guidelines, and tiie Environmental Protection Procedures (Titie 19) of the Carlsbad Municipal Code. The EIR addresses the environmental impacts associated with all discretionary applications for the proposed project. City staff issued a Notice of Preparation (NOP) on January 5, 2010, which was distributed to all Responsible and Tmstee Agencies, as well as other agencies and members of the public. Staff scheduled a public scoping meeting session in order to increase opportunities for public input. Notices of the scoping meeting were sent to all property owners within a 600-foot radius of the project boundaries as well as being published in the North County Times. Public scoping sessions were held by the City on January 19, 2010 and Febmary 4, 2010 at the City of Carlsbad Faraday Center Room 173-A, At the scoping sessions, the public was invited to comment on the scope and content of the EIR, No public comments were received during either session. Written responses were received and these comments were taken into consideration prior to developing a detailed scope of work for the EIR and are published in Appendix-A of the EIR. The Westfield Carlsbad EIR analyzed the following areas of potential environmental impact: Aesthetics Air Quality Cultural Resources Energy Geology and Soils Greenhouse Gas Emissions Hazards and Hazardous Materials Hydrology and Water Quality Land Use and Planning Noise Paleontological Resources Transportation/Traffic Utilities and Service Systems Additionally, the Draft EIR includes other sections required by CEQA, including but not limited to, an Executive Summary, Project Description, Cumulative Effects, Growth Inducing Effects, Effects Not Found to be Significant, and Altematives. Three altematives are considered in the EIR. The altematives include the "No Project" altemative, a "Reduced Project: Main Mall Renovations Only" altemative, and a "Reduced Project: Re-tenant Main Mall Plus Out- buildings" altemative. 63 EIR 09-02/SP 09-01/SDP 09-04 - WESTFIELD CARLSBAD June 5, 2013 PAGE 27 The Draft EIR was made available for public review through tiie issuance of a Notice of Completion, which established a comment period of 50 days, extending from August 31, 2012 to October 19, 2012. The Notice of Completion advised that the Draft EIR was available for review in tiie following five locations, 1) City of Carlsbad Planning Division; 2) City Clerk's Office; 3) Carlsbad Dove Library; 4) Georgina Cole Library; and 5) City of Carlsbad website. Complete copies were also made available for purchase through the Planning Division, with or without the appendices, and also in digital format on compact disc. Comments from all public agencies, organizations, and individuals via mailings and newspaper publications were solicited on the information contained within the Draft EIR. The analysis contained in tiie EIR concluded that all significant impacts would be mitigated to below a level of significance, A total of 10 comment letters were submitted prior to tiie close of the public review period. Responses were prepared for each of the letters and mailed to the commenters with the Public Hearing Notices, The response transmittal letter also provided notice of availability of the Final EIR. The Final EIR includes a Mitigation Monitoring and Reporting Program (MMRP). The MMRP is also attached to the Planning Commission Resolution No. 6981 for the EIR. ATTACHMENTS; 1. Planning Commission Resolution No. 6981 (EIR) 2. Planning Commission Resolution No. 6982 (SP) 3. Planning Commission Resolution No. 6983 (SDP) 4. Location Map 5. Background Data Sheet 6. Local Facilities Impact Assessment Form 7. Disclosure Statements 8. Reduced Exhibits 9. Full Size Exhibits "A" - "UU" dated June 5, 2013 10. Final EIR for Westfield Carlsbad Specific Plan/Site Development Plan (copy on file in the Planning Division and available at http://www.carlsbadca.gov/Planning) 11. Westfield Carlsbad Specific Plan (copy on file in the Planning Division and available at http://www.carlsbadca.gov/Planning) VISTA WY eo § eo SR-78 SITEMAP NOT TO SCALE Westfield Carlsbad EIR 09-02 / SP 09-01 / SDP 09-04 65 BACKGROUND DATA SHEET CASE NO: EIR 09-02/SP 09-01/SDP 09-04 CASE NAME: WESTFIELD CARLSBAD APPLICANT: City ofCarlsbad. Plaza Camino Real LP and CMF PCR, LLC REQUEST AND LOCATION: Request for the certification of an Environmental hnpact Report, including the approval of Candidate Findings of Fact and a Mitigation Monitoring and Reporting Program and a recommendation of approval of the Westfield Carlsbad Specific Plan and a Site Development Plan for the demolition, reconfiguration, and/or reconstraction of approximatelv 225,631 square feet of existing gross leasable area of regional shopping center uses within the existing Plaza Camino Real Shopping Center generallv located west of El Camino Real and bisected bv Marron Road in Local Facilities Management Zone I. LEGAL DESCRIPTION: Lots 1 to 27, inclusive, of Carlsbad Tract No. CT 76-18 (Plaza Camino Real Shopping Center) in the City of Carlsbad, County of San Diego, State of Califomia, according to map thereof no. 8956, filed in the Office of the County Recorder of San Diego County, August 11,1978. APN: See attached Westfield Carlsbad Specific Plan. Appendix "F" Acres: SP 09-01 = 77.5 acre / SDP 09-04 = 18 acres Proposed No, of Lots/Units: NA GENERAL PLAN AND ZONING Existing Land Use Designation: R, Regional Commercial Proposed Land Use Designation: R, Regional Commercial Density Allowed: NA Density Proposed: NA Existing Zone: C-2, General Commercial Proposed Zone: C-2, General Commercial Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site C-2 R Regional Shopping Center North CS-HO/PS (Oceanside) SC/CI (Oceanside) Parking Lot, Sewer Treatment Plant, Buena Vista Creek, South Vista Way, Commercial Businesses, Haymar Drive, and SR-78 South OS/P-C OS/RMH Open Space, Multiple-Family Residential East CL L El Camino Real, Carlsbad Plaza Shopping Center West C-2/C-2-Q/OS OS/R North County Plaza Shopping Center, Biiena Vista Creek, Jefferson Street LOCAL COASTAL PROGRAM Coastal Zone: Q Yes ^ No Local Coastal Program Segment: NA Within Appeal Jurisdiction: • Yes ^ No Coastal Development Permit: • Yes ^ No Local Coastal Program Amendment: Q Yes ^ No Existing LCP Land Use Designation: NA Proposed LCP Land Use Designation: NA Existing LCP Zone: NA Proposed LCP Zone: NA PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 0 EDU ENVIRONMENTAL IMPACT ASSESSMENT I I Categorical Exemption, I I Negative Declaration, issued ^ Certified Environmental Impact Report, dated June 5, 2013 • Other, \51 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Westfield Carlsbad - EIR 09-02/SP 09-01/SDP 09-04 LOCAL FACILITY MANAGEMENT ZONE: i GENERAL PLAN: R. Regional Commercial ZONING: C-2, General Commercial DEVELOPER'S NAME: Plaza Camino Real. LP and CMF PCR, LLC PHONE NO: 310-478-1267 ADDRESS: 11601 Wilshire Boulevard, 11'^ Floor, Los Angeles, CA 90025 ASSESSOR'S PARCEL NO,: See attached Westfield Carlsbad Specific Plan, Appendix "F" QUANTITY OF LAND USE/DEVELOPMENT: SP 09-01 = 77.5 AC./SDP 09-04 = 18 AC. development area. ESTIMATED COMPLETION DATE: Late 2014 or early 2015 A. City Administrative Facilities: Demand in Square Footage B. Library: Demand in Square Footage C. Wastewater Treatment Capacity (Calculate with J. Sewer) D. Park: Demand in Acreage = E. Drainage: Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = H. Open Space: Acreage Provided = I. Schools (Carlsbad): J. Sewer: Demands in EDU Identify Sub Basin = K. Water: Demand in GPD = = NA = NA OEDU NA A NA NA lA DISCLOSURE Development Services STATEMENT Planning Department ^ CITY OF P. 1/A\ 1635 Faraday Avenue rARI ^RAD ^ ' (760)6024610 ^"^""-^ www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. ^Npte: f»«rsoi1 is defined as "Any iradividuai firm, co-pa^nership, joint venture, association, social club,, fr.aternal organization, corporation, estate, trust, receiver, syndicate, in this and any ofier county, city and counly, city mumcipality, district or other political subdivision or any other group or combination acting as a unit" Agents nnay sign this document; however, the ilegal Jiame and entity ofthe applicant and property owner .must fee provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) J^e A^ACA^^ pc^^^s Person: RoryA. Packer Corp/Part Plaza Camino Real, LP Title: Assistant Secretary Address: c/o Westfield, LLC Title . 11601 Wilshire Boulevard, 11th Floor ... , Los Anaeles Ca 90025 Address: c/o Westfield, LLC LOS Angeles, Ca 90025 ^^^^^ ^.^^^.^^ Boulevard. 11th Floor 2. OWNER (Not the owner's agent) "-"^ ^"^eies. ca 90025 Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% ofthe shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses ofthe corporate officers. (A separate page may be attached if necessary.) see CL4hL^4^ p^^^es ^ r. in^^ Plaza Camino Real, LP Person: Rory A. Packer UOrp/Part Title: Assistant Secretary Address: c/o Westfield, LLC 11601 Wilshire Boulevard, 11th Floor Los Angeles, Ca 90025 Title Person: Rory A. Packer Title: Assistant Secretary Address: c/o Westfield, LLC 11601 Wilshire Boulevard, 11th Floor Los Angeles, Ca 90025 P-1 (A) Page lof 2 Revised 04/09 NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit oraanization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary ofthe. Non Profit/T rust Non Profit/Trust Title Title Address Address Have you had more than $500 worth of business transacted with any member of City staff. Boards, Commissions, Committees and/or Council within the past twelve (12) months? • Yes [y^ No If yes, please indicate person(s): NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. PLAZA CAMINO REAL, a California limited partnership; By: PCRGP, L.P., a Delaware limited partnership its general partner; By: Plaza Camino Real LLC, a Delaware hmited liability company, its general partner By: Westfield Amef^ca1^imited Partnership, a Delaware limited partnership, its sole member By: Westfieldy^^^ipHolaingSj^^i^^ a Delaware limited liability company, its general partner Secretary Date: Octotfer 2pf 2009 Hofman Planning & Engineering Print or type name of owner/applicanf s agent P-l (A) Page 2 of 2 Revised 04/09 Disclosure Statement P-1 (A) City of Carlsbad Applicant: Plaza Camino Real, LP, a Califomia limited partnership (Applicant) PCRGP, L.P., a Delaware limited partnership Plaza Camino Real LLC, a Delaware limited liability company Westfield America Limited Partnership, a Delaware limited partnership Westfield Head LP, a Delaware limited partnership Westfield U.S. Holdings, LLC a Delaware limited liability company* Owner: Plaza Camino Real, LP, a Califomia limited partnership (Owner) PCRGP, L.P., a Delaware limited partnership Plaza Camino Real LLC, a Delaware limited liability company Westfield America Limited Partnership, a Delaware limited partnership Westfield Head LP, a Delaware limited partnership Westfield U.S. Holdings, LLC a Delaware limited liability company* * List of officers and directors is attached. Officers and Directors: Westfield U.S. Holdings, LLC All below officers and directors are registered at the following address: c/o Westfleld, LLC 11601 Wilshire Blvd, Suite 1100 Los Angeles, CA 90025 Name Packer, Rory A. Shieh, Stephanie Taireh, Aline Yoo, Laurie Lowy, Peter S. Stefanek, Mark A. Widdup,John Saltenberger, Bill Duncan, Stanley N. Schwartz, Peter R. Satterthwaite, Elizabeth P. Kasperski, Bob Porter, Roger A. Lowy, Peter S. Stefanek, Mark A. Title Title Role Status Assistant Secretary Officer Active Assistant Secretary Officer Active Assistant Secretary Officer Active Assistant Secretary Officer Active Chief Executive Officer Officer Active Chief Financial Officer and Officer Active Treasurer Chief Operating Officer Officer Active Executive Vice President - Officer Active Constmction Senior Executive Vice Officer Active President - Human Resources Senior Executive Vice Officer Active President, General Counsel and Secretary Senior Vice President and Officer Active Assistant Secretary Vice President - Constmction Officer Active Vice President-Tax Officer Active Manager Managing Active Member Manager Managing Member STATE OF CALIFORNLV ) COUNTY OF LOS ANGELES ) SS: Date: October 20, 2009 Being duly swom, deposes and says: 1. That I, Elizabeth P. Satterthwaite, Senior Vice President and Assistant Secretary of Westfield U.S. Holdings, LLC, a Delaware limited liability company, the general partner of Westfield America Limited Partnership, a Delaware limited partnership, the sole member of Plaza Camino Real LLC, a Delaware limited liability company, the general partner of PCRGP, L.P., a Delaware limited partnership, the general partner of Plaza Camino Real, LP, a Delaware limited partnership. 2. Plaza Camino Real, LP is the Owner of Westfield Plaza Camino Real shopping mall. 3. Rory A. Packer, as Assistant Secretary of Westfield U.S. Holdings, LLC, is duly authorized to execute documents on behalf Plaza Camino Real, LP as Applicant and Owner. PLAZA CAMINO REAL, a Califomia limited partnership By: PCRGP, L.P., a Delaware limited partnership its general partner By: Plaza Camino Real LLC, a Delaware limited liability company, its general partner By: Westfield America Limited Partnership, a Delaware limited partnership, its sole member By: Westfield U.S. Holdings, LLC, a Delaware limited liability company, its general partner Name: Elizabeth P. Satterthwaite Title: Senior Vice President and Assistant Secretary STATE OF CALIFORNIA) ) ss. COUNTY OF LOS ANGELES) On OcjtoL^r ^0^ ^009 , before me, /Inn/f. Al. , a Notary Public personally appeared (^lilAl:>di^ P- ^ci^fter-tUtAjati-ft^ who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instmment and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws ofthe State of Califomia that the foregoing paragraph is tme and correct. WITNESS my hand and official seal. Signature fjl^yurutj m. %2t>J (Seal) |iHliiil>tia#<l*ift*^ 1 ANNIE M. ZETTEL Commission # 1794435 ' Notary Public - California | « N^Mg^ tos Angeles County 1 1 ^<Si3S»^ MyComm.ExplresApr21.2012 I In^m 9m^^4w mnfmWm m^i^^pww^ DISCLOSURE Develooment Service': <«J5?> STATEMENT Planning Division ^CITYOF P-1/A\ 1635 Faraday Avenue PARI <:RAn (760)602-4610 \^r^% \ %^*.Jtjr^l^ www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which vwll require discretionary action on the part ofthe City Council or any appointed Board, Commission or Committee. The following Information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this Information is completed. Please print APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial Interest in the application. If the applicant Includes a corporation or partnership, include the names, titles, addresses of ali individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN IWORE THAN 10% OF THE SHARES, PLEASE INDICATE rsiON-APPLlCABLE (N/A) IN THE SPACE BELOW, If a publiciv-owned corporation. Include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part Title Title Address Address. OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership Interest In the property involved. Aiso, provide the nature of the legal ownership (I.e., partnership, tenants In common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% ofthe shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES. PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses ofthe corporate officers. (A separate page may be attached if necessary,) Person ^ ^'/yW/o^ IXa^ Corp/Part Title Title Address Address P-1 (A) Pagel of2 Revised07/10 \U5 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above Is a nonprofit oroanization or a trust list the names and addresses of ANY person serving as an officer or director ofthe non- profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust Title Trtle Address Address__ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? • YOS 1^ No If yes, please Indicate person(s):. NOTE: Attach additional sheets if necessary. I certify lhat all the above information is true and correct to the best of my knowledge. SIgnature of owner/date Signature of applicanl/date Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent If applicable/date Print or type name of owner/applicanf s agent P-1 (A) Page 2 of 2 Revised 07/10 Attachment to Disclosure Stateniient P-1 (A) City of Carlsbad Name of Owner Entity: Naroe(s)/Addresses of Principal Owners of Owner Entity: List of Officers and Addresses: CMF PCR LLC 11601 Wilshire Boulevard, 11^** Floor Los Angeles, CA 90025 Westfield America Limited Partnership 11601 Wilshire Boulevard, ll*Floor Los Angeles, CA 90025 (sole member of CMF PCR LLC) Westfield U.S. Holdings, LLC 11601 Wilshire Boulevard, 11* Floor Los Angeles, CA 90025 (general partner of Westfield America limited partnership) See Attached. 