HomeMy WebLinkAboutCD 12-01; LA COSTA TOWN SQUARE; Consistency Determination (CD)Ladwig Design Group, Inc.
March 13, 2012
City of Carlsbad
Van Lynch -Senior Planner
Clyde Wickham -Engineering Department
1635 Faraday Ave
Carlsbad, CA 92008
L-1107
Subject: La Costa Town Square Consistency Determination (CD-12-01) and Substantial
Conformance Exhibit (SCE -01-09A)
Dear Van and Clyde,
Please find attached our updated CD and SCE applications for La Costa Town Square. To
help in your review I have attached a comparison of our plans A (253,810 sf) and B (280,016
sf) against the approved plan (284,400 sf).
We have also responded to your January 26, 2012 letter for CD-12-01 (Plan A).
Based on our meeting with you and other staff members on February 21, 2012 we have now
added a B option for your consideration. Because the demand for commercial space can
vary depending on tenants it is very helpful to have a range of square footages approved for
us by the City. The 2 options (A and B) are both smaller in size than the approved plan.
Plan A (253,810 sf) is 30,590 sf or 10.76% less than the approved plan. Plan B (280,016 sf)
is 4,384 sf or 1.54% less than the approved plan. Please look our plans over and we look
forward to your comments. If it would be helpful to you and your staff we would be happy
to meet with you at your request.
2234 Faraday Avenue+ Carlsbad, California 92008
(760) 438-3182 + FAX (760) 438-0173 + Emailldg@dwilsoneng.com
' Van Lynch and Clyde Wickham
March 13, 2012
Page 2
Sincerely,
~···
Bob Ladwig
Ladwig Design Group, Inc.
BL:ps
Enclosure
cc: Jim Reuter
Rick Henderson
Tim Carroll
Matt Gray
Norman Barrett
Mark Langan
2234 Faraday Avenue+ Carlsbad, California 92008
(760) 438-3182 + FAX (760) 438-0173 + Emailldg@dwilsoneng.com
L-1107-3/13/12
LA COSTA TOWN SQUARE COMMERCIAL
COMPARISON OF EXISTING APPROVED PROJECT
AND PROPOSED REVISIONS
PLANS A & B FOR CD 12-01 & SCE 01-09A
Existing Approved Project Proposed Revisions A Proposed Revision B
Parcel Size 41.54 acres No Change No Change
Site Building Square 284,400 sf 253,810 sf of retail space. 280,016 sf of retail space.
Footage
Building Size 98,000 sf (2 levels) 38,000 sf of retail area plus 2 level fitness center. 12,662 . 12,000 sf garden center (1 upper level with deck parking .
level). 32,000 sf lower level.
Parking 1,477 spaces (greater than 5:1) 1,278 spaces provided. 1,269 1,400 spaces required/provided
with no compact parking spaces required.
Buildings 24 buildings proposed with 12 A total of 23 buildings with 12 24 buildings with 15 buildings
buildings (214, 700 sf) in Phase 1 buildings in Phase 1 (132,500 in Phase 1 (230,516 sf). Same
and 12 buildings in Phase 2 sf) includes 12,000 sf garden general mix of users including
(69, 700 sf). Buildings are a mix center and 10 buildings in the 2 story fitness center
of restaurants, gas stations, Phase 2 (121,310 sf). Same (Building 26)
retail and financial institutions general mix of users except the
with drive thru's, grocery and 2 story department store is
department store. replaced with a 1 story home
improvement center and open
garden center.
Plaza Area Plaza area is surrounded by No Change No Change
shops, water feature and clock
tower.
Pedestrian Features There is a pedestrian link within No Change No Change
the parking lot.
Main Street Feature Allows parking in front of shops Includes parking in front of Includes parking in front of
(31,200 sf in 4 buildings) shops (27,000 sf in 4 buildings) shops (28,600 sf in 4
buildings).