11601 Wilshire Boulevard, 11* Floor Los Angeles, CA 90025 I CERTIFY THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MYBCNOWLBDGE. CMF PCR LLC, a Delaware limited liability company By: Westfield America Limited Partnership, a Delaware limited partnership, its sole member By: Westfield US. Holdings, LLC, a Delaware limited liability company, its general partner By: Name: RpRY Title: AffiistanL$ecretary Dated: Fetoary 5 ,2013 llp' IWANIMOUS WRITTEN CONSENT OF THE BOARD OF MANAGERS OF WESTFIELD U.S. HOLDINGS, LLC The undersigned, being all of the members ofthe Board of Managers of Westfield U.S. Holdings, LLC, a Delaware limited liability company (the "Company"), acting pursuant to Section 4.4 of the Agreement of Limited Liability Company ofthe Company, dated as of June 28,2006, do hereby consent to the adoption of, and do hereby adopt, the following resolutions wifh the same force and effect as if they had been approved and adopted by a unanimous vote ofthe Managers at a duly convened meeting of the Board of Managers of the Company (the "Board"). OFFICERS RESOLVED, that the following officers be, and the same hereby are, elected to serve as officers of the Company as indicated, to serve in accordance with the Operating Agreement and at tlie discretion ofthe Board: Peter S. Lowy Mark A. Stefanek Greg Miles Peter R. Schwartz Stanley N. Duncan Aline Taireh Roger A Porter Rory A. Packer Arnold L. Maycrsohn, Jr. Laurie Yoo Stephanie Shieh John Kim Lisa Rolnick Chief Executive Officer and President Chief Financial Officer and Treasurer Chief Operating Officer Senior Executive Vice President, General Counsel and Secretary Senior Executive Vice President Human Resources Senior Vice President and Assistant Secretary Vice President-Tax Assistant Secretary Assistant Secretary Assistant Secretary Assistant Secretary Assistant Secretary Assistant Secretary RESOLVED FURTHER, that all actions heretofore taken by any officer ofthe Company prior to the date of these resolutions that is oth^^ise within the authority of these resolutions is hereby ratified, confirmed and approved in all respects. IN WITNESS WHEREOF, the undersigned, being all ofthe members of tlie Board of Managers of the Company have executed this written consent effective as of die first day of August 1,2012. Peter S, Lowy Mark A. Stefanek SDP 09-04 WESTFIELD CARLSBAD SITE DEVELOPMENT PERMIT PACKAGE April 16, 2013 ARCHITECTURE Cover Sheet Site Plan Existing Views Toward South Elevation Views toward North Elevation Views Toward East Elevation ViewsToward West Elevation Site Plan Overall Site Plan-Main Building Level 1 Floor Plan-Main Building Level 1 Floor Plan-Main Building/Calculations Level 2 Floor Plan-Main Building Level 2 Floor Plan-Main Building/Calculations Level 3 Floor Plan - Main Building Level 3 Floor Plan - Main Building/Calculations Roof Plan-Main Building Level 2 Floor Plan-Main Building/Wall Projections Illustrated Plans North Plaza & Walk Illustrated Plans South Plaza & Walk North Elevation South Elevation East Elevation Building Detail North Plaza View Building Detail South Plaza View Building Detail Southeast View Typical Entry Detail Inspiration Image Colors & Materials LANDSCAPE Existing Landscape Conditions Plan Landscape Key Map Landscape Concept Plan Landscape Concept Plan-Enlargements Water Conservation Plan Recycled Water Facilities Plan ENGINEERING Sheet Index & Legend Constraints Map Proposed Site Plan Preliminary Grading Plan Preliminary Utility Plan Proposed Striping Plan Fire Access Plan AO.1-0 AO.2-0 AO.2-1 A0,2-2 AO.2-3 AO.2-4 A 1.0-0 Al.0-1 Al.1-1 Al.l-la Al.2-1 A1.2-la Al.3-1 A1.3-la Al.4-1 A 1.4-2 Al.5-1 Al.5-2 A2.1-1 A2.1-2 A2.1-3 A2.2-1 A2.2-2 A2.2-3 A2.2-4 A3.1-1 A3.1-2 L3 to LS L6 C-l iC-3 C-2i C-4 C-S to C-7 C-8 to C-10 C-11 C-12 Hofman Planning & Engineering WestMf •ESIQN ft CONSTnUCnON '-ll. .=1 llll.-- COVER SHEET SITE DEVELOPMENT PERMIT PACKAGE AO.1-0 SDP 09-04 I L Hofman Planning & Engineering dilM. 09001 LEGEND SPECIFIC PLAN BOUNDARY SITE DEVELOPMENT PLAN BOUNDARY COMMERCIAL MALL COMMON AREA y^stfwbf WESTFIEtO DCStGN A CONSTMICTKM SITE PLAN - EXISTING SITE DEVELOPMENT PERMIT PACKAGE Job No. Date Scale AO.2-0 Q SDP 09-04 VIEWTOWARDS SOUTH EAST ENTRY - EXISTING (A) VIEWTOWARDS MACY'S-EXISTING ® ll . Ill' / i 1.11,1, i j T i'T 1 J "Ksy" (_, ..1 'I" 11! III''!-!' A C D VIEWTOWARDS ELECTRICAL ROOM - EXISTING © VIEWTOWARDS SOUTH EAST ENTRY - EXISTING (D) Hofman Planning & Engineering Westfietf VIEWSTOWARD SOUTH ELEVATION SITE DEVELOPMENT PERMIT PACKAGE Job No D.ite AO.2-1 SDP 09-04 VIEWTOWARDS NORTH EAST ENTRY - EXISTING ® VIEWTOWARDS JCPENNEY-EXISTING ® VIEW TOWARDS DEPARTMENT STORE - EXISTING (c) fll 1 I I Ml I'll ,WB ' 111 ! 1 ' III VIEW TOWARDS NORTH EAST ENTRY - EXISTING CP) Hofman Planning & Engineering VIEWSTOWARD NORTH ELEVATION SITE DEVELOPMENT PERMIT PACKAGE Job No Date AO.2-2 SDP 09-04 VIEWTOWARDS DEPARTMENT STORE - EXISTING ® VIEWTOWARDS MALL FROM FREEWAY ENTRANCE ® VIEWTOWARDS EL CAMINO REAL - EXISTING © VIEWTOWARDS MARRON ROAD - EXISTING ® .1^ \\ • . • -,.,' :i V, T|' IM i Hofman Planning & Engineering VIEWSTOWARD EAST ELEVATION SITE DEVELOPMENT PERMIT PACKAGE JobNo Drite AO.2-3 SDP 09-04 VIEWTOWARDS BUS TRANSIT - EXISTING ® VIEWTOWARDS SEARS-EXISTING ® VIEWTOWARDS MACY'S MEN, HOME, FURNITURE - EXISTING © VIEWTOWARDS MACY'S-EXISTING @ 41 |l I 1 ' r.^^^^ ^ VIEWTOWARDS SOUTH-WEST ENTRANCE - EXISTING ® Hofman Planning & Engineering VIEWS TOWARD WEST ELEVATION SITE DEVELOPMENT PERMIT PACKAGE AO.2-4 VICINITY HAPf Sun^narvTabl. SDP 09-04 Street Address: 2S25EI Camino Real APNs 156-302-Q8, 09 & 156-302-21. 2Z. 23, 24 SKe Acreage: Specific Plan Area: 77.47 Aaes Area of Wqrlc: 18.03 Acre Existing Zoning: C-2: General Commerdal General Plan Designation: R: Regional Commer Lot Claalfkatlon: Commerdal Number of Unto: Not Applicable Total Number of Loft Proposed: None Proposed Density In DweUing Units per Acre: Not Applicable Percent of Landscape Coverage (AreaofWork) :14'ft (See Landscape) - Parking Authority -CMF (0) (0) (442) - City or Carlsbad 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/ Note: Parking Calculations Include Entire Spedfic Site A Square Footage of Required Employee Eating Areas: Not Applicable Square Footage of Open or Recreational Space for Each Unit and Total Common Open Space: Not Applicabte Cubic Footage of Storage Space: Not Applicable Average Dally traffic Generated By the Project by Use: Proposed Net Decrea GLASF GLA SF 40,265 ADT -23 ADT (par Tranqsortation Analysis by Gibson Transportat Water Provider Carlsbad Water Distrkt 5950 El Camino Real Carlsbad CA 92008 760-438-2722 Sewer Provider: 1635 Faraday Ave Carlsbad CA 92008 760-602-2750 Uniform Building Code Occupancy Classification: Group M Type of Construction per Uniform Building Code: Type UN Water Demand ExhIIng Sewer Demand EKlttlng iSZ.BS EDU -.25 EDU REVISED REVISED REVISED REVISED Hofman Planning & Engineering No, Revision LEGEND PROPOSED / RECONFIGURED BUILDING FOOTPRINT SPECIFIC PLAN BOUNDARY SITE DEVELOPMENT PLAN BOUNDARY PROPERTY LINES COMMERCIAL MALL COMMON AREA Westm DESIGN It CONSTRUCTION ^jbe'?t Title SITE PLAN - OVERALL SITE DEVELOPIVIENT PERMIT PACKAGE A1.0-0 Ln SDP 09-04 Hofman I Planning & Engineering LEGEND PROPOSED / RECONFIGURED BUILDING FOOTPRINT COMMERCIAL MALL COMMON AREA y^stfietf •jliootlillo SITE PLAN- MAIN BUILDING SITE DEVELOPMENT PERMIT PACKAGE Job No. Date Scale Al.0-1 — o< ' \ III' if? \M rrTNG ^ \ \ Vt / / / /, y'y/i^ r;\ '•'^XP'^ -A— V>V -A— ^<-<^y'^Xy^ /V- ''A'O -V- '',Av: - vln \ ^ ^^A^ V. # ^ % ^ . . . Hofman I Planning & Engineering No, f^evisiofi LEGEND RECONFIGURED COMMERCIAL NEW COMMERCIAL • • EXISTING COMMERCIAL COMMON MALL AREA STORAGE / MALL MGMT PERIMETER HARDSCAPE / LANDSCAPE • • • WrESTriELD DESIGN A CONSTHUCTtON LEVEL 1 FLOOR PLAN MAIN BUILDING SITE DEVELOPMENT PERMIT PACKAGE Al.1-1 iE P 09-04 LEVEL 1 2,101 SF 1,696 SF 1,982 SF 373 SF -8,106 SF -510SF -85SF -3,194 SF -5,743 SF LEVEL 2 895 SF 4,787 SF 1,850 SF 5,200 SF -3,947 SF -2,950 SF -2,750 SF -3,750 SF -1,800 SF -2,465 SF LEVEL 3 7,572 SF TOTAL NET LOSS 1 -636SF 1 COMMERCIAL PROPOSED "•;/// '-•j-i—l-h III Jill V V ^ /^//h^' -V- ---\--- / ^> /<v -A-- v-Vx -A— :<\r\\V' I t C:- yy, y\i Cv- —v- ^/// - ' - i -V- v,\/. Hofman Planning & Engineering LEGEND RECONFIGURED COMMERCIAL NEW COMMERCIAL • • EXISTING COMMERCIAL • COMMON MALL AREA • STORAGE / MALL MGMT • PERIMETER HARDSCAPE / LANDSCAPE r////J RETAIL NEW RETAIL REMOVED AI.Ma oft SDP 09-04 Hofman I Planning & Engineering LEGEND ••• RECONFIGURED COMMERCIAL j^H NEW COMMERCIAL • n EXISTING COMMERCIAL • COMMON MALL AREA • STORAGE / MALL MGMT [I] PERIMETER HARDSCAPE / LANDSCAPE y^estHeld WESTHELD DESIGN ft CONSTRtKiTION LEVEL 2 FLOOR PLAN MAIN BUILDING SITE DEVELOPMENT PERMIT PACKAGE Job No. Date Scale Al.2-1 SDP 09-04 LEVEL 1 2,101 SF 1,696 SF 1,982 SF 373 SF -8,106 SF -510SF -85SF -3,194 SF -5,743 SF LEVEL 2 895 SF 4,787 SF 1,850 SF 5,200 SF -3,947 SF -2,950 SF -2,7S0 SF -3,750 SF -1,800 SF -2,465 SF LEVEL 3 7,572 SF TOTAL NET LOSS 1 -636SF 1 COMMERCIAL PROPOSED 1 -636SF 1 Hofman Planning & Engineering A_ A_ A_ A_ A_ A_ A_ LEGEND RECONFIGURED COMMERCIAL •H NEW COMMERCIAL • • EXISTING COMMERCIAL • COMMON MALL AREA • STORAGE / MALL MGMT • PERIMETER HARDSCAPE / LANDSCAPE \////\ RETAIL NEW mmm RETAIL REMOVED WESTFIELD DESIGN ft CONSTRUCTION REVISED 04/16/101: REVISED 02/08/101: REVISED 01/30/201: REVISED 07/OSnOV REVISED 05/n/Mi: REVISED OVt REVISED 02/34/201: LEVEL 2 FLOOR PLAN MAIN BLDG. SITE DEVELOPMENT PERMIT PACKAGE Al.2-1 a SDP 09-04 => \ REVISED 04/16/3013 REVISED 03/DS/3013 REVISED 01/30/2013 REVISED 07/05/3013 REVISED 05/11/2013 REVISED 03/01/2013 REVISED 02/24/2013 Hofman Planning & Engineering tfewr'.iui. r\il.> LEGEND RECONFIGURED COMMERCIAL NEW COMMERCIAL EXISTING COMMERCIAL • COMMON MALL AREA • STORAGE / MALL MGMT • PERIMETER HARDSCAPE / LANDSCAPE RECONFIGURED COMMERCIAL NEW COMMERCIAL EXISTING COMMERCIAL • COMMON MALL AREA • STORAGE / MALL MGMT • PERIMETER HARDSCAPE / LANDSCAPE RECONFIGURED COMMERCIAL NEW COMMERCIAL EXISTING COMMERCIAL • COMMON MALL AREA • STORAGE / MALL MGMT • PERIMETER HARDSCAPE / LANDSCAPE RECONFIGURED COMMERCIAL NEW COMMERCIAL EXISTING COMMERCIAL • COMMON MALL AREA • STORAGE / MALL MGMT • PERIMETER HARDSCAPE / LANDSCAPE RECONFIGURED COMMERCIAL NEW COMMERCIAL EXISTING COMMERCIAL • COMMON MALL AREA • STORAGE / MALL MGMT • PERIMETER HARDSCAPE / LANDSCAPE RECONFIGURED COMMERCIAL NEW COMMERCIAL EXISTING COMMERCIAL • COMMON MALL AREA • STORAGE / MALL MGMT • PERIMETER HARDSCAPE / LANDSCAPE RECONFIGURED COMMERCIAL NEW COMMERCIAL EXISTING COMMERCIAL • COMMON MALL AREA • STORAGE / MALL MGMT • PERIMETER HARDSCAPE / LANDSCAPE RECONFIGURED COMMERCIAL NEW COMMERCIAL EXISTING COMMERCIAL • COMMON MALL AREA • STORAGE / MALL MGMT • PERIMETER HARDSCAPE / LANDSCAPE RECONFIGURED COMMERCIAL NEW COMMERCIAL EXISTING COMMERCIAL • COMMON MALL AREA • STORAGE / MALL MGMT • PERIMETER HARDSCAPE / LANDSCAPE WCSTFIELO DESIGN I LEVEL 3 FLOOR PLAN MAIN BLDG. SITE DEVELOPMENT PERMIT PACKAGE Al.3-1 SDP 09-04 LEVEL 1 2,101 SF 1,696 SF 1,982 SF 373 SF -8,106 SF -510SF -85SF -3,194 SF -5,743 SF LEVEL 2 895 SF 4,787 SF 1,850 SF 5,200 SF -3,947 SF -2,950 SF -2,750 SF -3,750 SF -1,800 SF ~-2,465SF LEVEL 3 7,572 SF TOTAL NET LOSS 1 -636SF 1 COMMERCIAL PROPOSED 1 -636SF 1 Hofman Planning & Engineering AZ LEGEND M RECONFIGURED COMMERCIAL NEW COMMERCIAL [Z E-] EXISTING COMMERCIAL O COMMON MALL AREA • STORAG E / MALL MG MT • PERIMETER HARDSCAPE / LANDSCAPE r////J RETAIL NEW WMM RETAIL REMOVED WESmELD DCSION ft CONSTRUCTION LEVEL 3 FLOOR PLAN MAIN BLDG. SITE DEVELOPMENT PERMIT PACKAGE Al.3-1 a SDP 09-04 Al.4-1 SDP 09-04 REVISED 02/08/3013 REVISED 01/30/2013 REVISED 07/OS/2OU REVISED 03/34/3012 Hofman Planning & Engineering No Revision y^estReti WESTFIELD DESIGN ft CONSTRUCTION LEVEL 2 FLOOR PLAN MAIN BLDG. SITE DEVELOPMENT PERMIT PACKAGE Job No. Date Scale A1.4-2 4^ SDP 09-04 PATTERN BLEEDS OUT TO (E) J.C. PENNEY MAIN BUILDING THIS ILLUSTDATIVE PIAN IS CONCEPTUAL IN NATURE AND DEPICTS OESION INTENT ONLY THE SPECIFIC USES AND CONFIGURATIONS SHOWN ARE SUBJEaTO REVISION AND REFINEMENT AS INDIVIDUAL TENANT REQUIREMENTS BECOME KNCWN. THE ELEVATIONS lAND/OI) PLANS. AS APPLICABLE) DEPICTED ON THIS SHEET ARE CONaPTUAL ONLlfANDMAVBEREVISEDATTHETlMEA SPEOFIC USER GOES FORWARD WriH DETAILED PLANS. AT THAT TIMt DETAILED ELEVATIONS WILL BE PROVIDED SUB£CT TO APPROVAL OF THE GRANTING AUTHOnTT AS SPECIFIED IN SPECIFIC PLAN l»«t. REVISED 04/16/20] REVISED 05ni/!01 REVISED 0M)1/301 REVISED 03/24/201 Hofman Planning & Engineering CARLSBAD WESmtO DCMM k CaMTMCTKM Sheet Tltte ILLUSTRATIVE PLANS NORTH PLAZA & WALK SITE DEVELOPMENT PERMIT PACKAGE Al.5-1 SDP 09-04 THESE BUILDING ELEVATIONS ARE CONCEPTUAL IN NATURE AND DEPICT OESIGN INTENT ONLY, THE SPECIFIC USES AND CONFIGURATIONS SHOWN ARE SUBIECT TO REVISION AND REFINEMENT AS INDIVIDUAL TENANT REQUIREMENTS BECOME KNOWN. THE ELEVATIONS lAND/OB PLANS, AS APPLICABLE! DEPICTED ON THIS SHEET ARE CONCEPTUAL ONLV ANO MAV BE REVISED ATTHE TIME A SPECIFIC USER GOES FORWARD WITH DETAILED PLANS. AT THAT TIME, DETAILED ELEVATIONS WILL BE PROVIDED SUBJECT TO APPROVAL OF THE GRANTING AUTHORITV AS SPECIFIED IN SPECIFIC PLAN 09-01. NORTH ELEVATION Hofman Planning & Engineering Westfield NORTH ELEVATION SITE DEVELOPMENT PERMIT PACKAGE Job No. Date A2.1-1 SDP 09-04 56j rTOP OF ROOFjN) 50'- O'TOP OF PORTAL (N) 34' - e-TOP OF MTL. FRAME (N) «- i EXISTING DEPARTMENT STORE SERVICE j. COMMERCIAL SOUTH ELEVATION •SEE SHEET A2.2-2 \SS3fSC'T jjy^ 'W^yTOPOFPARAPEf (N) 56'.6*T0POFBOOFIN) ^3'-e"T0P 6F PARAPET <N) COMMERCIAL MALL ENTRY SOUTH ELEVATION THESE BUILDING ELEVATIONS ARE CONCEPTUAL IN NATURE AND DEPICT DESIGN INTENT ONLV THE SPECIFIC USES ANO CONFIGURATIONS SHOWN ARE SUBJEaTO REVISION AND REFINEMENT AS INDIVIDUAL TENAtJT REQUIREMENTS BECOME KNOWN. THE ELEVATIONS {AND/OR PLANS. AS APPLICABLE! DEPICTED ON THIS SHEET ARE CONCEPTUAL ONLV AND MAY BE REVISED AT THE TIME A SPECIFIC USER GOES FORWARD WITH DETAILED PLANS. AT THAT TIME DETAILED ELEVATIONS WILL BE PROVIDED SUBJECT TO APPROVAL OF THE GRANTING AUTHORITY AS SPECIFIED IN SPECIFIC PLAN 09-01. Hofman Planning & Engineering 3152 LtowlMKl Awwue V^estReld WESTFIELD DESIQN ft CONSTRUCTION SOUTH ELEVATION SITE DEVELOPMENT PERMIT PACKAGE JobNo. Date A2.1-2 SDP 09-04 63'-0" TOP OF PARAPET [N!^ i'-O' TOP OF ROOF (NU 7S'-0' TOP OF SIGN (Nl 63'0-TOP OF PARAPET IN) 50'-Q'TOP QF PARAPET [I 31'-0'TOPOF PARAPET (Nl EAST ELEVATION THESE BUILDING ELEVATIONS ARE CONCEPTUAL IN NATURE AND DEPICT DESIGN INTENT ONLY. THE SPECIFIC USES AND CONFIGURATIONS SHOWN ARE SUBJEa TO REVISION AND REFINEMENT AS INDIVIDUAL TENANT REQUIREMENTS BECOME KNOWN. THE ELEVATIONS {AND/OR PLANS, AS APPLICABLE] DEPICTED ON THIS SHEET ARE CONCEPTUAL ONLY AND MAY BE REVISED AT THE TIME A SPECIFIC USER GOES FORWARD WITH DETAILED PLANS. AT THAT TIME, DETAILED ELEVATIONS WILL BE PROVIDED SUBJECT 1 OF THE GRANTING AUTHORITY AS SPECIFIED IN SPECIFIC PLAN 09 01. Hofman Planning & Engineering i CONSTBUCTION EAST ELEVATION SITE DEVELOPMENT PERMIT PACKAGE A2.1-3 SDP 09-04 NORTH PLAZA VIEW NORTH ELEVATION DETAIL J I REVISED 0 REVISED 0 REVISED 0 REVISED 07f7AnoU Hofman Planning & Engineering V^estRetd I CONSTRUCTION BUILDING DETAIL/ NORTH PLAZA VIEW SITE DEVELOPMENT PERMIT PACKAGE Job No. Date Scale A2.2-1 SDP 09-04 y y ^'-'^ <>*5^^ <i.«^ y .yy yy SOUTH PLAZA VIEW SCALEr NTS SOUTH ELEVATION DETAIL SCALE: r=.10' <ff24-X36- VIEWS ARE FOR ILLUSTRATIVE PURPOSES ONLY AND DESCRIBE OVERALL DESIGN INTENT. REFER TO COLORS & MATERIALS SHEET A3.1 -2 FOR COLOR INTENT. SPECIFIC USES, CONFIGURATIONS AND MATERIAL FINISHES ARE SUBJECTTO REVISION ANO REFINEMENT AS INDIVIDUAL TENANT REQUIREMENTS BECOME KNOWN, THE ELEVATIONS lAND/OR PLANS, AS APPLICABLE] DEPiaED ON THIS SHEET ARE CONCEPTUAL ONLY AND MAY BE REVISED ATTHE TIME A SPECIFIC USER GOES FORWARD WITH DETAILED PLANS. AT THAT TIME, DETAILED ELEVATIONS WILL BE PROVIDED SUBJEa TO APPROVAL OF THE GRANTING AUTHORITY AS SPECIFIED IN SPECIFIC PLAN 09-01. REVISED 0 REVISED a REVISED 0 REVISED 0 REVISED 0 REWSED 0 Hofman Planning & Engineering Westfield WESTFIELD DESIGN ft CONSTRUCTION BUILDING DETAIL/ SOUTH PLAZA VIEW SITE DEVELOPMENT PERMIT PACKAGE JobNo, Date Scale A2.2-2 SDP 09-04 SOUTHEAST CORNER EAST ELEVATION DETAIL SCALE; r=10 iffl24-X36- VIEWS ARE FOR ILLUSTRATIVE PUHPOSB ONLY AND DESCRIBE OVERALL OESIGN INTENT REFER TO COLORS & MATERIALS SHEET A3.1-2 FOR COLOR l(«ENT SPECIFIC USES. CONFIGURATIONS AND MATERIAL FINISHES ARE SUBJECTTO REVISION AND REFINEMENT AS INDIVIDUAL TENANT REQUIREMENTS BECOME KNOWN THE ELEVATIONS (AND/OR PLANS. AS APPLICABLE) DEPICTED ON THIS SHEET ARE CONCEPTUAL ONLV ANO MAV BE REVISED ATTHE TIME A SPECIFIC USER GOES FORWARD WITH DETAILED PLANS. AT THATTIME DETAILED ELEVATIONS WILL BE PROVIDED SUBJECT TQ APPROVAL OF THE GRANTING AUTHORFTY AS SPECIFIED IN SPECIFIC PLAN 09 01. Hofman Planning & Engineering H ft CONSTRUCTION BUILDING DETAIL/ SOUTHEAST VIEW SITE DEVELOPMENT PERMIT PACKAGE A2.2-3 PAINTH) SMOOTH TROWELLED PLASTER vrfREVEALS, TYP. (ALL AROUND) SDP 09-04 L COLOR PLASTER W/HARO TROWEL FINISH OVER (I>0 SHEATHING ft METAL PAINTED SMOOTH TIWWVELLED PLASTER wfflEVEALS, TYP. (ALLAROUNW (E) CAST CONCRETE ARCH TO REMAIN SHOWN DASHED IN) INTEGRAL COLOR PLASTER W/HARO TROWEL FINISH OVER (N) SHEATHING ft METAL HAT CHANNEL FUW-OUT 4" FROM (E) CMU WALL (E) CMJ WALL TO REMAIN SHOWN DASHED CORONAOO STONE PANELS SHASTA BLEND- (N)2 1/2- METAL COPtNO (N) INTEGRAL COLOR PLASTER W/HARD TROWa FINISH OVER (N) SHEATHING ft METAL HAT CHANNEL FURR-OUT 4' FROMiQ CMU WALL ©CASTSTONE COPING IE) PLASTER OVER CMU INTEGRAL COLOR PLASTER WWARD TROWEL FINISH FURRED OlfT 4" FROM (E) CMU WALL 6- METAL COPING METAL CHANNEL SCREED PAINTED SMOOTH TROWELLED PLASTER w/REVEALS. TYP. (ALL AROUND} ft SOFRT ACM PANEL W/DURANAR FINISH RECESSED DOWN LKJHTS PAINTED SMOOTH TROWELLED PLASTER w/REVEALS. TYP. (AU AROUND) REVISED 05/11/2013 REVISED 02/74/201] I Hofman I Planning ft Engineering Westfield CARLSBAD WEtmaommik Sheet Ti!l.3 TYPICAL ENTRY DETAILS SITE DEVELOPMENT PERMIT PACKAGE A2.2-4 SDP 09-04 Hofman Planning & Engineering V^estRelid I CONSTRUCTION '.!K.