1-6
L-1107-3/13/12
LA COSTA TOWN SQUARE COMMERCIAL
COMPARISON OF EXISTING APPROVED PROJECT
AND PROPOSED REVISIONS
PLANS A & B FOR CD 12-01 & SCE 01-09A
Existing Approved Project Proposed Revisions A Proposed Revision B
Restaurants At the corner of Rancho Santa Fe At the corner of Rancho Santa At the corner of Rancho Santa
Road and La Costa Avenue with Fe Road and La Costa A venue Fe Road and La Costa A venue
2 Restaurants at 6,000 sf each with 2 Restaurants at 5,500 sf with 2 restaurants at 6,000 sf
plus 2 Restaurants /Retail mix each with outdoor seating and each with outdoor seating and
buildings at 6,000 sf each all water features. water features.
with court yard eating and water
features.
Gas Stations 2 gas stations approved one at 1 gas station (Vons fuel or a Same as Plan A.
3,000 sf and one at 3,500 sf. branded fuel such as Mobil)
with a convenience store at
3,500 sf.
Grocery Store 1 grocery store approved at Proposed store includes 56,617 Same as Plan A
55,000 sf sf of sales plus 1,893 sf
mezzanine (non-sales) for a
total square footage of 58,510
sf (6.36% increase).
Department Store 1 -2 story department store at A 38,000 sf home improvement A 2 story fitness center. Upper
98,000 sf (approved at 100,000 sf) building with an attached level at 12,662 sf with parking
12,000 sf garden center. deck on remainder.
Landscaping Designed to complement and Proposed landscaping will be Same as Plan B
enhance project design. further enhanced to satisfy
new RWQCB regulations put
in place after City approval.
2-6
L-1107 -3/13/12
LA COSTA TOWN SQUARE COMMERCIAL
COMPARISON OF EXISTING APPROVED PROJECT
AND PROPOSED REVISIONS
PLANS A & B FOR CD 12-01 & SCE 01-09A
Existing Approved Project Proposed Revisions A Proposed Revision B
Access One signalized intersection on La No Cha nge Same as Plan A
Costa A venue, one right tu r n in
only on Rancho Santa Fe Road
and one signalized intersection
on Rancho Santa Fe Road.
Average Daily Trips 22,752 ADT 253,810 sf of retail space at 80 280,016 sf of retail at 80
(ADT) ADT/1,000 sf= 20,305 ADT. ADT/1,000 sf= 22,401 ADT or
2,44 7 (10. 76%) less ADT than 351 (1.54%) less than the
the approved plan. approved plan.
Noise Barriers Barriers proposed No Change No Change
Land Use Buildings 15 and 16 adjacent to Old buildings 15 and 16 have Building 13 & 23 shield the
the open space next to the been replaced by building 13 adjacent residential from the
residential required design to and 23 (retail shops) majority of the center.
incorporate measures to avoid
noise and visual impacts.
Department Stores Building 21 is setback from La New building 20 (single story Building 26 closest to La Costa
Costa Avenue 180 feet. covered-12,000 sf garden Avenue (147 feet) is 1 story
center) is setback from La above grade with a deck for
Costa Avenue 160 feet. The parking.
home improvement center
building corner is set back 200'
from La Costa Avenue.
3-6
L-1107-3/13/12
LA COSTA TOWN SQUARE COMMERCIAL
COMPARISON OF EXISTING APPROVED PROJECT
AND PROPOSED REVISIONS
PLANS A & B FOR CD 12-01 & SCE 01-09A
Existing Approved Project Proposed Revisions A Proposed Revision B
Water Quality Measures have been included in Features are included and Same as Plan A
the plan. SWPPP will be submitted to
staff for approval before a
grading permit is issued. LID
features including Bio swales
will be provided as required by
the RWQCB permits.
Visual Aesthetics and Visual simulations were included There are some vertical Building 26 entry and parapet
Grading that showed the proposed land reductions in building height. will not exceed 45 feet.
form changes and that no The proposed home Architectural elements will not
distance views would be blocked. improvement building (#20). exceed 55 feet.