-I1I!IP INSPIRATION IMAGE SITE DEVELOPMENT PERMIT PACKAGE Job No. Date Scale A3.1-1 SDP 09-04 CORONADO STONE 6" DRYSTACK PANELS SHASTA BLEND METAL PANELS TRESPA PANELS WALL CLADDING P2 PLAS1-MEDIUM SAND FINISH PLAS 2 - SMOOTH HARD TROWEL FINISH ENHANCED PAVING #1 - CONCRETE ENHANCED PAVING #2 - CONCRETE £XTERLQB_E.LMIER EXTERIOR PAVING REVISED 07/05/201J Hofman I Planning & Engineering CMbld.CA 92010 No Ho»iM.>n r),il WESTflELD DESIGN ft CONSTRUCTION COLORS & MATERIALS SITE DEVELOPMENT PERMIT PACKAGE A3.1-2 en TREE LEGEND ENLAfaSEMENT PLAN - SEE SI^EET L4 M W P A MW PCLTZ * ASSOCIATES LAHOSCiWE MCHmcTUW SOUNA BCACH, CAUTOIMU •M.4S1.<nM / MA 2010 REVISIONS 04/ie/T3 REVISION? 03/05/13 REVISIONS 01/31/13 REVISIONS 11/14/12 REVISION 4 07/0S/12 REVISIONS 05/11/12 REVISION 2 03X11/12 REVISION 1 02/24/10 PLAZA CAMINO REAL WCSTHtLD DCtIGN A COHSTnuCTHW •;!i~-l Title LANDSCAPE KEY MAP ENTITLEMENT PACKAGE L2 PLAN KET NOTESi &0 SHALESAtGETATED STRIPS PER CIVIL PLANS NOT USED SIGHT CLEARANCE PER CITT OF CARLSBAD LANDSCAPE MANUAL SkSHT CLEARANCE PER CAL TRANS STANDARDS (T) DECCPRATIVE PLANTER POTS (a) CURB STOPS 4LL Al« .ANS CS! NOTE SEE SWEET L& FOR MATERIALS LEGENDS. 1. SEE CIVIL ENGINEERING P=>LANS FOR ALL l=ROPERTY LINES, RIGHT-OF-WATS AND EASEMENTS. 2. LANDSCAPING CC3NSISTING CF GROUNDCOVER SHRUBS AND TREES SHALL BE USED TO SCREEN ELEMENTS OF UNSIGHTLINESS AND TO SCREEN AND SOFTEN NEH IMF=ROVEMENTS. 3. TREES SHALL BE PLANTED A MINIMUM OF 2 FEET FROM CURBS, 4. PLANTING OR ANT COMBINATION OF FH.ANTING, MOUNDING AND DECORATIVE WALLS SHALL BE USED TO PROVIDE SCREENING FRCJM ADJACENT PRCJPeRTT OR STREETS OF THE PARKING AREA TO A HEIGHT OF 3 FEET. 5. SEE SHEET L-6 FC3R MATERIAL LEGENDS fe. SEE CIVIL PLANS FCPR LOCATIC3NS Cf BMP'S INCLUDING VEGETATED STRIPES AND POROUS CONCRETE 1. EXACT PLACEMENT CF LIGHT STANDARDS AND OTHER SIGN FIXTURES IS SUBJECT TO A DETAILED LIGHTING PLAN THAT SHALL BE APPROVED PRIOR TO ISSUANCE OF BUILDING PERMIT C5R GRADING PERMIT. MHICHEVER OCCURS FIRST. 8. MONUMENT SIGN TO BE RELOCATED. PLACEMENT CJF ALL SIGNS TO BE DETERMINED PURSUANT TO THE PLAZA CAMINO REAL SIGN PROGRAM. - FINISH SURFACE AT COMPACTER rn PAD L cm RETAINING WALL Jjj y~ J.5' WIDE PLANTER i RETAINING WALL SECVCH (HTS): SEE pn-AN KET "3 FOR LOCATION REVISIONS 04/16/13 REVISION 7 03/05/13 REVISION E 01/31/13 REVISIONS 11/14/12 REVISION 4 07/05/12 REVISIONS 05/11/12 REVISION 2 03rai/12 REVISION 1 0204/10 M W P A MW PELTZ • ASSOCUTCS UNOSUK AWMTICTUK SOUtU KACH, CAUrOMA •».4»I.00W I RLA1010 Westfield PLAZA CAMINO REAL mmoB Dtum t consmucnoN LANDSCAPE CONCEPT PLAN ENTITLEMENT PACKAGE L3 PLAN KET NOTFS, (T)BIO SWALES / VEGETATED STRIPS PER CIVIL PLANS ©POROUS CONCRETE PAVING PER r:lvil m AKIA 0 SIGHT CLEARANCE PER CAL TRANS STANDARDS (5) HARDSCAPE TREATMENT PER ^ ARCHITECTURAL PLANS. SEE ARCH'L DRWGS FOR TTPE , CCJLOR AND FINISH. ©BOLLARDS - CAL PIPE FIXED ^SECURITT BCJLLARD. 36- HIGH X 8" DIAMETER STAINLESS STEEL • APPROX. 5' O.C. (T)DECC5R4TIVE BOULDERS - ^GROUPS OF 7-3 • APPROX. 80' O.C. ©RAISED STONE WALL PLANTER -STONE TO MATCH CJR BE COMPATIBLE WITH BLDG. ARCH. (i) DECORATIVE PLANTER POTS GENERAL NOTES: '• i^l.SlXLI^""'^^'''^ '*'-'- PROPERTT LINES. RIGHT-CF-WATS A^C. EASEMENTS. 2. LANDSCAPING CONSISTING OF GROUNDCOVER. SHRUBS AND TREES SHALL BE USED JO&O^pNELEMENTS OF UNSIGHTLINESS AND TO SCREB^^ijD SSTEN NEW 3. TREES SHALL BE PLANTED A MINIMUM OF 2 FEET FROM cajRBS r,';ffT"ii^?5-^?^I COMBINATION OF PLANTING, MCXNDINQ AND DECORATIVE WALLS SHALL BE USED TO PROVIDE SCFSEENING FROM ADJACENT PROPERTT OR STREETS OF THE PARKING AREA TO A HEIGHT <3F 3 FEET rro^r-cpsi =ITOEI» 5. SEE SHEET L-6 FOR MATERIAL LEGENDS LOCATIONS OF BMP'S INCLUDING VEGETATED STRIPES AND PC3ROUS CONCRETE ''• ?^.^£?.^1V"^?'•'^ °^ STANDARDS AND OTHER SIGN FIXTURES IS SUBJECT TO tE^r^^Sr^£.hS!f^ THAT SHALL BE APPROVED PRIOR TO ISSUANCE OF BUILDMG PERMIT OR GRADING PERMIT, WHICHEVER OCCURS FIRST 8. MONUMENT SIGN TO BE RELOCATED. PLACEMENT OF ALL SkSNS TO BE DETERMINED PURSUANT TO THE PLAZA CAMINO REAL SIGN PROGRAM. i.'=i>=ra IIINEL^ NOTE MATCHLINE - SEE SHEET L3 PLANT MATERIALS LEGEND PLAN KET NOTES: (T)BIO SWALES / VEGETAED STRIPS PER CIVIL PLANS (7) POROUS CC5NCRETE ^PAVING PER CIVIL PLANS (3) SIGHT CLEARANCE 'PER CARLSBAD LANDSCAPE MANUAL ) SIGHT CLEARANCE PER CAL TRANS STANDARDS f 51 HARDSCAPE TREATMENT PER ARCHITECTURAL PLANS. SEE AROI'L DRWGS FOR TTPE, COLOR AND FINISH. ffel BOLLARDS - CAL PIPE FIXED SECURITT BOLLARD, 36' HIGH X 8" DIAMETER. STAINLESS STEEL • APPROX. 5' O.C. 0 TJ RAISED STONE WALL PLANTER - STONE TO MATCH OR BE COMPATIBLE WITH BUILDING ARCHITECTURE (b GENERAL NOTES, 1. SEE CIVIL ENGNEERING PLANS FOR ALL PROPERTT LNES, RIGHT-OF-WATS AND EASEMENTS. 2. LANDSCAPING CONSISTING OF GROUNDCO'vCR, SHRUBS AND TREES SHALL BE USED TO SCREEN ELEMENTS OF UNSIGHTLINESS AND TO SCREEN AND SOFTEN NEW IMPROVEMENTS. 3. TREES SHALL BE PLANTED A MINIMUM CF 2 FEET FROM CURBS. 4. PLANTING OR ANT COMBINATION OF PLANTING, MOUNDII*j AND DECORATIVE WALLS SHALL BE USED TO PROVIDE SCREENING FROM ADJACENT PROPERTT OR STREETS OF THE PARKING AREA TO A HEIGHT OF 3 FEET. 5. SEE SHEET L-6 FOR MATERIAL LEGENDS fe. SEE CIVIL PLANS FOR LOCATIONS OF BMP'S INCLUDING VEGETATED STRIPES AND F>OROUS CONCRETE 1. EXACT PLACEMENT OF LIGHT STANDARDS AND OTHER SIGN FIXTURES IS SUBJECT TO A DETAILED LIGHTING PLAN THAT SHALL BE APPROVED PRIOR TO ISSUANCE OF BUILDING PERMIT OR GRADING PERMIT. WHICHE'^/ER OCCURS FIRST. 8. MONUMENT SIGN TO BE RELOCATED. PLACEMENT CF ALL SIGNS TO BE DETERMINED PURSUANT TO THE PLAZA CAMINO REAL SIGN PROGRAM. FL4N^8TT1BQL DCaewFTi^/BnTAMir-Ai MAMC COMMON NAME o o o m m EXISTWa TREE TO REMAIN exisTWa rALM TO RETIAIN EXISTING SHnSS TO REMAIN • FWOJECT ENTKT TUFF .urf. ... ARBUniA UNEDO PTWUS KAWAKAMIl OLEA EUNOPEA 'MILSOHI' •QATERAT ACCEWT Tggg «ieh ... dTKAHBERT TiaEE leOS BOX MM <VSI ARCHONTOrUOENIX CUmlNQMAMIANA STAORUS R0MAN20PPIANUM WASHINQTCNIA FILIFERA ' PARKINQ LOT TREE .udi ... KINQ PALM OUEEN PALM CALIFORNIA FAN PALM lee» Ig B,T,H MIN. I'll; PARKHa FIELP - LK-gs Shad. 1 CUPANIOPftlft ANACARDIOP9I& MAGNOLIA QRANOIFLORA PODOCARPUa GRAaLIOR OUERCUS ILEX OUERCUS VIRQINIANA TIPtJANA TIRJ ULMUS PARVIFOLIA ZELKOV^A SBRRATA END ISLAMJ TREE • SmMll to M.rilu. Tr^ kgg» 24' BOX MH.. IJOA) CARR011M00D TREE SOUTMEm MAONOLIA FERN PINE HOLLY OAK SOUTHERN OAK TIPU TREE CMNESE EVER3REEN E 5AHLEAF ZELKOVA AUSTRALIAN WILLOH CHINESE FLAME TREE AFRICAN SUMAC BRISBANE BOX ' STREETSCAPE TREE «ieh a., EL CAMINg WEAL MAGNOLIA ORANDPLORA TRISTANIA CO^TERTA MARRON ROAD SMALL FLOWERNS TREE ARBimiS IMEDO LAOERSTROEMIA IbCICA pmlS KAHAKAMII . BUILDINta FRONTASE TREE J IgP^ 84' B<?x MIN.. STRAWBERRY TREE CRAPE MTRTLE PLOMERINa PEAR 1 TWEE - Ig' B.T.H. ARCHOt^OPHOENIX aM4IN3HAMIANA STAORUS ROMANZC1TIANUM WASHINGTCNIA FILIFERA SMALL TREE ARBUTUS UNEDO MA(3NOLIA GRANDIFLORA 'LITTLE OEM' FTRUS KAHAKAMII • ENTRT- SECCNPART TREE wwti at- iae« BOX MIN I'S^J KINS PALM OUEEN PALM CALrORNIA FJ FLO|.«RINQ PEAR LASERSTROEMIA INDICA CRAPE MTRTLE FRUITLESS OLIVE FLOWERINO PEAR lge» U,. BOX MIN, fSAJ i 'CONCHA' CALLI6TEMCM 'LITTLE JOHN' CISTUS X PURPUREUS LAVANDULA AU3USTIFOLIA LIOUSTmn JAPONICIM 'TEXANUM' RTTOSPORU1 TOBIRA 'VARIEQATA' RHAPHIOLEPIS INDICA 'BALLERINA- ROSMARWUS OFFICINALIS ' MEDIUM r.«ASS .urfi ... PURPLE ROCKROSE ENOLISH LAVCNDER TEXAS PRIVET VARIEGATED TOBIRA ERAGROSTIS CURVULA FESITJCA CALIFORNICA MUULBeEIUIA CAPILLARIS MUHLENBERGIA RLIPES MUNLEhflSERaiA RIGENS MEEPING LOVE GRASS CALIFOmiA FESCUE PMC MUHLY GRASS PURPLE MUHLT GRASS DEER GRASS Saft 5 GALLON ' LOM GRASS raCT««nln^ .1 P.rtln^ Lot) «ieh ... DESCHAMPSIA CAESPIT08A FESTUCA PLILIFOW1IS FESTUCA MAIREI SESLERIA AUTUMNALIS STIPA TENUISSIMA BLUE SEDOE TUFTED HAIR GRASS FINE-LEAVED SHEEP'S FESCUE MARIE'S FESCUE AUnrw MOOR GRASS MEXICAN FEAT)«R GRASS leax » GALLON ' ACCENT SHRII^ HKTH II ANIGOZANT>4iS FLAVIDUS BUDDLEIA DAVIDII GREVILLEA NOELII' , aROWDCQvERS «.eh J., KANGAROO PAM BUTTERPLY BUSH GREVILLEA CARISSA MACROCARPA IGREBN CARPET' NATAL PLUM CRASSULA RADICANS GALVEZW SPECIOSA TIRECRdCKER' MTOPORUi PARV»^1UM OENOTHERA SPECIOSA ROSMARHUS cmciNALIS 'H. CARPET' ROSA CARPET VARIETIES SENEao SERPENS Sffl* I GAL. SOT FLATS ROSEMARY CARPET ROSE CHALK STK3CS SCREEN SmUBS . CALLIAIORA TMEEDII LIGUSTRIH JAP0NKW1 TEXANUM' PODOCARPUS MACROFmLLUS MAKI XYLOSMA CONGESTUM TRINIDAD FLAME BUSH TEXAS PRIVET SHRUBBY TEH PINE SHUT XTLOSMA HARDSCAPE MATERIALS LEGEND SEE ARCHITECTURAL DRAMNiS FOR HARDSCAPE TYPES, COLOR AND FINISHES CITY OF CARLSBAD PLANTING ZONE CATEGORIZATION ALL PLANT SPECIES LISTED AS PART OF THE PLANT PALETTE ARE CATEGORIZED AS ZO^S 2 > DEFINED IN THE CITY CF CARLSBAD LANDSCAPE MANUAL. THE PLANT PALETTE ALSO INCORPORATES PLANT SPECIES THAT ARE MORE DROUGHT TOLERANT T DESCRIBED IN THE MANUALS EJEFMITION OF ZCWE 2 PLANTWO. 4 THE SPECIES LANDSCAPE CALCULATIONS PARKINS FIELP, AND S FOOT SUFFER AROUND PARKING FIELD EDGES^ PERCENT OF IMPROVEMENTS AREA USED FOR LANDSCAPINS PERCENT Of PROPOSED LANDSCAPED AREA CATEGORIZED < IRRIGATION NOTES ALL PLANTED AREAS SHALL RBCBIVE SUPPLEMENTAL HATER VIA AN AUT0MAT1CALLT CONTROLLED, UNDERMOUND IRRIGATION SYSTEM. TUE IRRIGATION STSTEM HILL BE DESIGNED ACCORDING TO SPECFIC PLANT REOUIReiENTS AND ENVIRONMENTAL EXPOSURES. THE DESIGN WILL UTILIZE MATER C0NSERVATII34 EOUIPM^ SUCH AS RAM SENSORS, MASTER CONTROL VALVCS, CHECK VALVES AND LOt-fLO^ IRRIGATION HEADS. THE PROPOSED SYSTEM HILL LANDSCAPE MAINTENANCE NOTE DISEASED OR DEAD PLANT SECTION: AA 9HTOB WALK REVISION 8 04/16/13 REVISION 7 03A>5/13 REVISION 6 01/31/13 REVISIONS 11/14/12 REVISION 4 07/05/12 REVISION 3 05/11/12 REVISION 2 03/01/12 REVISION 1 02/24/10 M W P A «W PCLTZ . ASSOCUTCS LANDSCAPE AROnncniiiE SOLANA RAOl, CAUFOmiA S9«.4(1.0«n / RLA 2010 yy Wedfield PLAZA CAMIMO REAL s commucTKM LANDSCAPE CONCEPT PLAN ENTITLEMENT PACKAGE L5 EHMANCED P.iylNG FER ARCHITECT'S PLANS EHUANCED PA/ING PER ARCHITECT'S FLAMS BANDS OF SHRUBS AND OraiAMEMTAL GRASSES - 4 PLANTING VARIETIES MIMII-1UM PROJECT ENTRY TREE - ONE TT PE TO BE SELECTED FROM LEGEND AI ID USED THROUGHT RAISED STOlJE WALL PLANTER -k4ALL AND PLANTER NOT TO E.'CEED 3C" INSIDE SITE TRIANGLE SITE DISTANCE LINE F^R CALTRANS STANDARDS SITE DISTANCE LINE PER CARLBAD LANDSCAPE MANUAL ENHANCED PAVING PER ARCHITECT'S PLANS MARRON ROAD GATEWAY r (h M W P A NW PCLTZ > ASSOCUTCS LANOSCAPC AROinKTUIE SOLANA eCACH. CAUFORNIA •m.4ti.oam / RLA Mto SITE DISTAMCE LINE PER CARLBAD LANDSCAPE MANUAL PROJECT SIGNAGE PER SEPARATE SIGNAGE E.<HIBIT ENH-»NCED PAVIN5 PER ARCHITECT'S PLANS SITE DISTANCE LINE PER CALTRANS STANDARDS DECORATIVE PLANTER POTS WITH SPECIMEN PLANTING MIXED ORNAMENTAL PLANTI1>IG - ; PLANTING VARIETIES MINIMUM EL CAMINO REAL GATEWAY TWO TREES IN EACH END ISLAND PLANTER UNLESS RESTRICTED BT UTILITIES OR EASEMENTS ORNAMENTAL GRASS ENTRT ACCENT PALM BAl-JDS OF SHRUBS AHD OraJAMENTAL GRASSES - 4 PLANTING VARIETIES MINIMUM PROJECT ENTRT TREE - ONE TTPE TO BE SELECTED FROM LEGEND AND USED THROUGHT MIXED SHRUBS. OR IAMENTAL GRASSES AND GROUNDCOVERS PLANTING SCREEN MOTE SEE SHEET L5 FOR MATERIALS LEGENDS. TYPICAL PARKING END ISLAND PLANTER 1"=10'-0" REVISION 8 REVISION 7 REVISION 6 REVISION 5 REVISION 4 REVISION 3 REVISION 2 REVISION 1 04/16/13 03/05/13 01/31/13 11/14/12 07/05/12 05/11/12 03/D1/12 02/24/10 PLAZACAMINOREAL WK8TFIEL0 DEMN S COMSTRUCTfON iiit'ct mip LANDSCAPE CONCEPT PLAN - ENLARGEMENTS ENTITLEMENT PACKAGE L6 TO EXTENT OF ZONE I PLANTING PERCENTAGE OF PROPOSED ZONE I PLANTING. NOTE, ALL PROPOSED PLANTING IS CATEGORIZED AS ZONE 2 PLANTING AS DEFINED BY THE CITT OF CARLSBAD LANDSCAPE MANUAL. REFER TO LANDSCAPE CONCEPT PLAN FOR PLANT SPECIES. PROPOSED TURF AREA PERCENTAe.E OF PROPOSED TURF AREA: OS. NOTE: TME PROPOSED IMPROVEMENTS ELIMINATE IMO-a SQUARE FEET OF EXISTING TURF TO BE REPLACED WITH DROUGHT TOLERANT PLANT SPECIES. ACCOMODATIONS FOR RECLAIMED WATER ALL PROPOSED PLANTING AREAS TO BE FITTED WITH RECLAIMED WATER IRRIGATION EaUIF=MENT SUCH AS PURPLE PIPE, VALVE BOXES, IRRIGATION HEADS, ETC, PER THE CITY OF CARLSBAD'S IRRIGATION REQUIREMENTS. WATER CONSERVATION FEATURES THE LANDSCAPE CONCEPT PLAN CONSERVES WATER BY UTILIZING A PLANT PALETTE THAT EMPHASIZES DROUGHT TOLERANT PLANT SPECIES, THE SUGGESTED SPECIES IN THE PLANT PALETTE HAVE SIMILAR IRRIGATION REQUIREMENTS AND ENVIRONMENTAL FACTORS. THIS ALLOWS FOR A SIMPLIFIED IRRIGATION DESIGN. RESULTING IN AN EFFICIENT IRRIGATION SYSTEM. THE SPECIES SUGGESTED IN THE PLANT PALETTE ARE INTENDED TO HAVE A MORE ORGANIC. UNMANICJRED APPEARANCE. THEREBY REDUCING MAINTENANCE AND COSTS. IN KEEPING WITH A MORE NATURAL APPEARANCE. SOME AREAS OF EXISTINO LAWN SHALL BE REMOVED AND REPLACED WITH MORE DROUGHT TOLERANT SPECIES. BEFORE INSTALLATION OF THE PLANTING BEGINS. THE SOIL WILL BE THOROUGHLY PREPARED PER SOIL REPORT RECOMMENDATIONS. ONCE THE PLANTS HAVE BEEN INSTALLED. TME PLANTING AREAS WILL BE TOPPED WITH ORGANIC MULCM IN ORDER TO HELP RETAIN MOISTURE IN TME SOIL. PLAN LEGEND REVISION 8 REVISION 7 REVISION 6 REVISION 5 REVISION 4 REVISION 3 REVISION 2 REVISION 1 04/16/13 03/05/13 02/14/13 11/14/12 07/06/12 M W P A MW PELTZ + ASSOCtATCS UNDSCAPE ARCHITECTURE 50LAKA BEACH, CAUFORNIA Westfield PLAZA CAMINO REAL 0 DESIQN ft CONSTRUCTION WATER CONSERVATION PLAN ENTITLEMENT PACKAGE L7 SOPO^ CML SHEET INDEX c-l SHEET INDEX 4 LECEND C-2 i C-3 CONSTRMNTS UAP C-4 PROPOSED SITE PLAN C-5 TO C-7 PPEUUINARr ORAOmB PLAN C-S TO C-W PREUUINARr UVUTY PLAN C-l I PROPOSED STWPmvO PLAN C-12 HRE ACCESS PLAN LEGEND EXISTINC BOUNDARY EXISTING EASEMENT EXISTINC FEUA ELOOD PLAIN EXISUNC RICHT OF WAY EXISime LOT LINE - EXISTINC BUILONC EXISUNC SIDEWALK RAMP EXISTINC CITY LIMIT UNE • EXISTING BRUSH EXISTINC TREES EXISime CONTOUR EXISTING CROSSWALK EXISTING ROAD STRIPING EXISTING BROW DITCH EXISUNC FIRE HYDRANT ASSY. EXISTING PUBUC STREET LIGHT EXISTING PRIVATE STREET LIGHT Hofman Planning & Engineering EXISTING ELECTRICAL EQUIP. EXISVNG WATER LINE EXISTING SEIIER LINE EXISTING STORM DRAIN EXISTINC CAS EXISUNC ELECTRIC EXISTINC CURB EXISTING CURB ic GUTTER EXISTINC TRAFFIC SIGNAL EXISTING SLOPES < 25X EXISTING SLOPES 25X-40X EXISTING SLOPES > 40X TOTAL AREA - 15.13 AC IJ. 77 AC I I XI.S9X or TOTAL o.oie AC O.IIX or TOTAL 0.011 AC \''/f,.<-\ 0.07X or TOTAL 'St' SDP 09-0* BOUNDARY I UMITS or WORK REMOVE EXIST. UTIUTY PROP. ROAD STRIPING PROP. STORU DRAIN STRUCTURE • PROP. HRE HYDRANT ASSY PCR SDRSD WF-OI WITH CONC. PAD j] PROP. THRUST BLOCK ^ PROP. WATER SVC. ® PROP. SEWER SVC. 5! PROP. WATERLINE W W PROP. SEWER LINE DRAINAGE OIRECVON W/ SLOPE SECTION LINE J PROP. CONTOUR — SIGHT DISTANCE (PER CALTRANS) • • DETECTOR CHECK ASSEMBLY FOR FIRE PER SDRSD W-05 \DCA\ PROPOSED WATER METER AND BACKFLOW PREVENTER \MTRW BP \ PROPOSED FIRE DEPARTMENT CONNECTION — s - 2.0X^ PROP. AC PAVING/AC RESURFAONG PROP. CONCRETE (SEE LANDSCAPE PLANS FOR SCORING PATTERN & DETAILS) PROP./RECONFIGURE BUILDING PROP. POROUS CONCRETE PROP. VEGETATED STRPS FUlURE SDP PER SEPARATE PERMIT LOADING AREAS NOT COVERED PROPOSED CMU RETAINING WALL CUT: B.000 CY FILL: 12,000 CY REMEDIAL B.OOO CY IMPORT: 4.000 CY (ZZZZZZZZl •SPOT ELEV. ^_SL£J-^ ' FS - FINISHED SURFACE ELEVATION (HARDSCAPE) • FG » FINISHED GRADE ELEVATION (PLANTING OR TURF) ' TB - FINISHED GRADE AT TOP OF BERM • FL = FLOmjNE ELEVATION (DRAttACE COURSE) ' RIM = RIM ELEVATION (STORM DRAIN) • TW - TOP OF WALL ELEVATION (RETAINING WALL) • BW - VISIBLE BOTTOM OF WAU (FOOTING IS BELOW) • IE - INVERT ELEVATION (STORM DRAIN) • TC - TOP OF CURB ELEVATION • FH - FIRE HYDRANT • FDC - FIRE DEPARTMENT CONNECTION • OCA - FIRE WATER DETECTOR CHECK ASSEMBLY • MTR " WATER METER • BP - POTABLE WATER BACKFIOW PREVENTER WESTFIELD GARLSBAD REVISED: 04/16/2013 SHEET HU SHEET INDEX & LEGEND SITE DEVHXlPMBfr PBtMrrPAaMGE C-l SDP 09-04 LINES A CURB DATA NO. DELTA OR BRG. RAO. (FT) LENGTH (FT) Ll S7f2f44'» 97.60' L2 S00-2S'I4"W 43.46' NOOyS'14'E 20S.55' L4 Nsrx'oet 614. IS' LS EAST 516.16' Le EAST «.««' L7 NORTH 2.57' LB S?4'24'44-W 42.40' Cl 212'0e" 7S8.00' 39.13' C2 I31444-ise.ey 840.00' EASEUENT DATA ITEM GRANTEE DESCRIPVON RCCORONC REMARKS VISTA SANITATION DISTRKT OTY OF CARLSBAD StUER M¥ LINES INit. NO liisO REC 10/09/1964 O.R SHOliN I^REON AhtCJi PARCEL' 2*5 <7> VISTA SANITATION DISTRICT OTY OF CARLSBAD S>iB> Aflf UNSS iNSr. Hi. I»49li REC 10/09/1964 OR. swaw HBKdN Amm PARCEL' 2/15 SAN 6Kid iAi ANb CLECTRK COMPANY PUBUi OnUntS /MAfSS AAID EGRESS INST. NOS. mSBS AND I73SB9 REC. I0/4/IS6B OR. aulTCLAM BY INST NO. 223172 REC 08/22/1972 O.R. sum mesN AFfEois PARCEL' 2*5 SAN DIEGO GAS AND ELECTRIC COMPANY PUBLIC umjTIES INGRESS AND EGRESS INST NO. 173594 REC 10/4/1969, O.R. INST NO. 173595 REC. I0/O4/I96B. O.R. POR. OUTCLAIM BY INST N0.223I72 REG 0a/22/l97l OR. SHUm HIKOH CITY or CARLSBAD PUBUC SEKR PURPOSES mST. NO. 73-344771 REC 12/13/1973 OR. SHOWN HCiitON At*Ecfs PARCEL' 2*5 afY Of tA^iSAb PUBUC SEWER PURPOSES INST NO 73-344772 REC 12/13/1973 O.R. snmi nmoN Afftcfs PARCEL' 2*5 ® USTA SANITAVON DISIRKT OTY or CARLSBAD SEWR PIPE UNES INGRESS AMO EGRESS INST. NO. 7S-3I0363 REC II/6/IB7S OR. aam mew jmas PARCEL' 2*5 ® OTY or CARLSBAD PUBUC UTILITIES INGRESS AND EGRESS INSr NO. 76-431713 REC 12/23/1976 OR. SHOm HOON AfttcK PARCEL' 2*5 OTY or CARLSBAD WAIER UNE CARLSBAD TRACT NO. 76-15 Smti HlKdN ® OTY or CARLSBAD SEHER CARISBAD TRACT NO 76-18 MAP NO. 8956 SHOWN HERttN AfftitS PARCEL' 2*5 OTY or CARLSBAD RIGHTS or ACCESS CARLSBAD TRACT NO 78-18 SNimi HCKiN Afners PARCEL' 2*5 ® FEDERATED DEPT STORES A DELAWARE COR. EASEMENTS FOR VEHICULAR AND PEDESTRIAN PASSAGE, INGRESS, EGISSS AND PARKING or VCHKLES INST NO. 78-346419 REC. 08/15/1978, O.R. SHom MffifiM/ Affeers PARCEL' 2*5 CARTER- HAm.EY ST NON -EXCLUSIVE EASEMENTS FOR f^HKULAR ANO PEDESTRIAN PASSAGE, INGRESS AND EGRESS AND PARKING OF VEHKLES mST.79-049393 REC. 01/31/1970, O.R. SUdUN HmON A/TtCts PARCEL' 2*5 PLAZA CAMINO REAL CARTER- HAm.EY ST. INGRESS AND EGRESS, ROADWAY EASEMENT INST NO. B8-347I46 REC. 08/13/1986, OR. AFN 1986-347147 REC. 08/I3/I9B6. OR. INST NO. 1994-346086 REC. 05/26/1994. O.R. SmiN WIKdN AfKCrS PARCEL' 2*5 PLAZA CAMiNO IVAL CARTER- HAMEY ST BRIDGE ABUfMlN'r EASEMENT nit NA A-34>l4t REC 0BA3/I9B6. O.R. SWaitK AfFtCTS PARCa' 2*5 • PARCEL PER ALTA BY SEABOARD ENONEERINC CO. DATED 05/07/2000 Hofman I Planning & Engineering Ul REMSBX 04/K/20U WESTFIELD CARLSBAD CONSTRAINTS MAP SITE DEVHXWian" PERMIT PACKAGE C-2 SDP 09^ UNES ic CURB DATA NO. IXLTA OR BRG RAD (FT) LENGTH (FT) L9 S7I-33'56'E 70.14' L10 SI5T9'26'E 40.85' LII N7715'51'E 30.24' LI2 N77T5'5I'E 46.45' LI3 N77'l5'Slt 52.31' LI4 N77TS'SI'E BZ6B' CJ 3IV3'37' 150.00' 81.31' C4 951'42' 2583.00' 90.10' EASEMENT DATA ITEM GRANTEE DESCRmHON RECORDING REMARKS VISTA SANltAiloN DiSflhCT OTY or CARLSBAD iiwe^ fiK IMS msr. NO. iMif REC. 10/09/1984 OR. snm meoN Afttets PARCEL' 2*5 MSTA SAMtAHdN (xiYRltt OTY or CARLSBAD INST. tHi l»4itS REG 10/09/1984 O.R. SHOWN HCRCdN AfftiTS PARCEL' 2*5 SAN DIEGO SAS ANb ELECTRK COMPANY PUBLK unuves iNeniss ANO EGRESS msr. NBS. i»sa Am 173589 REC. 10/4/1988 O.R. OUITCLAIM BY INST. NO. 223172 REC 08/22/1972 OR SHom HentdN Afrtits PARCEL' 2*5 SAN DIEGO GAS ANO ELECmc COMPANY UfHlERGROUND 6AS SUPPLY* COMMUNICATION SYSTEMS INST NO. 173590 REC 10/04/1968, O.R. SHdiiN HEKoN AFFECTS PARCEL' 2*5 PLAZA CAMINO REAL SAN OIEGO GAS AND ELECTRK COMPANY UNneKendUNb SAS SUPPtl- * COIMUNKAtlON SYSTEMS INST NO. 173Sil * 193592 REC 10/04/1988, OR. sHom HcneoN AFreers PARCEL' 2*5 SAN DIEGO OAS ANO ELECTRK COMPANY PUBUC UnjTIES INGRESS AND EGRESS INST NO. 173594 REC 10/4/1988, OR. INST NO. 173595 REC 10/04/1968, O.R. POR. OUITCLAIM BY INST NO. 223172 REC 08/22/1972 OR. SHOWN HEREON SAN OIEGO GAS ANO ELECTRK COMPANY PUBLK VHUnES INGRESS AND EGRESS INSY. Na iMf REC. 09/26/1989. OR SHOWN HeUeON AfKcts PARCEL' 2 SAN DIEGO GAS ANO EUCmc COMPANY PUBUC UTUVCS INGRESS AW EGRESS INST NO. 177202 REC 09/26/1969. OR SHOm HtREON A^tCtS PARCEL' 2*5 m 1 n SAN DIEGO GAS AND BJECIRK COMPANY PUBLK UTKMi INGRESS AND EGRESS INSt N& iisi44 REG. 10/6/1989. OR SHUm NBXON AFFCCTS PARCEL' 2*5 m 1 n SAH OEGO GAS AND ELECTRK COMPANY PUBLK UHUTIES INGRESS AND EGRESS INST NO. 183360 REG 10/8/1989 OR. SHOWN HEREON ATTECTS PARCEL' 2 m 1 n PLAZA CAMINO REAL LIMITED PARTNERSHIP THE MAY STORES CO. rOOriNGS EASEMENT INST. NO 19i480 REC 10/21/1989, O.R. SHomi HexoN Affeers PARCEL' 2*5 m 1 n PARKING AUTHORITY OTY or CARLSBAD WATER UNE INST NO. 208858 REC 09/15/1971. OR. iWilW HCKiN AffeCTS PARCEL' 2*5 M OTY or CARLSBAD PUBUC SEWER PURPOSES INST NO 73-344771 REC 12/13/1973 OJI. SHOWN HtREON Affeers PARCEL' 2*5 SAN DIEGO GAS AND ELECTRK COMPANY PUiUe UUIIits iNiiHESS AND EGRESS INST NO. 7S-mii2 REC 05/8/1975 OR SH6»N HtREON - • SAN OIEGO GAS AND ELECmC COMPANY PUBUC UTIUltS INGRESS Am EGRESS INST NO. 77-235890 REC 08/15/1977 O.R. sum mEdN Affeers PARCa' 2*5 m OTY or CARLSBAD WATER Lfe CARLSBAD TRACT NO, 76-18 SHOWN HEREON OTY or CARLSBAD SCWCR CARLSBAD TRACT NO. 78-18 MAP NO. 8956 SHdtiN HenedH Afftirs PARCEL' 2*5 OTY or CARISBAD RKHTS or ACCESS CARLSBAD TRACT NO. 78-18 SHmN NBieoN Affeers PARCEL' 2*5 FEDERATED OEPT STORES A DELAHURE COR. lAitMtNH tO/i VEHKULAR AND PEDESTRIAN PASSAGE, INGRESS, EGRESS AND PARKING or VTHKirs INST. NO. 78-346419 REG. 08/15/1978, O.R. SH&nN He/ltdN Afffirs PARCEL' 2*5 CARTER- HAWLEY ST. xaAe, Bern it ri Bi> gpjHjn NON -ExtLUave EASEMENTS EOR VEHKULAR AND PEOESTRIAH PASSAGE, 9KRESS AND EGRESS AND PARKING OT tEHKLES INSf.H-04ii93 Rtc 01/31/1979, O.R. SHom HCHON Affeers PARCEL' 2*5 Hofman [ Planning & Engineering V^estReld WESTFIELD CARLSBAD WEWSB>:04/Hq013 SHEET TITIE CONSTRAINTS MAP 9TE DEVELOPMBrr PBtHITPACXMBE C-3 SDP 09-04 Hofman Planning & Engineering A KEYNOTES (6 FIWF. f am ()5 CSM) ANO/W oitnAr E»S™«; PAVEMEKT (|5 PROP. 3' concstiE neew GUTTER (7': EX1SHNS ITEM TO REHAIH (7. PMP. S" CURB AW GUTTER Q6 PP*- PLAmNC AREA ||7 ENHAHCEO PAWB (I. asms IIEU TO BE REMOVED ANO/OR RELOCAIEO @ PROP. 0- CURB OR CONCRETE HEADER (JJ SO. 9WE1 C-II FOR PROP. STRIPUB PROPOSED aDC**U< (3 PROPOSED •-AC PWT. 0«R 6-»8 PROP. BOlUflOS ((9 EMSmC EASEMEHT TO BC OUITttAIMED @ «HEa STOP AT O" CURB d PROPOSED 4'' PCC PAVOKBT 0«R 6' AB Ot ™ ™ ™^ *^ ^ VEGETATED STRIPS PER SHIP ^ PROPOSED LOADftO ARE\ UNCOVtREO PROP. TRASH COMPACTER PAD Qf PROP. 6- FH ASST. PER SORSO RF-OI W/ ^ VEGETATED STRIPS PER COHC PAD. AW 10'WATER EASEWENT PCBOUS CONCRETE (12 PROP. SOTCH BUS BAY ROOT DRAM. CONNECT TO PLANTER AREA 1^3 ^^4^^PR0P^0O«^RET»^ warns DoiGN t coMmicniN HEVISED: ovi«/»n SHEET TITIE PROPOSH) SITE PLAN SITE DEVELOPMifr PBWrr PACKAGE C-4 SDP 09^ son ACGREGAIE MULCH ANO SOX COBBLE MULCH. AX. 2" DECP. REFER TO LANDSCAPE PLANS -3-1 SBE SLOPE ROUGH GRADE AS SHOm ON PLANS '•foj—• QB«WL NOTES I. osnw unjTiES ARE SCHEMAIK AND BASED UPON DRAmie NUMBERS 805-3 * 905-6. EXACT AUCNMBtT AND DEPTH OF UWUCS MU ST OETZXUMZ) BY UNOCRHROUNO meSnOAVONS PROR TO CONSTRUCIKN. 2 MONUMENT SKH TO BE RELOCA1ED. PLACEUCNT OF AU SKHS IO BE DCWRMHO) PURSUANT TO THE WEsmEU) CARLSBAD SKN PROGRAM. 3 EXACT PLACCMCNT OP UGHT STANOAROS AND OIHCR SGN FIXWRES IS SUBJECT ro A BCTAtED UGHTING PLAN THAT SHAU BE APPROVED PRMR TO ^AWr OF A BULONC PERMIT OR CRADINC PERMIT, WHKMEWI OCCURS 4. REFER JO PREUMINARY UTIUTY PLAN FOR PROPOSED SIORM DRAM. CEOWtlME FABRK- 2" ntCK 3/4' AGCREGAIE- y COBBU- 4' PERFORATED HDPE pre -PLANTABLE SOI SEOIEXm LXCR, mAP DOWN 6' 9 UN DCPIH 3ir EDGE OF PA\BKNT DETAIL 1: VEOETATTOBIOSWALE SCE LANDSCAPE PIAMS far SPCOFK PLANIne OETAILS CUT: 8,000 CY Ftl: 12,000 CY REMEDIAL: 8.000 CY IMPORT: 4,000 CY Hofman j Planning & Engineering A KEYNOTES (J EXIST9K ITEM TO REMAIN (^\ PROPOSED STORU DRAIN PIPE §1. ROOF DRAH, CONNECT ID PLAHIER AREA (2 EXISTNe I1EM m BE RCMOVB) ANO DISPOSeD &2 CONNECT VEGaAltD SUP TO PROPOSEO CATCH BASH tS2 PROPOSCD TRENCH Uvm MTH FMSonl LiiPni TRENCH ^' V. ^ noAiu tv m mteroT (B PROPOSED 0- CURB OR C0NC9EIE HEAOCR (|3 POROUS CONCREIE 60 KGETAKO SmP PCR SUMP. SFE DETAIL I nus SHEET. 6* REPLACE EXtSTNG CURB MET M1H HEW 1YPC F mET, ^ ^ umrY Mtm rvw r: rBAir nu mp mi nntnnw DRAIN FILTER INSERT ^3 PROPOSED DRAH BOX AT END OF TRENCH DRAH Westfield WESTFIELD CARLSBAD wmBs DBON » oownuanH NEVISak 04/11/2013 SHOTTIIIE PREUMINARy GRADING PLAN SITEDEVEUVMBir PERMIT PACKAGE C-5 >3 CeCRAL NOTES-- /. exISVNG UWUCS AR t 805-6. EXACT AL UNDERGROUND HVESIKAVONS PROR TO CONSIWJCVON. Z MONUMENT SKH TO BE RELOCATED. PLACEMENT CT ALL SKNS 10 BE DETERM»a> PURSUANT TO THE weSlFICW CARLSBAD SKN PROGRAM. 3 EXACT PIACCMENT OF UGHT STANDARDS AND OTHER SIGN FIXWRES IS SUBJECT TO A OETAACD UGHTIHG PLAN THAT SHAU BE APPROVED POOR TO ISSUANCE or A BULONG PERMn OR GRADING PERMIT, mKHOER OCCURS FKST 4. FIRE SPPHKLCR SYSICUS ARE RCOUIRCB. ORE SPRHKIERS ARE TO BE DESIGNED TO NFPA 13 STANDARDS BY FIRE SPRimER CONSULTANT MATCHLINE SEE SH^ C-10 SDP09O4 Hofman Planning & Engineering KEYNOTES (l EXISUNG ITEM TO REHAH (Jg EXISIMG EASEUCNT TO BE OUKLAAICD (2 EXISI1NG IIEU W BE REMOVED IND OSPOSCD ^1 PROP. SIORM DRAIN PIPE Ql PROP. 6'FH ASSY PCR SORSO WF-OI W/ 62 COHHCCT \EGETAIEO SWALE 10 PROPOSED CAICH BASH CONC PAD, AND 10' mm EASEUCNT , Q5 PROP SEOCR CRA1C ON THE TOP FOR OVERFLOW P ^ PROP. SEWER LATERAL ^8 PROP. 10" PVC WAIER AHD 20' EASCUCNT 64 REPLACE CXISmG CURB MET WTH TyPC F MET, MODIFY WHH TYPE G REVISED: 04/IV2013 SHEET TITU PRaiMINARriminYPLAN SnEDEVHJOPMSir PERMir PACKAGE C-9 V3 SDPO»<K QENBWL NOTES. I. emSIWi; UWIIES ARC SCHCUAIK AND BASED UPON CRAWNG NUOCRS 805-3 * 80S-6. CXACT AUCHMCNT AHO DEPTH OF UWUCS Ml BE DE1ERUHED BY UHDERCROUND mCSVGAIIOHS PRIOR TO CONSTRUCTION 2 MONUMENT SIGN 10 BC RELOCAIED. PLACEMENT OF AU SIGNS TO BE ISSUANCE OF A BULDMO PERMIT OR ORADIHG PCRMir, miCHEVCR OCCURS MATCHUNE SEE SHEET C-8 Hofman Planning & Engineering A KEYNOTES (\ EXISTING ITEM TO RCUAIH (^9 EXISUNG CASEMENT 10 8C OUTCLAIUeD (2 CXtSUNG ITEM 70 BE REMOVED AND OlSPOSCD ^ PROP. STORM DRAIN PIPE ^ CONNECT lECETA/ED SWAIE 10 PROPOSED CATCH BASIH 64 «EPL4CE CXISmC CURB INLET HIH TTPE F MET, MODIFY HUH TrPC G V3 PROP. SEWI CRATE ON mc TOP FOR OVERFLOW PROTECIKN rt4 PROP. SCnCR LATERAL y Ig PROP. CRAIEB MET IH PARKIHC AREA, 3' X 3' BROOKS BOX OR COUAL Q8 PfiOP. 10' PVC WAIER AHO 20' EASEMENT 65 PROP. DCIECFOR CHECK ASSEMBLY PEP SDRSD WF-OS FOR FIRE SPRHKLER 66 PROP. FIRE OB-ARIMCHT COHNCCmH FOR FIRE ^' SPRimER 57 PROP. 6' WAIER SERWCE, PUBUC REMSBk 04/1V20I3 SHEET TITlf PRELIMINARY imLITY PLAN SITE DEVELOPMBIT PBVtrr PACKAGE C-10 0^ SDP09KK IS' K I I ) 1 1 \2 EXHIBIT 6 Planning Commission Minutes June 5,2013 Page 5 IVIOTION ACTION: IVIotion by Commissioner Black and duly seconded, that the Planning Commission adopt Planning Commission Resolutions No. 6978, 6979 and 6980 approving a Tentative Tract Map (CT 12-03), Planned Development Permit (PUD 12-06), and Coastal Development Permit (CDP 12-17), based upon the findings and subject to the conditions contained therein. VOTE: 7-0 AYES: Chairperson Siekmann, Commissioner Anderson, Commissioner Black, Commissioner L'Heureux, Commissioner Schumacher, Commissioner Scully and Commissioner Segall NOES: None ABSENT: None ABSTAIN: None Chairperson Siekmann closed the public hearing on Agenda Item 2, asked Mr. Neu to introduce the next item, and opened the public hearing on Agenda Item 3. 3. EIR 09-02/SP 09-01/SDP 09-04 ~ WESTFIELD CARLSBAD - Request for the certification of an Environmental Impact Report, including the approval of Candidate Findings of Fact and a Mitigation Monitoring and Reporting Program and a recommendation of approval of the Westfield Carlsbad Specific Plan and a Site Development Plan for the demolition, reconfiguration, and/or reconstruction of approximately 225,631 square feet of existing gross leasable area of regional shopping center uses within the existing Plaza Camino Real Shopping Center generally located west of El Camino Real and bisected by Marron Road in Local Facilities Management Zone 1. Mr. Neu introduced Agenda Item 3 and stated Associate Planner Jason Goff would make the staff presentation assisted by Jeremy Riddle, Associate Engineer, and Kim Baranek, from Helix Environmental, the preparer ofthe Environmental Impact Report. Mr. Goff gave a detailed presentation and stated he would be available to answer any questions. Chairperson Siekmann asked if there were any questions of Staff. Commissioner Black asked if a survey regarding asbestos had already been prepared. Ms. Baranek stated yes and that there was a determination that based on the age of the building and existing materials that there was a potential for asbestos containing materials. Regulations are in place to abate the asbestos. Commissioner Segall asked about the static display on the signage. Mr. Goff deferred the question to the applicant. Commissioner Anderson asked if there are any provisions or plans to remove the existing movie theater sign. Mr. Goff stated it is on city property and there not have been any discussions regarding its removal. Commissioner Anderson asked if the new signage proposals will be applicable to the stores that are not impacted by the revitalization. Mr. Goff stated yes. Chairperson Siekmann asked if there were any further questions of Staff. Seeing none, she asked if the applicant wished to make a presentation. Jerry Engen, representing Westfield, gave a detailed presentation and stated he would be available to answer any questions. He stated that in regard to asbestos, it will be abated as it is found. Mr. Engen stated the graphic panel will be on the main entrance along El Camino Real and it is intended to display the various services provided and the stores within the mall. He further stated that he will accept any condition by the Commission. Planning Commission Minutes June 5,2013 Page 6 Chairperson Siekmann asked if there were any questions of the applicant. Commissioner Black asked about security and public safety and if there will be security guards. Mr. Engen stated there are security guards and security cameras which wili remain and potentially be enhanced. Commissioner Black asked about the basketball court on the third floor. Mr. Engen stated it will be fully enclosed with access provided by an elevator and stairs from the fitness center on the first floor. Commissioner Scully asked about the percentage of tenants that will remain through the improvements. Mr. Engen stated that there are a number of leases that expire between now and the next two years. As their leases expire, tenants will be required to improve their spaces according to the new guidelines. Commissioner Scully asked about the timeframe and length of time for construction. Mr. Engen stated construction will be commenced immediately upon project approval and issuance of building permits. It is anticipated that the mall will reopen in the fall of 2014. Commissioner L'Heureux asked if there will be an exterior marquee sign on the movie theater. Mr. Engen stated there is not one planned. Commissioner L'Heureux asked if there are any provisions for electric car charging. Mr. Engen stated that they are looking into providing that option and will make provisions for charging stations. Commissioner L'Heureux asked if there are any plans for solar cells in the parking lot. Mr. Engen stated no. Commissioner L'Heureux asked what would trigger development on the other parts of the mall. Mr. Engen stated this is a first step in turning this site around. Commissioner L'Heureux stated he is focused on Planning Area 5. Mr. Engen stated this will allow the property to increase its value and therefore they could reinvest in the property in the future. Commissioner Segall asked if the interior of this mall will be similar to the Westfield North County Fair mall. Mr. Engen stated it would be similar but it would have differences to reflect this community. Commissioner Segall asked about a potential grocery store. Mr. Engen stated that they are actively searching for a tenant for the site. Commissioner Segall inquired about the static display sign. Mr. Engen stated the intent is to keep the sign current and to reflect the stores and services that the mall will provide. Commissioner Anderson asked what will happen to the temporary uses that are allowed, such as the pumpkin sales and Christmas tree sales, in the eastern portion of the parking lot if and when the previously proposed out parcels are constructed. Mr. Engen stated those types of uses would be allowed only when the demand of the shopping center is very low and during off-peak times. Chairperson Siekmann asked what assurances the Commission has that the interior improvements will be done since those improvements are not part of the Site Development Plan. Mr. Engen stated that they really do not have a choice because they cannot spend the amount of money in just redeveloping the eastern retail space without redeveloping the mall. Without redeveloping the mall, the sales will continue to decline. Chairperson Siekmann stated that it is a promise. Mr. Engen stated it is nothing more than what happened at University Town Center and North County Fair. Chairperson Siekmann commented that the EIR states "...that the implementation of the Site Development Plan would represent the initial phase of shopping center improvements outlined in the Specific Plan although no future phases are reasonably foreseeable at this time." Chairperson Siekmann asked how the Commission can accept a promise that the applicant will proceed with interior improvements if no future phases are foreseeable at this time. Mr. Engen stated that the amount of demolition and construction work that they are going to do was studied in the EIR so a full remodel was contemplated. The plans submitted will include the plans for the interior remodel. Mr. Neu stated that the language in the EIR is intended for CEQA purposes and to notify the reader that there are not additional project components that were ignored or not considered from a cumulative standpoint. If there are future phases, the project would have to go through amendments to the Site Development Plan as well as CEQA review. Chairperson Siekmann commented that based on the Site Development Plan, a letter from the Carlsbad Chamber of Commerce states that the revitalization will completely overhaul the facility; however Chairperson Siekman stated that that is not what the Site Development Plan is. Mr. Engen explained the previous ownership of the mall and stated that since 2007 when they took a majority ownership of the mall, they began a renovation plan. Chairperson Siekmann asked if there were any further questions of the applicant. Seeing none, she opened the public testimony. Chairperson Siekmann acknowledged receipt of 18 emails and a letter from the Chamber of Commerce. 