Building 21 (98,000 sf) Parapet are 23.8 feet lower
department store proposed as 2 than the approved building
stories above grade. #21 (2 story building) parapet.
Proposed Grading Cut= 382,000 CY Cut= 382,000 CY Same as Plan A
Quantity Analysis Fill= 468,000 CY Fill= 468,000 CY
Shrink= 37,000 CY Shrink= 37,000 CY
Bulk= 29,000 CY Bulk= 29,000 CY
*Import= 94,000 CY *Import= 94,000 CY
Area= 37.32 Ac Area= 37.32 Ac
CY/Ac= 12,540 CY CY/Ac= 12,540 CY
*Import from residential site *Import from residential site
(CT. 08-03) (CT. 08-03)
Utilities Sewer and water are provided by No Change No Ch ange
Leucadia Wastewater District
and Olivenhain Municipal Water
District.
4-6
L-1107-3/13/12
LA COSTA TOWN SQUARE COMMERCIAL
COMPARISON OF EXISTING APPROVED PROJECT
AND PROPOSED REVISIONS
PLANS A & B FOR CD 12-01 & SCE 01-09A
Existing Approved Project Proposed Revisions A P roposed Revision B
Architecture Building design proposed meets Proposed design will maintain Same as Plan A
quality and attractive standards. and comply with approved
project.
Fire Protection The existing plan meets the No Change No Change
adopted standards and no special
conditions were required.
Transportation and Project is required to contribute The new project will provide Same as Plan A
Circulation to identify traffic impacts. the identified mitigation
requirements.
EXISTING APPLICATION
1. EIR-01-02 Whole Project Whole Project Whole Project
2. CT-01 -09 24 commercial lots, 1 common lot 23 commercial lots, 2 common 24 commercial lots, 2 common
lots lots.
3. PUD-08-09 Non Residential 24 commercial 23 commercial lots, 2 common 24 commercial lots, 2 common
lots and 1 common lot. lots. lots.
4. HDP-01-05 Hillside permit for entire project. Hillside permit for entire Hillside permit for entire
project. project.
5. SDP-01-04 For 284,400 sf shopping center. For 253,810 sf shopping For 280,016 sf shopping
center. (Includes 12,000 sf center.
garden center).
6. CUP-04-18 Gas station with car wash on lot Gas station with car wash on Same as Plan A
14. lot 12.
7. CUP-08-01 (Delete) Lot 24-financial with drive Lot 22 restaurant. Same as Plan A
thru.
5-6
8. CUP-08-02
9. CUP-08-03
10. CUP-08-04
11. CUP-08-05
12. CUP-08-06
(Delete)
13. CUP-08-07
(Delete)
LA COSTA TOWN SQUARE COMMERCIAL
COMPARISON OF EXISTING APPROVED PROJECT
AND PROPOSED REVISIONS
PLANS A & B FOR CD 12-01 & SCE 01-09A
Existing Approved Project Proposed Revisions A
Lot 12 -financial with drive Lot 10-financial with drive
thru. thru.
Lot 7 gas station with car wash. Lot 5 pharmacy with drive
thru.
Lot 6 financial with drive thru. Lot 4 financial with drive thru.
Lot 13 financial with drive thru. Lot 11 financial with drive
thru.
Lot 15 drug store with drive Lot 13 Retail Shops. No drive
thru. thru
Lot 22 financial with drive thru. Lot 21 retail pad. Adjacent to
Adjacent to La Costa Avenue. La Costa Avenue. No drive
thru.
*The above summarizes the existing and proposed applications.