7- Planning Commission Minutes June 5,2013 Page 7 Carmen Rene, 3433 Moon Field Drive, Carlsbad, representing the Chamber of Commerce, stated her support of the project. Diane Nygaard, 5020 Nighthawk Way, Oceanside, representing Preserve Calavera, stated this project is not what the city needs, is not smart growth, and is not what the community wants. This project will add more traffic to an already congested El Camino Real. Robert Wilkinson, 2277 Cameo Road, Carlsbad, requested additional landscaping for the project. Emmett Durnan, 4900 Neblina Drive, Carlsbad, urged the Commission to approve the project. Don Christiansen, 3715 Longview Drive, Carlsbad, stated his support of the revitalization of the mall. He stated, however, the western portion of the mall is much more appropriate for smart growth housing than at the Quarry Creek site. Mr. Christiansen also commented that a trail linkage to Quarry Creek would be excellent. Chairperson Siekmann asked if there were any other members of the audience who wished to speak on the item. Seeing none, she asked if the applicant wished to respond to any of the issues raised during public testimony. Mr. Engen stated that they worked very closely with staff to balance the amount of landscaping with the required amount of visibility, which is important from a public safety standpoint. Regarding the trail connectivity, it is not on their property and is not something they control. Chairperson Siekmann closed public testimony and asked if staff wished to respond to any of the issues raised during public testimony. Mr. Goff stated that while the Specific Plan and Site Development Plan do not include any housing at this time, they do not preclude affordable housing from being at that site. Mr. Goff stated the project does follow the City's Landscape Manual. Ms. Baranek commented that while the project will increase greenhouse gas emissions; however the project that was analyzed was a much larger project. The improvements that the applicant will be making with respect to energy and water conservation will offset a majority of the increases. Mr. Neu stated in the current Housing Element identifies sites that could accommodate housing at various densities, and the Westfield site was one of those identified. In the Westfield Specific Plan, there is an allowance for residential as a use that is permitted through a Site Development Plan. At this time, there is not an applicant asking to use that property as a housing site. In regard to smart growth, it is a designation that allows the city to plan for certain uses, to take advantage of grant opportunities through SANDAG, and while it does not preclude it, it is not something that was included as part of the project. Chairperson Siekmann asked for Mr. Neu to respond to the comment regarding one parking stall for a tree. Mr. Neu indicated that with the periodic use of parking areas for community special events and the goal to improve safety with the new lighting as well as security cameras the proposed landscape design satisfies all of these objectives. The clustering of landscaping as proposed adequately screens and breaks up the expanse of the parking areas. DISCUSSION Commissioner Schumacher stated he can make all the findings as presented with the project. With respect to the phasing of the project, the business plan as laid out by the applicant makes sense. Commissioner Schumacher stated he is in support of the project. Commissioner Segall stated he also supports the project as it is long overdue. Commissioner L'Heureux stated he has mixed feelings regarding this project as he is concerned that the city is creating a mall with a split personality. Commissioner L'Heureux also commented that the landscaping is an improvement yet there are still large seas of asphalt that do not have enough attention. 91 % Planning Commission Minutes June 5,2013 Page 8 He stated he is against any digital signs and is not supportive of the partnership marketing signs. He stated he could reluctantly support the project. Commissioner Scully commented that this project has been a long time coming; however, she cannot support any digital signs. Commissioner Scully stated she can support the project. Commissioner Anderson commented that the proposed project looks great. She does not like the proposed partnership marketing signs nor does she support the reduction in parking. Commissioner Black stated his concurrence with his fellow Commissioners. In regards to the landscaping, he likes the idea of the trees being spaced farther apart for safety purposes. He stated he can support the project. Chairperson Siekmann stated she cannot support the project as she feels it does not meet the findings and the project does not support the General Plan for the land use element objectives. Commissioner Anderson proposed amendments to eliminate the partnership marketing signs and to the reduction in parking. MOTION ACTION: Motion by Commissioner Anderson, and duly seconded, that the Planning Commission amend the specific plan to eliminate the inclusion of partnership marketing signs. VOTE: 4-3 AYES: Commissioner Anderson, Commissioner L'Heureux, Commissioner Scully and Commissioner Segall NOES: Chairperson Siekmann, Commissioner Black and Commissioner Schumacher ABSENT: None ABSTAIN: None Commissioner Anderson suggested leaving the parking as it currently exists at 5 spaces/1,000 GLA. Commissioner L'Heureux asked for clarification regarding the parking. Mr. Neu stated the city's current parking rate for a commercial shopping center is 5 spaces/1,000 GLA, and the Westfield Specific Plan is requesting a reduction to 4 spaces/1,000 GLA. Commissioner Anderson stated that her concern is that the site could end up with gridlock because the Specific Plan allows for 3 additional buildings, the proposed tenants for this revitalization will bring in more cars and people, and there are temporary uses that use parking spaces. She suggested amending the Specific Plan parking requirement to 5 spaces/1,000 GLA. Mr. Neu asked if the Commission received the additional parking information provided for other regional malls and suggested that the applicant have a change to respond to the proposal by Commissioner Anderson. The Commission indicated that they received the parking information. Mr. Engen stated that the proposed parking requirement is more than adequate for the site and described the peak demand time for various tenants as well as the company's experience with several of their other properties. MOTION TO EXTEND MEETING UNTIL 10:15 P.M. The Commission voted unanimously to extend the meeting to 10:15 p.m. 71^ Planning Commission Minutes June 5,2013 Page 9 DISCUSSION Commissioner Segall agrees with keeping the parking at 4 spaces/1,000 GLA. Commissioner L'Heureux also agrees that the parking rate of 4 spaces/1,000 GLA is adequate. MOTION ACTION: Motion by Commissioner Anderson to amend the specific plan to change the parking standard to require 5 spaces per 1,000 GLA. Motion failed due to no second. MOTION ACTION: Motion by Commissioner Black and duly seconded, that the Planning Commission adopt Planning Commission Resolution No. 6981 recommending that the City Council certify Environmental Impact Report 09-02, including the approval of Candidate Findings of Fact and a Mitigation Monitoring and Reporting Program, and adopt Planning Commission Resolutions No. 6982 and 6983 recommending approval of Specific Plan 09-01 and Site Development Plan 09-04, based on the findings and subject to the conditions contained therein as amended. VOTE: 6-1 AYES: Commissioner Anderson, Commissioner Black, Commissioner L'Heureux, and Commissioner Schumacher, Commissioner Scully and Commissioner Segall NOES: Chairperson Siekmann ABSENT: None ABSTAIN: None Chairperson Siekmann closed the public hearing on Agenda Item 3 and thanked Staff for their presentations. COMMISSION COMMENTS None. CITY PLANNER COMMENTS None. CITY ATTORNEY COMMENTS None. ADJOURNMENT By proper motion, the Regular Meeting of the Planning Commission of June 5, 2013, was adjourned at 10:05 p.m. DON NEU City Planner Bridget Desmarais Minutes Clerk EXHIBIT 7 Bridget Desmarais From: OSBORNE, JOHN R <jo2783@att.com> Sent: Wednesday, June 05, 2013 5:55 PM To: , Planning Subject: I Support the New Westfield Plaza Camino Real! Dear Planning Commission representative, As a Board member ofthe Carlsbad Chamber of Commerce. I urge your prompt support for the proposal in front of you to upgrade the Westfield shopping center in Carlsbad. I believe the proposed changes will enhance the city's Image, provide an improved shopping experience for all the residents of North County. In addition, a revitalized shopping center is sure to boost the city's sales tax revenues which will in turn support the many vital services the city provides. For these and a host of other reasons, I urge your support. Thank you. John Osborne AT&T Director - External Affairs 101 W. Broadway, Ste 1310 San Diego, CA 92101 o: 619-237-2144 m: 619-200-3024 f: 619-231-0758 e: iohn.osborne(5)att.com Texting and Driving: It Can Wait. Take the pledge today and pass it on! y - \ Sabrina iVIichelson From: Sent: To: Subject: Joseph G. Charest <jcharest@KatzandAssociates.com> Wednesday, June 05, 2013 5:09 PM Planning Westfield El Camino Real I am happy to add my name in support of the renovation plans for the Westfield El Camino Real shopping center. This center has grown old even as more modern centers have renovated and prospered. Clearly, Westfield is willing to invest in its center and, by doing so, is investing in Carlsbad, as a revitalized center will certainly draw more shoppers ~ including many who would be spending their shopping dollars at other, more modern centers In other cities ~ and therefore add significantly to Carlsbad's tax base. I work near Westfield's UTC property and the transformation there has been amazing. It has become a gathering place for the surrounding community as well as a shopping mecca. Please vote in favor of allowing the Westfield plan to go forward. Joe Charest | Vice President 3347 Del Rio Ct. Carlsbad, CA 92009 Sabrina Miclielson From: Dan Hulen <dan@schubachaviation.com> Sent: Wednesday, June 05, 2013 4:44 PM To: Planning Cc: kchristianson@univ-wea.com Subject: I Support the New Westfield Plaza Camino Real! Dear Commissioners: The Carlsbad Chamber of Commerce is wholeheartedly supporting the revitalization of the Westfield Plaza Camino Real shopping mall project that will transform this underutilized and underperforming asset to the community. It is vital that the planning commission approve the plan as presented by Westfield to completely redevelop and bring this Carlsbad landmark back to vitality and profitability. I have seen the proposal and remodel plans from the Westfield group. It is innovative, people centric and makes an impressive statement regarding quality of life and additional revenue for the citizens of our community. Westfield has a proven track record in revitalizing properties such as this one, upon it's completion in 2014, this project will provide a quality regional shopping, dining and entertainment option to shoppers from Carlsbad, Oceanside and Vista. Respectfully yours. Daniel R. Hulen Director of Operations General Manager Schubach Aviation 2026 Palomar Airport Rd. Carlsbad, CA. 92011 760-929-0307 Office 760-310-7443 Cell 760-683-6809 efax dan(5)schubachaviation.com 1 lewf^ Bridget Desmarais From: Darrell Pliant <DPilant@caesars.com> Sent: Wednesday, June 05,2013 3:46 PM To: Planning Subject: I Support the New Westfield Plaza Camino Real! We don't have a decent mall in Carlsbad. Please revitalize the existing mall so that it becomes a place that people want to shop. I live in Carlsbad Village and fully support this project. Thank you. Darrell Pilant 3391 Madison Street Carlsbad, CA 92008 Bridget Desmarais From: Sent: To: Subject: Mills, Trisa <Trisa.MILLS@tmag.com> Wednesday, June 05, 2013 2:25 PM Planning I Support the New Westfield Plaza Camino Real! As the Community Relations Director for Taylor Made Golf Company we support the revitalization ofthe Westfield Plaza Camino Real, as recommended. Thank you Trisa trisa mills director | charity community relations and l<lngdom programs trisa. mills@tmao. com o: 760.918.6358 ( c: 760.212.0260 | f: 760.918.2366 taylormade golf company 5545 fermi court carlsbad, ca 92008 Mr This email and any attachments contain privileged and confidential information intended only for the use of the addressee(s). If you are not an Intended recipient of this email, you are hereby notified that any dissemination, copying or use of information within it is strictly prohibited. If you received this email in error or without authorization, piease ' notify us immediately by reply email and permanently delete ail copies of the email and any attachments from your system. If you need any further assistance, please send a message to Dostmaster@tmaQ.com. PLEASE CONSIDER THE ENVIRONMENT BEFORE PRINTING THIS E-MAIL. O C Bridget Desmarais From: Valentine, James W. <JValentine@semprautilities.com> Sent: Wednesday, June 05, 2013 2:58 PM To: Planning Cc: Ted Owen (TedOwen@carlsbad.org) Subject: I Support the New Westfield Plaza Camino Real! As a Carlsbad resident, Chamber Board Member and SDG&E employee I fully support the revitalization ofthe Westfield Plaza Camino Real. This project is long overdue and will finally help serve the needs of community in a way they deserve. Jim Valentine Manager, Operations Performance Services Electric Regional Operations San Diego Gas & Electric 8315 Century Park Court, CP 22A San Diego, CA 92123 Work - (858) 636-5701 FAX - (858) 636-3967 Cell - (760) 405-5649 ivalentine@semprautilities.com Bridget Desmarais From: Sent: To: Subject: Deb Beddoe <deb@youropsmanager.com> Wednesday, June 05, 2013 12:05 PM Planning I Support the New Westfield Plaza Camino Real! Planning Commission Finally the Westfied remodel can be approved!! I know the voters are confused as to why this has taken so long as the mall in its current state does not reflect Carlsbad values. I applaud you for approving the remodel and look forward to supporting the remodeled mall with my shopping dollars. Best regards. Deb Beddoe, Founder & CEO , Your Ops Manager www.vouropsmanager.com 760-603-1800 YOUROPSMANAGER THC CtY TO Vfiti* BU8(Mf«8 illiC&«»t 2012 Small Business ofthe Year 2013 Finalist Small Business ofthe Decade Carlsbad Chamber of Commerce nn Bridget Desmarais From: Sent: To: Subject: MimI Gaffey <gaffey@cox.net> Wednesday, June 05, 2013 10:57 AM Planning I Support the New Westfield Plaza Camino Real! Even though I don't live in Carlsbad, I have waited a very long time to see something done to Plaza Camino Real Shopping Mall. It will keep a lot of us from going to Escondido or San Diego to go to a vibrant mall setting. I strongly urge the Council to proceed post haste with allowing Westfield to start NOW to get this done. Mvmi Qaffey r \\m\ * 3 Bridget Desmarais From: Joe - Sharon Salas <salasinn2@yahoo.com> Sent: Wednesday, June 05, 2013 10:39 AM To: Planning Subject: I support the new Westfield Plaza Camino Real Dear Sir/Madam: After attending the community meeting regarding the Westfield Mall, I feel that the remodeling would be an upgrade. Because Sears, JC Penneys and Macys own their structures and the land underneath them, it Is difficult for me to believe that there would be any major upgrade in the quality of stores. The theater would be a major attraction and I would heartily approve of it. My specific concern is that the increase in traffic coming down Monroe would impact the residents who live along Monroe and have to use Wickham for their Ingress and egress. Automobiles going north or south on Monroe often travel at high rates of speed and if there is even more traffic, I believe it could become dangerous. Overall, I think it would be a benefit to Carlsbad as long as the traffic situation is studied and any speed modifications are made as needed for public safety. Joe and Sharon Salas 2711 Woodwind Road Carlsbad CA 92008 (760) 434-6344 Bridget Desmarais From: Lou Storrow <lstorrow@hrlawyer.com> Sent: Wednesday, June 05. 2013 10:39 AM To: Planning Subject: I Support the New Westfield Plaza Camino Real! Revitalization is the key word. I know people who still refer to PCR as the "murder mall" because the first things that come to mind are "if s run down" and "haven't there been some serious crimes over there?" We need a fresh new facility to re-kindle Interest and customer traffic and to make sure PCR is not ignored in favor of the other Westfield upgrades around the county. Louis A Storrow, Esq. StorrowLaw, ARC 2794 Gateway Road Carlsbad, CA 92009 760-929-9141 CONFIDENTIALITY NOTICE: The information contained in this e-mail, and any attachments, is a confidential communication and is only for the use ofthe individual(s) or entity named above. If the reader of this message is not the intended recipient, the reader is hereby notified that any dissemination, distribution, review or copying of this communication is strictly prohibited. If this communication has been received in error, please notify the sender immediately at (760) 929-9141 or at the above address. Bridget Desmarais From: Gina McBride <gina@mcbridefinancial.com> Sent: Wednesday, June 05, 2013 10:34 AM To: Planning Subject: Support fort the New Westfield Plaza Camino Real! Importance: High Dear Carlsbad Planning Commissioners: The quality of life for all of our Carlsbad citizens will be enhanced with the revitalization ofthe Westfield shopping mall project coming before you at this evening's meeting. Westfield is making a multimillion dollar investment into this property, creating jobs and new sales taxes, greatly benefiting our city economy. The revitalization is a "re-do" fi-om the ground up and is vitally needed to keep pace with the shopping experiences available in the county and to provide a new and exciting tourism destination. The new center will be an "eye-popper" to see fi-om Highway 78. The principals have reached out to community leaders to assure the center will have amenities important to our residents and to those who will come from other parts ofthe county to shop, dine and be entertained. I wholeheartedly support this game-changing project that will immensely impact the fiiture ofCarlsbad and urge your approval. RespectfiiUy submitted, Gina McBride, a Carlsbad Resident McBride Financial Advisory/Philanthropy Concepts 2173 Salk Avenue, Suite 250, Carlsbad, CA 92008 Bridget Desmarais From: Sent: To: Subject: Hohenstein, Tucker <Tucker.Hohenstein@colliers.com> Wednesday, June 06, 2013 10:24 AM Planning I Support the New Westfield Plaza Camino Real! I am in full support ofthe Westfield renovation. Thank you Tucker Hohenstein Senior Vice President Colliers International 858 336 4104 ^y Bridget Desmarais \\cm ^ 3 From: Sent: To: Subject: Gary Nessim <Garynessim@aft.net> Wednesday, June 05, 2013 9:44 AM Planning I Support the New Westfield Plaza Camino Real! I have seen the plans for Westfield Plaza Camion Real at the recent outreach at Buena Vista School and support the changes as a good Interim upgrade that will benefit the community. I expect many new tenants will be attracted by the remodel to improve the retail mix. Gary Nessim HomeLife Village Realtors 500 Grand Avenue Carlsbad, CA 92008 760 729 3333 Bridget Desmarais From: Ted Owen <TedOwen@carlsbad.org> Sent: Wednesday, June 05, 2013 9:32 AM To: Planning Subject: I Support the New Westfield Plaza Camino Real! The Carlsbad Chamber of Commerce would like to go on the record of supporting wholeheartedly the approval ofthe propose revitalization of Westfield Plaza Camino Real (PCR) being brought to the Commission tonight at your meeting. The Revitalization will be a major remodel of nearly every facet ofthe mall giving a facelift and modernization that has been needed for some time. The completed project will turn the project into a community gathering place creating new jobs, and increased sales tax that will allow the city to Improve the quality of life for all its residents. This kind of redevelopment project will greatly enhance the city both in its image and as a destination for visitors and residents alike. Ted Owen President & CEO Carlsbad Chamber of Commerce towen@carlsbad.org (760) 931-8400 ext. 206 From: Emmett Durnan. 4900 Neblina Dr., Carlsbad, CA 92008 To: Planning Commission, City of Carlsbad Date: June 5, 2013 RE: statement Given Regarding Westfield Carlsbad Specific Plan Good Evening i have been a resident of Carisbad for 25 years, and therefore also a customer of the Plaza Camino Real shopping center. For 8 of those 25 years I was also the General Manager of Plaza Camino Real, from 1998-2006. For background, I have been in shopping center management for 23 years, working for The Hahn Company at Horton Plaza, UTC and Parkway Plaza, for Donahue Schriber managing a portfolio, and for Westfield at PCR and Mission Valley. I retired last June from full-time work and currently do consulting associated with the shopping center industry on a part-time basis. I have no ongoing financial or other connection to Westfield. For full disclosure, however, I am currently completing a 2 % month consulting contract with them related to their mall in Santa Ana. That contract will be finished next week. My interest In being here is as a resident of Carlsbad, and as a former GM. Having been on both sides of the table, I have said it as a customer and General Manager, and heard It from friends, other residents, customers, and city leaders, that the mall needs upgrading. What you have before you Is the most ambitious commitment I've seen to date by Westfield to this mall and this city. This is a regional mall. The trade area Is over 600,000 people. Carlsbad's population represents only 20% of that, so most of the potential for mail sales, and its associated sales tax revenue, comes from the surrounding cities. For many years, to the cit/ detriment, Carlsbad had not been friendly to large format, large scale retail developments. As a result our city is ringed with numerous retail developments just outside our borders giving sales tax revenue to our neighbors. Fortunately, in recent years the city seems to have changed its approach. PCR has been one of the top sales tax generators for the city since it opened, just behind Car Country Carlsbad. This is an opportunity for the city to reclaim some ofthe tax revenue lost to our neighbors. As I mentioned earlier, this is the most ambitious commitment I've seen by Westfield to this mall and this city. The EIR makes mention of previous submissions, then retraction, of other redevelopment plans for the mall. None, however, had the commitment or the scale or the impact that this one does. I, therefore, strongly urge you to approve the EIR, the Westfield Carlsbad Specific Plan and the Site Development Plan, and make this mall what it should be. ^35 Bridget Desmarais From: Sent: To: Subject: RossSylvan@aol.Gom Tuesday, June 04, 2013 12:18 PM Planning I Support the New Westfield Plaza Camino Real! Dear Sirs/Madams: Please vote for the planned changes to the Westfield Plaza Camino Real. The current condition of the mall keeps me away from the property-few good shopping choices and run-down condition. As a Carlsbad resident, I would like to see a mall that feels attractive, safe, and exciting. I need more shopping and dining options. The city needs more tax dollars and can get this with the proposed changes to the mall. Maybe our tourism industry will also benefit, with more to do in this city while vacationing. Chris Ross 6135 Paseo Monona Carlsbad. CA 92009 Bridget Desmarais From: Sent: To: Cc: Subject: Mary Sea <maryksea@gmail.com> Tuesday, June 04, 2013 6:50 AM Arthur Black; Stephen.Lheureux@carlsbadca.gov; Velyn.Anderson@carlsbadca.gov; Jeff.Segall@carlsbadca.gov; Michael Schumacher; Victoria Scully; Kerry Siekmann Planning I Support the New Westfield Plaza Camino Real! I support the Carlsbad mall project. It is way over due and can only help the city ofCarlsbad. I was at the May 30 meeting and liked most of what I saw. I hope the City will move forward with the New Westfield Plaza Camino Real project. Sent from my iPad 7y) Bridget Desmarais From: Carmen Rene <carmenrene11 @yahoo.com> Sent: Monday, June 03, 2013 8:50 PM To: Arthur Black; Stephen.Lheureux@carlsbadca.gov; Velyn.Anderson@carlsbadca.gov; Jeff.Segall@carlsbadca.gov; Michael Schumacher; Victoria Scully; Kerry Siekmann ' Cc: Planning Subject: I Support the New Westfield Plaza Camino Real! Dear Members of the Carlsbad Planning Commission, I support the new Westfield Plaza Camino Real and hope you do as well. The proposed revitalization will... 1. Update Westfield PCR with new floors, lighting, ceiling, handrails, signage, parking lot lighting and landscaping, providing the shopping center with a much needed facelift. 2. Include a new state-of-the-art digital movie theater, a 24 Hour Fitness with an indoor lap pool and rooftop basketball court, and several sit down and fast casual dining options. 3. Transform Westfield PCR into a local shopping destination for Carlsbad residents and draw new shoppers from other North County communities. 4. Create a community gathering destination for the whole family that provides a convenient, comfortable and modem place to relax, rejuvenate, shop, be entertained, dine and socialize. 5. Provide a substantial investment in our community that will create jobs and generate new tax revenues for the City to help pay for core services such as parks, libraries, police and fire. I urge you to support this important revitalization as well. Please feel free to contact me if you would like to discuss. Carmen Rene 928-941-0951 3433 Moon Field Drive Carlsbad, CA 92010 1 \m 1^ Bridget Desmarais From: Sent: To: Cc: Subject: Mary Sea <maryksea@gmail.com> Monday, June 03, 2013 6:21 PM Arthur Black; Stephen.Lheureux@carlsbadca.gov; Velyn.Anderson@carlsbadca.gov; Jeff.Segall@carlsbadca.gov; Michael Schumacher; Victoria Scully; Kerry Siekmann ' Planning I Support the New Westfield Plaza Camino Real! This email is to show my support of the extremely over due remake of Carlsbad Mall. I was present at the meeting on May 30 and believe plans for this project will make a difference for Carlsbad. Sent from my iPad Bridget Desmarais From: Sent: To: Cc: Subject: John Hanley <jhanley@solaglobal.com> Monday, June 03,2013 3:54 PM Arthur Black; Stephen.Lheureux@carlsbadca.gov; Velyn.Anderson@carlsbadca.gov; Jeff.Segall@carlsbadca.gov; Michael Schumacher; Victoria Scully; Kerry Siekmann ' Planning I Support the New Westfield Plaza Camino Real! Please register my support for the new Westfield Plaza Camino Real as it will provide a substantial investment in our community that will create jobs and generate new tax revenues for the City to help pay for core services such as parks, libraries, police and fire John M. Hanley CEO Solatube Global Marketing Inc. 3216 Grey Hawk Court Carlsbad, CA 92010 USA Ph:+1-760-597-1111 Fax: +1-760-599-1009 Mobile: +1-760-420-8402 E-mail: ihanlevg>solaglobaLcom Liniced Corporate Sponsor of the AIACE (vyww.aiaeurope.ora) (^RLSBAD >^ CHAMBER OF COMMERCE June 5, 2013 Planning Commission City of Carlsbad (City Hall) 1200 Carlsbad Village Dr. Carlsbad CA 92008 Dear Commissioners: The Carlsbad Chamber of Commerce is wholeheartedly supporting the revitalization ofthe Westfield Plaza Camino Real shopping mall project that is before you this evening. The revitalization will completely overhaul the facility. Everything from the ground up will be redone. In addition to the facelift the center will transform into a shopping and tourism destination. Westfield is making a multimillion dollar investment into their property which will create jobs and new sales taxes that will grow the quality of life of the city for its residents. Once the center is completed in 2014 it will immediately become a region wide shopping attraction which will bring thousands of shoppers from the immediate area as well as visitors to the county. Respectfully submitted. Ted Owen President/CEO Carlsbad Chamber of Commerce r 5934 Priestly Drive • Carlsbad, California 92008 0 All Receive - Agenda Item # 11 Morgen Fry For the Information of the: UIYUUUNCIL . Subject: FW: I Support the New Westfield Plaza Camino Real! ACM ^ CA CC \< _ Date Citv ManagerTS^ From: OSBORNE, JOHN R rmailto:io2783(p)att.com1 Sent: Thursday, June 27, 2013 8:36 AM To: Council Internet Email; Matthew Hall; Mark Packard; Keith Blackburn; Lorraine Wood; Farrah Douglas Subject: I Support the New Westfield Plaza Camino Real! Dear Mayor and Council Members, I am writing you this e-mail today to express my support for the proposed upgrades to the Westfield Plaza Camino Real shopping center. As you know the center has been in need of upgrades for some time and I believe the proposed changes will bring more sales tax dollars to the city, create additional jobs, and provide an enhanced shopping, dining, and entertainment experience for the residents of Carlsbad and the north county region. I urge you to approve the project without delay John Osborne AT&T Director - External Affairs 101 W. Broadway, Ste 1310 San Diego, CA 92101 o: 619-237-2144 m: 619-200-3024 f: 619-231-0758 e: iohn.osborne@att.com Texting and Driving: It Can Wait. Take the pledge today and pass it on! Morgen Fry Subject: FW: I Support the New Westfield Plaza Camino Real! From: Deb Beddoe [mailto:deb0)youropsmanaqer.com1 Sent: Thursday, June 27, 2013 6:28 PM To: Council Internet Email; Matthew Hall; Mark Packard; Keith Blackburn; Lorraine Wood; Farrah Douglas Subject: I Support the New Westfield Plaza Camino Real! It is way past due and I know we are all exhausted with the negotiations and political games. Enough is enough, please let the project move forward. The mall as it is represented today is an embarrassment to Carlsbad and needs to move forward. Thank you. Deb Beddoe, Founder & CEO Your Ops Manager www.vouropsmanager.com 760-603-1800 YOUROPSMANAGER 2012 Small Business ofthe Year 2013 Finalist Small Business ofthe Decade Carlsbad Chamber of Commerce Morgen Fry From: Sent: To: Subject: Council Internet Email Tuesday, July 02, 2013 8:11 AM Morgen Fry FW: I Support the New Westfield Plaza Camino Real! —Original Message— From: ELAYNE CUDMORE [mailto:ecudmore@icloud.com] Sent: Tuesday, July 02, 2013 7:40 AM To: Council Internet Email; Matthew Hall; Mark Packard; Keith Blackburn; Lorraine Wood; Farrah Douglas Subject: I Support the New Westfield Plaza Camino Real! Please support the proposed update to the mall. It will be an asset to carlsbad. Also many older homes in the village close to commercial areas need a facelift. Some of the exteriors and landscaping are in dire need of help. If we beautify downtown carlsbad it will attract more business and visitors to our city. Thank you. Elayne CUDMORE Sent from my iPad Morgen Fry Subject: FW: I Support the New Westfield Plaza Camino Real! From: John Rodenhausen [mailto:john.rodenhausen(aqmail.com] Sent: Tuesday, July 02, 2013 4:03 AM To: Council Internet Email; Matthew Hall; Mark Packard; Keith Blackburn; Lorraine Wood; Farrah Douglas Subject: I Support the New Westfield Plaza Camino Real! Yes I support the upgrades and look forward to your support. I am a Trail Captain for the Carlsbad Hosp Grove Trails and also a Marshal/Volunteer at The Crossings Golf Course so my interests are in the best light for our great city of Carlsbad. Sincerely, John E. Rodenhausen VP International Sales T3 Energy 3006 Wintergreen Drive Carlsbad, CA 92008 18 St Albans Road Medlow Bath, NSW 2780 Australia John.rodenhausen@gmail.com www.t3e.com.au 760-390-7232 Global Cell 760-692-9571 E-Fax Andrea Dykes From: Sent: To: Cc: Subject: Valentine, James W. <JValentine@semprautilities.com> Tuesday, July 02, 2013 1:49 PM Council Internet Email; Matthew Hall; Mark Packard; Keith Blackburn; Lorraine Wood; Farrah Douglas Ted Owen (TedOwen@carlsbad.org); Toni Padron (tpadron@carlsbad.org) I Support the New Westfield Plaza Camino Real! The renovation and upgrading ofthe El Camino Plaza is long overdue. As a Carlsbad resident, shopper and movie goer like so many others, the sooner the construction begins, the better for the community and the economy in terms of employment and business opportunities. Thanks in advance for vour support. All the best, Jim Valentine Manager, SDG&E Carlsbad Chamber of Commerce Board Member (760) 405-5649 ivalentine@semprautilities.com Andrea Dykes From: David Woollard <dwmisterdavid@gmail.com> Sent: Tuesday, July 02, 2013 12:11 PM To: Council Internet Email; Matthew Hall; Mark Packard; Keith Blackburn; Lorraine Wood; Farrah Douglas Subject: I Support the New Westfield Plaza Camino Real! We live about half a mile away from the Mall but seldom go there. Reasons: the obsolescent appearance & layout are very uninviting & much of the merchandise appeals to a certain price point. Instead of shopping here we often drive up to the malls near Mission Viejo where the malls are up to date & there is a wider selection of merchandise. Reports of occasional muggings & shooting there also discourage visits. We encourage the City Council to approve the many improvements to the Mall. It's reallyl "a no brainer." Please also consider setting a realistic deadline with Westfield to update the remainder of the Mall ASAP. Respectfully David & Sara Woollard yn Andrea Dykes From: Sent: To: Subject: RossSylvan@aol.com Tuesday, July 02, 2013 1:08 PM Council Internet Email; Matthew Hall; Mark Packard; Keith Blackburn; Lorraine Wood; Farrah Douglas I Support the New Westfield Plaza Camino Real! Please consider approving the improvements to Westfield PCR. Our community needs more shopping and dining opportunities in a pleasant, safe environment. As it currently exists, the Mall does not get much of my business. Chris Ross, Carlsbad citizen Andrea Dykes From: Sent: To: Subject: Lola's Deli <lolasdeli@sbcglobal.net> Tuesday, July 02, 2013 1:51 PM Council Internet Email; Matthew Hall; Mark Packard; Keith Blackburn; Lorraine Wood; Farrah Douglas I Support the New Westfield Plaza Camino Real! Lola's Market and Deli partners and staff whole heartily support the renovation of Westfield shopping center, and encourage you to vote in favor of it. Ofie, Connie, Frances and staff July 2, 2013 Carlsbad City Council City ofCarlsbad (City Hall) 1200 Carlsbad Village Dr. Carlsbad CA 92008 Dear Mayor Hall and City Council Members: The Carlsbad Chamber of Commerce is wholeheartedly supporting the revitalization of the Westfield Plaza Camino Real shopping mall project that is scheduled to be heard by you on July 9, 2013. The revitalization will completely overhaul the facility. Everything from the ground up will be redone. In addition to the facelift the center will transform into a shopping and tourism destination. Westfield is making a multimillion dollar investment into their property which will create jobs and new sales taxes that will grow the quality of life ofthe city for its residents. Once the center is completed in 2014 it will immediately become a region wide shopping attraction which will bring thousands of shoppers from the immediate area as well as visitors to the county. Respectfully submitted. Ted Owen President/CEO Carlsbad Chamber of Commerce Andrea Dykes From: Jim Madaffer <Jim@madaffer.com> Sent: Thursday, June 27, 2013 7:15 AM To: Council Internet Email Subject: OFFER TO PROVIDE BRIEFING ON WESTFIELD CARLSBAD Dear Mayor and Members of the City Council - With the Westfield Carlsbad matter scheduled to come before the City Council on July 9, 2013, we wanted to offer an opportunity to provide a briefing for any member of the Council who so desires. If you would like a briefing on the project, please let me know by reply email and we would be happy to schedule a meeting for a date/time convenient for you. Thanks very much, Jim Madaffer. Jim Madaffer • Madaffer Enterprises, Inc. MADAFFER ENTERPRISES 450 B Street Suite 1900 • San Diego, CA 92101 SPECAUZ.NG ,N GOVEHNMENT AND CORPORATE RELATIONS. Office: (858) 627-0727 ext. 150 • Fax: (888) 818-4959 PUBLIC POLICY, AND TECHNOLOGY INNOVATION LEGAL MUWIBO-JUMBO: This email may contain confidential, privileged or information exempt from disclosure under applicable law and is for the sole use of the intended recipient. Hopefully nothing like launch codes, but private stuff maybe like secret sauce recipes. Any review, reliance, copying, distribution or use ofthe contents herein is prohibited. Regardless of the content, if you've received this message in error please notify the sender and delete all copies. You can do that by simply hitting the reply button above. Maybe you'll make a new friend. But at least you'll avoid legal action and possible name calling, which is never good. Thank you. ^51 U-T San Diego RO. Box 120191, San Diego,, CA 92112-0191 AFFIDAVIT OF PUBLICATION STATE OF CALIFORNIA} County of San Diego} The Undersigned, declares under penalty of perjury under the laws of the State of California: That she is a resident of the County of San Diego. That she isandatall times herein mentioned was a citizen of the United States, over the age of twenty-one years, and that he is nol a party to, nor interested in the above entitled matter; that he is Chief Clerk for the publisher of The San Diego Union-Tribune - North County a newspaper of general circulation , printed and published daily in the City of San Diego, County of San Diego, and which newspaper is published for the dissemination of local news and intelligence of a general character, and which newspaper at all the times herein mentioned had and still has a bona fide subscription list of paying subscribers, and which newspaper has been established, printed and published at regular intervals in the said City of San Diego, County of San Diego, for a period exceeding one year next preceding the date of publication of the notice hereinafter referred to, and which newspaper is not devoted to nor published for the interests, entertainment or instruction of a particular class, profession, trade, calling, race, or denomination, or any number of same; that the notice of which the annexed is a printed copy, has been published in said newspaper in accordance with the instructions of the person(s) requesting publication, and not in any supplement thereof on the following dates, to wit: June29^ 2013 Chief Clerk for the Publisher Jane Allshouse NOTICE OF PUBLIC HEARING iNOTICE IS HEREBY GIVEN to you, because your in-rterest may be affected, that the City Council of the City of Carlsbad wiil hold a public hearing at the Coun-cil Chambers, 1200 Carlsbad Village Drive, Carlsbad, California, at 6:00 p.m. on Tuesday, July 9, 2013, to consider cer-tification of an Environmental Impact Report, including the ap- proval of Candidate Findings of Fact and a Mitigation Monitor-ing and Reporting Program and approval of the Westfield Carlsbad Specific Plan and a Site Development Plan for the demolition, reconfiguration, and/or reconstruction of approxi- mately 225,631 square feet of existing gross leasable area of re-gional shopping center uses within the existing Plaza Camino Real Shopping Center generally located west of El Camino Real and bisected by Marron Road in Local Facilities Management Zone 1 and more particularly described as: Lots 1 to 27, inclusive, of Carlsbad Tract No. CT 76-18 (Plaza Ca-mmo 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 VVhereas, on June 5, 2013 the City of Carlsbad Planning Commis-sion voted 6-1 (Siekmann) to recommend certification of an En- vironmental Impact Report, including the approval of Candi-date Findings of Fact and a Mitigation Monitoring and Report-ing Program and a recommend approval of the Westfield Carlsbad Specific Plan and a Site Development Plan for the demolition, reconfiguration, and/or reconstruction of approxi-rnately 225,631 square feet of existing gross leasable area of re-gional shopping center uses within the existing Plaza Camino Real Shopping Center generally located west of El Camino Real and bisected by Marron Road in Local Facilities Management Zone 1. Those persons wishing to speak on this proposal are cordially in-vited to attend the public hearing. Copies of the agenda bill will be available on and after July 5, 2013. If you have any questions, please contact Jason Goff in the Planning Division at (760) 602-4643 or iason.goff@carlsbadca.gov . If you challenge the Environmental Impact Report, Specific Plan and/or Site Development Plan in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspond-ence delivered to the City of Carlsbad, Attn: City Clerk's Office, 1200 Carlsbad Village Drive, Carlsbad, CA 92008, at or prior to the public hearing. CASE FILE: El R 09-02/SP 09-01/SDP 09-04 CASE NAME: WESTFIELD CARLSBAD CITY OF CARLSBAD CITY COUNCIL Pub: 6/29/13 On this 01'', dayof July, 2013 NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN to you, because your interest may be affected, that the City Council of the City of Carlsbad will hold a public hearing at the Council Chambers, 1200 Carlsbad Village Drive, Carlsbad, California, at 6:00 p.m. on Tuesday, July 9, 2013, to consider certification of an Environmental Impact Report, including the approval of Candidate Findings of Fact and a Mitigation Monitoring and Reporting Program and approval of the Westfield Carlsbad Specific Plan and a Site Development Plan for the demolition, reconfiguration, and/or reconstruction of approximately 225,631 square feet of existing gross leasable area of regional shopping center uses within the existing Plaza Camino Real Shopping Center generally located west of El Camino Real and bisected by Marron Road in Local Facilities Management Zone 1 and more particularly described as: Lots 1 to 27, inclusive, of Carlsbad Tract No. CT 76-18 (Plaza Camino Real Shopping Center) in the City of Carlsbad, County of San Diego, State of California, according to map thereof no. 8956, filed in the Office of the County Recorder of San Diego County, August 11, 1978 Whereas, on June 5, 2013 the City of Carlsbad Planning Commission voted 6-1 (Siekmann) to recommend certification of an Environmental Impact Report, including the approval of Candidate Findings of Fact and a Mitigation Monitoring and Reporting Program and a recommend approval of the Westfield Carlsbad Specific Plan and a Site Development Plan for the demolition, reconfiguration, and/or reconstruction of approximately 225,631 square feet of existing gross leasable area of regional shopping center uses within the existing Plaza Camino Real Shopping Center generally located west of El Camino Real and bisected by Marron Road in Local Facilities Management Zone 1. Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. Copies of the agenda bill will be available on and after July 5, 2013. If you have any questions, please contact Jason Goff in the Planning Division at (760) 602-4643 or iason.goff(a>carlsbadca.gov. If you challenge the Environmental Impact Report, Specific Plan and/or Site Development Plan in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City of Carlsbad, Attn: City Clerk's Office, 1200 Carlsbad Village Drive, Carlsbad, CA 92008, at or prior to the public hearing. CASE FILE: EIR 09-02/SP 09-01/SDP 09-04 CASE NAME: WESTFIELD CARLSBAD PUBLISH: June 29, 2013 CITY OF CARLSBAD CITY COUNCIL SITEMAP N NOT TO SCALE Westfield Carlsbad EIR 09-02 / SP 09-01 / SDP 09-04 8B9y labels «se AMB'^ Template 5160® CARLSBAD UNIFIED SCHOOL DISTRICT 6225 ELCAMIMO REAL CARLSBAD CA 92011 BemJ along line to j expose Pop-Up Edge"* j SAN MARCOS SCHOOL DISTRICT STE 250 255 PICO AV SAN MARCOS CA 92069 AVERY® 5160® I k ENCINITAS SCHOOL DISTRICT 101 RANCHO SANTA FE RD ENCINITAS CA 92024 SAN DIEGUITO SCHOOL DISTRICT 710 ENCINITAS BLVD ENCINITAS CA 92024 LEUCADIA WASTE WATER DISTRICT TIM JOCHEN 1960 LA COSTA AV CARLSBAD CA 92009 OLIVENHAIN WATER DISTRICT 1966 OLIVENHAIN RD ENCINITAS CA 92024 CITY OF ENCINITAS 505 S VULCAN AV ENCINITAS CA 92024 CITY OF SAN MARCOS 1 CIVIC CENTER DR SAN MARCOS CA 92069-2949 CITY OF OCEANSIDE 300 NORTH COAST HWY OCEANSIDE CA 92054 CITY OF VISTA 200 CIVIC CENTER DR VISTA CA 92084 VALLECITOS WATER DISTRICT 201 VALLECITOS DE ORO SAN MARCOS CA 92069 I.P.U.A. 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A09i5 (S^A^aAV y NieBpa dn-dod asodxa I 01 auii buoie puaa jaded paaj ®09lfi ajBiduiai ^aAV asi siaqei Aid^d Ase AW Receive - Agenda Itenn # £7, For the Information of the: CITY COUNCIL ACM v/ CA v/CC \y July 9,2013 DatolfllCity Managef^^ Inquiry: On July 8,2013 City Manager Coates asked Police Chief Morrison for an update on the status of public safety communication upgrades and the police satellite office at Westfield Plaza Shopping Center during upcoming Mall renovations. Issue: The City Manager inquired about plans for improving police communications reception (using the Regional Communications Radio System) inside the shopping center. Historically, public safety radio reception inside the enclosed shopping center has been unreliable and intermittent, causing concern for the safety of police and fire personnel as well as shopping center patrons during emergency situations. For several years the management of Westfield Plaza has provided space for a police satellite office inside the shopping center. This office, provided at no cost to the City, is equipped with a police department computer and a telephone, and is used by officers to complete police reports and conduct business while on-duty patrolling the shopping center. Chief Morrison was asked if the shopping center management planned to continue providing space to the police department during and following the mall renovations. Response: Chief Morrison spoke with Westfield Plaza General Manager Lara Saab regarding plans for the upcoming renovations. Ms. Saab said the shopping center management plans to continue providing satellite office space for the police department both during the renovations and upon completion. Ms. Saab said that she will contact Police Department Communications Manager Joan Mabrouk to obtain the specifications ofthe public safety communication requirements for police and fire personnel while they are on-duty in the shopping center. The center renovation would be the ideal time to upgrade the necessary infrastructure to support that endeavor. Communications Manager Mabrouk is going to clarify with Ms. Saab on which entity will burden the cost of this communications enhancement. It is believed at this time that Westfield will absorb the cost as part of their already planned renovation. All Receive - Agenda Item # m For the Information ofthe: ALSTON&BIRDIIP ACMlgcr^c 333 South Hope Street Date 7/^ City Manager 15th Floor IJOS Angeles, CA 90071 -1410 213-576-1000 Fax:213-576-1100 www.alston.com July 9, 2013 VIA HAND DELIVF.RY Mayor Matt Hall Mayor Pro Tem Mark Packard Council Member Keith Blackburn Council Member FaiTah Cjolshan Douglas Council Member Lorraine Wood City ofCarlsbad 1200 Carlsbad Village Drive Carlsbad, CA 92008 Re: Westfield Carlsbad Environmental Impact Report 09-02 (Item 17) Dear Mayor Hall, Mayor Pro Tem Packard, and Honorable Council Members: We are in receipt of the July 9, 2013 letter submitted by DeLano & DeLano regarding the Environmental Impact Report ("EIR") prepai-ed for the Westfield Carlsbad Specific Plan and Site Development Plan. The comments provided in the DeLano letter were previously provided as part of DeLano & DeLano's Draft EIR comment letter dated October 19, 2012. These comments were thoroughly responded to as part ofthe Final EIR that was completed in December 2012. We are providing a summary of those responses here for your convenience. The comment regarding SANDAG's designation for the project site was addressed in Response to Comment No. J4 of the Final EIR and discussion of SANDAG's designation of the site was incorporated into Section 4.9 Land Use and Planning of the Final EIR. As set forth therein, SANDAG has designated the Westfield Carlsbad shopping center as a potential "Town Center" area. The minimum land use and transportation targets established for Town Centers include a minimum of 20 dwelling units per acre (du/ac), 30 employees per acre, and the provision of light rail transit, rapid bus, or streetcar/shuttle. Accordingly, the SANDAG Smart Growth Concept Map Site Descriptions state that potential development could add anywhere from 200 to 400 multi- family residential units and additional retail square footage within the Westfield Cai'lsbad shopping center. In addition, the Smart Growth Concept Map Site Descriptions l\irther notes that this smart growth opportunity area is currently served with high-frequency local transportation service, with two existing rapid bus transit stations located in the eastern portion ofthe opportunity area. Furthermore, the Smart Growth Concept Map Site Allnnfii* Brussels • Charlotte* Dallas* Los Angeles* New York* Research Triangle • Silicon Valley * Venlura Counly * Washington, D.C. City ofCarlsbad July 9,2013 Page 2 Descriptions also identify the additional light/commuter rail service that exists approximately 1.5 miles north of the shopping center. While no residential uses are being proposed as part ofthe SDP project, and such uses are not a reasonably foreseeable phase of the SDP, the Westfield Caiisbad SP would permit the future development of residential units on-site, subject to further environmental review under CEQA and the City's approval of additional discretionary actions. In addition, the shopping center site would continue to meet the minimum employment requirements of 30 employees per acre consistent with a Town Center. Furtliermore, the Specific Plan area would continue to be served by high-frequency local transportation service, two existing rapid bus transit stations, and light/commuter rail service to the north ofthe shopping center. Therefore, the proposed project would support smart growth and would not alter SANDAG's identification of the site as a potential Town Center. The comment from DeLano & DeLano regarding the baseline for the proposed project has been thoroughly addressed in Response to Comment No. RTC J3 ofthe Final EIR. As the California Supreme Court in recognized in the very cases relied upon by DeLano & DeLano, a "temporary lull or spike in operations that happens to occur at the time environmental review for a new project begins should not depress or elevate the baseline." {Communities for a Better Environment v, South Coast Air Quality Management District (2010) 48 Cal.4th 310, 327-28.) Since "environmental conditions may vary from year to year" "in some cases it is necessary to consider conditions over a range of time periods." {Id.) That is particularly true here. Although the City of Carlsbad acknowledges that the former Robinson's-May department store space is currently vacant, its space has been occupied both in the long-term and recent period. Specifically, the Robinson's-May store was operated by the Robinson's-May retailer for more than 30 years until its vacancy in 2006. Since 2006, the Robinson's-May space has been occupied by other retail users iTom time to time. Considering the occupancy of the Robinson's May space over a range of time, the current vacancy represents a temporary lull in the space's occupancy. Moreover, the applicant has a vested right to lease the Robinson's-May space to other retail users up to the same level of occupancy as the Robinson's-May occupancy. Therefore, given that the current vacancy of the Robinson's-May space is part of a temporary vacancy, the Draft EIR appropriately presumed an occupied store is part ofthe environmental baseline condition for the purposes ofthe EIR's analysis ofthe proposed project. Thus, the EIR's analyses are fully sufficient under CEQA. City ofCarlsbad July 9, 2013 Page 3 Thank you for your consideration. Sincerely, ALSTON & BIRD LLP Neal P. Maguire l.f-GAL02/34256463v3 DELANO &L DELANO My 9,2013 All Receive For the Informatior CITY COUNCIL ACM ALCA^CCk_ DateXd City Manager JXL^ VIA E-MAIL Mayor Hall and Honorable Members of the City Council c/o City Clerk City of Carlsbad 1200 Carlsbad Village Drive Carlsbad, CA 92008 Re: Julv 9.2013 Citv Council Meeting: Agenda Item #17: Westfield Carlsbad Proiect and EIR Dear Mayor Hall and Honorable Members of the City Council: This letter is submitted on behalf of North Coimty Advocates in connection with the proposed Westfield Carlsbad project ("Projecf') and related Environmental Impact Report C'EIR"). The Westfield Mall site poses an outstanding opportunity for smart growth.^ SANDAG has designated the site as a possible 'Town Center," having a potential for ••200 to 400 multi-family residential units." Yet the EIR fails to discuss SANDAG's designation, and the Project fails to provide any mixed-use opportunities or even to provide for the possibility of such uses in the future. The response from City staff on this point has been that the Project does not preclude smart growth, but such a response misses the point - now is the time to pursue smart growth, not to wait until some undefined opportunity arises in the unknown future, particularly since the Project only decreases the possibility of smart growth on the site. Furthermore, as my October 19,2012 letter noted, the EIR adopts an incorrect baseline for much of its discussion, reasoning that the "existing" environment includes occupancy ofthe vacant Robinsons-May store, CEQA specifically provides that an agency must consider the existing conditions. Communities for a Better Environment v. South Coast Air Quality Management Dist. (2010) 48 CaL4^' 310, 322. Failing to account for these existing conditions renders the EIR's analysis of traffic, greenhouse gas emissions, land u^, aesthetics, noise and other impacts insufficient. Thank you for your consideration of tlie above comments. Sincerely, g. < a m 2 Ss a aiL. > Z o s > > 3 z s* o §5 o o C a. p h > o O O 3 3 O. C ~4 --4 9 9 ^ O Andrea Dykes AH Receive - Agenda Item # £L For the Information of the: Cliy COUNCIL From: Sent: To: Subject: Joe - Sharon Salas <salasinn2@yahoo.com> Manager^ Tuesday, July 09, 2013 1:31 PM Council Internet Email; Matthew Hall; Mark Packard; Keith Blackburn; Lorraine Wood; Farrah Douglas I support Westfield Plaza Basically, the improvements to the mall, especially the theaters, would be an asset to the city. My only concern is the traffic going up and down Monroe. Particularly, cars entering and exiting both Hosp Way and Wickham. Cars going North, or downhill, often exceed the speed limit and, because it is downhill, make stopping time longer. Mr. Engen was asked this question at the community meeting and, from my point of view, did not give a specific enough answer. This should be addressed before any approval is given. Joe Salas TRANSFORMING WESTFIELD PLAZA CAMINO REALJULY 2013 WESTFIELDMACY’SJCPENNEYSEARS GROUND LEASECITYPROPOSEDPARKING RATIO:5.0 SPACES/1000 SFPROPOSED GLA: 1,150,456 SFEXISTING PARKING: 6,402 SPACESEXISTING GLA: 1,151,092 SFPROPOSED PARKING:6,103 SPACESFUTURERETAILWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEETSCALE: 1”=30’(@30”x42”) or 1”=60’(@15”x21”) DATE: JUNE 05, 2013 PROPERTY/PARCEL MAPCarlsbad1 100’ 0’200’ Westfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEETSCALE: 1”=100’(@30”x42”) or 1”=200’(@15”x21”) SITE PLAN DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLANCarlsbad2100’ 0’200’(E) SHOPS(E) SHOPS(E) SHOPS(E) SHOPS(E) SHOPS(E) SHOPS(E) SHOPSMINI ANCHOR14,465 SF(2 LEVEL)RECONF.RETAIL2,14 0 S F (N) SERVICE AREAREGAL CINEMA54,000 SF(N) RESTAURANT9,200SF(N) SERVICE AREA(N) RESTAURANT5,200 SFOPEN (N) FOOD COURTFC3675 SF628 SF DROP OFF RESTROOMS1,030 SFFAMI L YROOM (N) RESTAURANT7,675 SFFC4920 SFTRAY WASH735 SFSTORA G E500 SF ST.80 SFST.90 SF ST.90 SF (E) SHOPSRECONFIG.RETAI L 1,62 8 S FFC2576 SFFC1516 SFFC5735 SFOUTDOORSEATINGFC6705 SFFC7592 SFFC8503 SFFC9550 SF 24 HOUR FITNESSMARKETMINI ANCHOR(E) SHOPS(E) SHOPS(E) SHOPSRECONFIG.RETAILMINI ANCHOR(E) SHOPS(E) STORAGE(E) SHOPS(N) MALL MGMT.(E) SHOPS(N) RESTAURANTRECONFIG.RETAIL3,060 SFRECONFIG.RETAIL3,298 SFRECONFIG.RETAIL680 SF545 SF608 SF2,380 SF20,200 SF 18,850 SF 1,600 SF 9,653 SF 20,165 SF(2 LEVELS)45,000 SF30’ 0’60’Westfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEETSCALE: 1”=30’(@30”x42”) or 1”=60’(@15”x21”) DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLANCarlsbadLOWER L1 PLAN (EAST)3 Westfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEETSCALE: 1”=30’(@30”x42”) or 1”=60’(@15”x21”) DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLANCarlsbadUPPER L2 PLAN (EAST) 30’0’60’4(E) SHOPSST.80 SFST.90 SF(E) SHOPS(E) SHOPS(E) SHOPS(N) RESTAURANT5,200 SF(N) RESTAURANT7,675 SF(N) MINI ANCHOR14,340 SF(2 LEVEL)(N) RESTAURANT8,910 SF(N) REGAL CINEMAS54,000 SF(N) FOOD COURTFC 8503 SFFC 7592 SFFC 6705 SFTRAY WASH628 SFST.90 SFFC 5735 SFOUTDOOR SEATINGFC 4920 SFSTORAGE500 SFFC 3675 SFFC 2576 SFRECONFIG.RETAIL1,628 SFRECONFIG.RETAIL4,410 SFFAMILY ROOM735 SFOPENOPENOPENOPENOPENOPENOPENOPENRESTROOMS1,030 SFFC 1516 SFFC 9550 SF Westfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEETSCALE: 1”=30’(@30”x42”) or 1”=60’(@15”x21”) DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLANCarlsbadUPPER L3 PLAN (EAST) 30’0’60’5(N) 24 HOUR FITNESSGYM7,570 SFROOF Westfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLANCarlsbadSITE VIEWS (EXISTING) 12AKEYPLANAVIEW FROM MARRON ROAD LOOKING NORTH - EXISTING6 Westfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLANCarlsbadSITE VIEWS (PROPOSED) 13AKEYPLANAVIEW FROM MARRON ROAD LOOKING NORTH - PROPOSED7 KEYPLANFUTURE RETAILSOUTH PLAZA VIEW - EXISTINGWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET PROPOSED REDEVELOPMENT PLANCarlsbadEXTERIOR PERSPECTIVE23DATE: JUNE 05, 20138 KEYPLANFUTURE RETAILSOUTH PLAZA VIEW - PROPOSEDWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET PROPOSED REDEVELOPMENT PLANCarlsbadEXTERIOR PERSPECTIVE24DATE: JUNE 05, 20139 KEYPLANFUTURE RETAILSOUTHEAST CORNER VIEW - PROPOSEDWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET PROPOSED REDEVELOPMENT PLANCarlsbadEXTERIOR PERSPECTIVE26DATE: JUNE 05, 201310 Westfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET PROPOSED REDEVELOPMENT PLANCarlsbadEXTERIOR PERSPECTIVE21DATE: JUNE 05, 2013SHEETCarlsbadEXTERIOR PERSPECTIVE21KEYPLANFUTURE RETAILNORTH PLAZA VIEW - EXISTING11 Westfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET PROPOSED REDEVELOPMENT PLANCarlsbadEXTERIOR PERSPECTIVE22DATE: JUNE 05, 2013SHEETCarlsbadEXTERIOR PERSPECTIVE22KEYPLANFUTURE RETAILNORTH PLAZA VIEW - PROPOSED12 KEYPLANFUTURE RETAILSOUTH ENTRY VIEW - EXISTINGWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET PROPOSED REDEVELOPMENT PLANCarlsbadEXTERIOR VIEW27DATE: JUNE 05, 201313 KEYPLANFUTURE RETAILSOUTH ENTRY VIEW - PROPOSEDWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET PROPOSED REDEVELOPMENT PLANCarlsbadEXTERIOR PERSPECTIVE28DATE: JUNE 05, 201314 KEYPLANFUTURE RETAILINTERIOR COURT VIEW LOOKING TOWARDS THE ROBINSON MAY BOX - EXISTINGWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET DATE: APRIL 23, 2013 PROPOSED REDEVELOPMENT PLANCarlsbadEXISTING INTERIOR VIEW2915 KEYPLANFUTURE RETAILINTERIOR COURT VIEW LOOKING TOWARDS THE REGAL CINEMA AND FOOD COURT - PROPOSEDWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET PROPOSED REDEVELOPMENT PLANCarlsbadPROPOSED INTERIOR VIEW30DATE: JUNE 05, 201316 KEYPLANFUTURE RETAILINTERIOR COURT VIEW LOOKING TOWARDS THE FOOD COURT - PROPOSEDWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET PROPOSED REDEVELOPMENT PLANCarlsbadPROPOSED INTERIOR VIEW31DATE: JUNE 05, 201317 KEYPLANFUTURE RETAILINTERIOR COURT VIEW LOOKING TOWARDS JC PENNEY - EXISTINGWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLANCarlsbadEXISTING INTERIOR VIEW3218 KEYPLANFUTURE RETAILINTERIOR COURT VIEW LOOKING TOWARDS JC PENNEY - PROPOSEDWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET PROPOSED REDEVELOPMENT PLANCarlsbadPROPOSED INTERIOR VIEW33DATE: JUNE 05, 201319 KEYPLANFUTURE RETAILINTERIOR CONCOURSE VIEW - EXISTINGWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET PROPOSED REDEVELOPMENT PLANCarlsbadEXISTING INTERIOR VIEW34DATE: JUNE 05, 201320 KEYPLANFUTURE RETAILINTERIOR CONCOURSE VIEW - PROPOSEDWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET PROPOSED REDEVELOPMENT PLANCarlsbadPROPOSED INTERIOR VIEW35DATE: JUNE 05, 201321 KEYPLANFUTURE RETAILINTERIOR COURT VIEW LOOKING TOWARDS SEARS - EXISTINGWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET PROPOSED REDEVELOPMENT PLANCarlsbadEXISTING INTERIOR VIEW36DATE: JUNE 05, 201322 KEYPLANFUTURE RETAILINTERIOR COURT VIEW LOOKING TOWARDS SEARS - PROPOSEDWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET PROPOSED REDEVELOPMENT PLANCarlsbadPROPOSED INTERIOR VIEW37DATE: JUNE 05, 201323 Westfield Design Century City, CA 90067 N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-Package SHEET SCALE: DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLAN Carlsbad 100’ 0’200’ Ͳ 250,000 500,000 750,000 1,000,000 1,250,000 1,500,000 1,750,000 2,000,000 2,250,000 2,500,000 2,750,000 3,000,000 3,250,000 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 Total RevenuestoCitywithWestfield'sReinvestment PropertyTax($)AnnualSalesTax($)IncrementalSaleTax($) By YearEnd2017approx. $1,000,000peryearof incrementalGeneralFund revenuegenerated ECONOMIC BENEFITS 24 Westfield Design Century City, CA 90067 N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-Package SHEET SCALE: DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLAN Carlsbad 100’ 0’200’ WESTFIELD CARLSBAD 25 Westfield Design Century City, CA 90067 N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-Package SHEET SCALE: DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLAN Carlsbad 100’ 0’200’ WESTFIELD CARLSBAD 26 Westfield Design Century City, CA 90067 N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-Package SHEET SCALE: DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLAN Carlsbad 100’ 0’200’ SAMPLE PARTNERSHIP MARKETING SIGNAGE 27 Westfield Design Century City, CA 90067 N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-Package SHEET SCALE: DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLAN Carlsbad 100’ 0’200’ SAMPLE PARTNERSHIP MARKETING SIGNAGE 28 Westfield Design Century City, CA 90067 N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-Package SHEET SCALE: DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLAN Carlsbad 100’ 0’200’ SAMPLE PARTNERSHIP MARKETING SIGNAGE 29 APPENDIX EXTERIOR MATERIALS PALETTE - PROPOSEDWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET PROPOSED REDEVELOPMENT PLANCarlsbadPROPOSED MATERIALS38DATE: JUNE 05, 2013 beforeafter ENTITLEMENT PACKAGEPrepared By:Sheet TitleDate2525 El Camino Real #100Carlsbad, CA. 92008(760) 729 7927CARLSBADCarlsbadPlan ViewScale: 3/8”=1’-0”2” thick, solid push-thruacrylic letters, lit with LED’s,with day/night vinyl on facesand white translucent vinyl on 2nd surface.2” thick, solid push-thruacrylic letters, lit with LED’s,with day/night vinyl on facesand white translucent vinyl on 2nd surface.5” deep, fabricated aluminum Westfield logo, w/3M Tomato Red vinyl on face, lit with red LED’s.Paint returns to match P-3. No trim caps 1 1/2” x 6” alum. tubes welded toends and painted color P2 all surfaces.Uplight to illuminate signageProvided by othersFabricated aluminum sign cabinet, paint to match P-1Landscape provided by othersMacy’sJCPenneySearsCinemaFitness15'-0"8’-0"7"7"1'-6"6"1'-0"CarlsbadPylon Sign - ElevationDouble SidedScale: 3/16”=1’-0”Side ViewScale: 3/16”=1’-0”Plan ViewScale: 3/16”=1’-0”Side ViewScale: 3/16”=1’-0”1/2” thick, solid push-thruacrylic letters, back lit with LEDface color to match P-2Translucent white on 2nd surface6” deep, fabricated aluminum westfield logo, w/3M Tomato Red Vinyl on face lit with red LEDpaint to match P-3No trim caps1/2” thick Laser cut metalColor to match P-2Static panel, flush mounted on face of white sign cabinetUplight to illuminate signageProvided by othersFabricated aluminum sign cabinet, paint to match P-1Landscape provided by othersMacy’sJCPenneySearsCinemaFitness1” thick solid acylic letters,color to match P-3Back lit45'-0"22'-2"CarlsbadMacy’sJCPenneySearsCinemaFitnessFashion Show June 8thin the Lion CourtScale: 3/16”=1’-0”Site PylonWall finish to matchmall entry cladding3’-0” tall, 5” thick LEDinternally illuminatedColor to match P-410” cap height2” thick solid backlit letterswith painted P-3Pinned 1” off wallConcrete BaseAluminum cabinetpainted whiteWhite painted aluminum1” thick white paintedinternally illuminatedalluminum letters,with face lit.3’-0” X 9’-0” RecessedLED digital panel40'-0"10'-6"2'-6"SM2SP1Pylon Sign - ElevationScale: 3/16”=1’-0”Site Pylons andSite Monuments (static) (vertical option) SM3 S - 17SIGNAGE PACKAGE05/24/2012 KEYPLANFUTURE RETAILNORTH ELEVATION - EXISTINGWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEETSCALE: 1”=20’(@30”x42”) or 1”=40’(@15”x21”) DATE: APRIL 22, 2013 PROPOSED REDEVELOPMENT PLANCarlsbadNORTH ELEVATION15 KEYPLANFUTURE RETAILNORTH ELEVATION - PROPOSEDWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEETSCALE: 1”=20’(@30”x42”) or 1”=40’(@15”x21”) DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLANCarlsbadNORTH ELEVATION16COMMERCIALCOMMERCIALSERVICEMALL ENTRYEXISTING DEPARTMENT STORECOMMERCIAL KEYPLANFUTURE RETAILSOUTH ELEVATION - EXISTINGWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEETSCALE: 1”=20’(@30”x42”) or 1”=40’(@15”x21”) DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLANCarlsbadSOUTH ELEVATION17 COMMERCIALCOMMERCIALSERVICEMALL ENTRYCOMMERCIALMALL ENTRYCOMMERCIALSERVICEKEYPLANFUTURE RETAILSOUTH ELEVATION - PROPOSEDWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEETNOT TO SCALE DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLANCarlsbadSOUTH ELEVATION18 KEYPLANFUTURE RETAILEAST ELEVATION - EXISTINGWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEETSCALE: 1”=20’(@30”x42”) or 1”=40’(@15”x21”) PROPOSED REDEVELOPMENT PLANCarlsbadEAST ELEVATION19DATE: JUNE 05, 2013 KEYPLANFUTURE RETAILEAST ELEVATION - PROPOSEDWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEETSCALE: 1”=20’(@30”x42”) or 1”=40’(@15”x21”) PROPOSED REDEVELOPMENT PLANCarlsbadEAST ELEVATION20DATE: JUNE 05, 2013 AKEYPLANAVIEW FROM EL CAMINO REAL LOOKING SOUTHWEST - EXISTINGWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLANCarlsbadSITE VIEWS (EXISTING) 6 AKEYPLANWestfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLANCarlsbadSITE VIEWS (PROPOSED) 7AVIEW FROM EL CAMINO REAL LOOKING SOUTHWEST - PROPOSED Westfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLANCarlsbadSITE VIEWS (EXISTING) 8AKEYPLANAVIEW FROM MARRON ROAD LOOKING NORTHWEST - EXISTING Westfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLANCarlsbadSITE VIEWS (PROPOSED) 9AKEYPLANAVIEW FROM MARRON ROAD LOOKING NORTHWEST - PROPOSED Westfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLANCarlsbadSITE VIEWS (EXISTING) 10KEYPLANVIEW FROM THE PERIMETER ROAD LOOKING WEST - EXISTING Westfield Design11601 Wilshire Blvd. 11th FloorLos Angeles, CA 90025N:\Plaza_Camino_Real\Workshop\01-Pre_Development\02-Schematic\2013_Entitlement\Design-PackageSHEET DATE: JUNE 05, 2013 PROPOSED REDEVELOPMENT PLANCarlsbadSITE VIEWS (PROPOSED) 11KEYPLANVIEW FROM THE PERIMETER ROAD LOOKING WEST - PROPOSED Westfield Carlsbad EIR 09-02/SP 09-01/SDP 09-04 Project Entitlements •Westfield Carlsbad Specific Plan (SP 09-01) •Site Development Plan (SDP 09-04) •Environmental Impact Report (EIR 09-02) Westfield Carlsbad Specific Plan •New zoning document for shopping center. •Describes existing development and any future expansion areas. •Defines allowed uses. •Establishes development standards, design guidelines, and implementation procedures. City of Oceanside 77 acres Specific Plan Boundary Vista Haymar Development History •1969: Mall is originally constructed. •1977: Mall is expanded through the approval of Precise Plan (PP) 24. •1978 - 1980: Mall is further expanded through the approval of Precise Plan 24(A) through 24(C). •1977 - Present: PP 24 has been amended 11 times (PP 24A through PP 24K). Firestone (Tire Store) West Buffet (Restaurant) Movie Max (Movie Theater) Commercial Building Commercial Building (Bank) Existing Factors for Specific Plan •Precise Plan - Outdated •Property Ownership - 27 Parcels •Zoning - Inflexible Westfield Carlsbad Specific Plan •Ch. 1 - Introduction •Ch. 2 - Land Use Development •Ch. 3 - Uses •Ch. 4 - Design Guidelines •Ch. 5 - Development Standards •Ch. 6 - Development Review Process •Ch. 7 - Public Facilities/Growth Management •Ch. 8 - Specific Plan Administration Use Classification Table Uses – Approval Process P Permitted by right M-CUP Permitted w/ Minor Conditional Use Permit (CUP) approved by City Planner CUP-PC Permitted w/ CUP approved by Planning Commission CUP-CC Permitted w/ CUP approved by City Council M-SDP Permitted w/ Minor Site Development Plan (SDP) approved by City Planner SDP-PC Permitted w/ a Site Development Plan approved by Planning Commission Design Guidelines •Architecture •Landscape •Vehicle Circulation •Pedestrian Circulation •Outdoor Lighting •Public Safety •Sustainability Architecture •Modern •Contemporary •Diverse Architecture •Public-oriented spaces •Plazas, courtyards, and patios •Pedestrian Scale Site Entrances El Camino Real Existing Signage Signage - Partnership Marketing - Cinema Partnership Marketing/Digital Signage Condition No. 10 of Planning Commission Resolution No. 6982 states: “The Specific Plan shall be revised to remove all provisions or allowances for digital signage and partnership marketing signs.” Site Development Plan •Demolition, reconfiguration and/or reconstruction of approximately 225,631 sq. ft. of existing commercial/retail space; and •Construction of 224,995 sq. ft. of GLA. City of Oceanside Marron Road SDP Boundary 18 acres Planning Commission Action •On June 5, 2013 – Planning Commission conducted a public hearing for the Westfield Carlsbad project. •Five members of the public spoke. •Planning Commission voted 6-1 to recommend to the City Council the certification of Environmental Impact Report 09-02, including the approval of Candidate Findings of Fact and a Mitigation Monitoring and Reporting Program, and approval of Specific Plan 09-01 and Site Development Plan 09-04. Recommendation That the City Council INTRODUCE Ordinance No. CS-219 APPROVING Specific Plan 09-01, and ADOPT Resolution No. 2013-176, CERTIFYING the Environmental Impact Report EIR 09-02, and ADOPTING the Candidate Findings of Fact and a Mitigation Monitoring and Reporting Program and APPROVING a Site Development Plan as recommended for approval by the Planning Commission. Appendix Level One Level Two Level Three North Elevation South Elevation East Elevation Landscape Concept Parking Lot Tree Spacing Major Site Entry Secondary Site Entry Marron Road Existing