L-1107 -3/13/12
Proposed Revision B
Same as Plan A
Same as Plan A
Same as Plan A
Same as Plan A
Same as Plan A
Same as Plan A
Note: The original project proposed 24 buildings with a total of 284,400 square feet, the revised project· Plan A proposes 23 buildings with 253,810
square feet (a 10.76% decrease) of retail and includes 12,000 sf of garden center, and Plan B proposes 24 buildings with a total square feet of 280,016 sf
(a 1.54% decrease) of retail space.
6-6
CITY OF CARLSBAD APPLICATION FORM' FOR CONSISTENCY DETERMINATION APPLICATION
CITY USE ONLY
Project NurnAMr:
PROJECT NAME: , k
Asaea•or's Parcel Number(s): Z Z) 0..(0-0'? lO t J'-06eJ -J'l lL
Description of propoeal (add attachment If necessary): ~ G_ 1/1 € 4:/ _ P12oPOst,;fp_ c... /f
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CtJIJ'21rtriJc..':' --5££_/frrAct!-E!J_I2£_-r_At~JJEsc;r.LttJt;o~ ~cd-4AJ4e · __
Would you like to orally present your propo .. l to your aulgned staff planner/engineer? Yes GJ-No 0
Please list the staff memben you have previously spoken to regarding this project. If none, please ao state.
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•owner's algnaturelndlcetM perml .. lon to conduct • prallmlnary
review for a development propose!.
I CERTIFY THAT I AM THE EGAL OWNER ANO THAT All THE
ABO INFOR ION I RUE AND CORRECT TO THE BEST OF
MY EOG
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REPRESENTATlVE (Print):
MAILING ADDRESS: --z. ~l
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L-llo.7
Ladwig Design Group, Inc.
January 6, 2012
City of Carlsbad
Don Neu-Planning Director
1635 Faraday Ave
Carlsbad, CA 92008
L-1107
Subject: La Costa Town Square -Commercial -Consistency Determination/Substantial
Conformance
Dear Don,
We are proposing to make certain project refinements to the approved La Costa Town
Square project in order to respond to requests made by neighbors, to accommodate certain
new tenants and respond to your written comments on our tentative application dated
December 28, 2011. Our new plan is dated 1/06/12 and has several adjustments from the
earlier plan dated 12/28/11. The changes include adding a drive thru to Building #4,
moving Building #22 westerly to opposite Building #4. We have also re-numbered
Buildings #13 through #18. The overall building square footage stayed at 253,800 SF. We
have prepared a table identifying the key project elements and associated refinements. We
have also attached the refined plan, a preliminary elevation of the proposed home
improvement warehouse (Building #20) and the elevations of the major retail stores. In
addition, the architect has combined/super imposed the existing and proposed plans into a
single exhibit to help you, and your staff, see the proposed changes.
We request that you review our refined site plan and description of the refined project
elements (attached) and make a consistency determination with the site development
permit approved on September 15, 2009. We have followed the guidelines of Policy 35 for
Consistency Determination and we meet or exceed all ten of the outlined guidelines. Please
see the attached draft findings for a description of how the refinements comply with Policy
35.
The overall site footprint has not changed. We propose to reduce the number of buildings
from 24 to 22. The overall commercial project square footage has decreased from 284,400 to
253,800 (-10.76%). Included in overall square footage is a 10,000 square foot garden center
adjacent to retail space #20. The total project retail space has therefore been reduced by
30,600 SF with our largest building now being the 58,500 SF Vans Grocery Store (Building
#15).
2234 Faraday Avenue+ Carlsbad, California 92008
(760) 438-3182 + FAX (760) 438-0173 + Emailldg@dwilsoneng.com
January 6, 2012
Page 2
We look forward to your comments. If it would be helpful to you and your staff we would be
happy to meet with you at your request.
Sincerely, w
Bob Ladwig, President
Ladwig Design Group, Inc.
Enclosures
cc: Clyde Wickham
Jim Reuter
Matthew Gray
Pat 0' Day
BL:ps
Tim Carroll
Norman Barrett
Rick Henderson
Mark Langan
2234 Faraday Avenue+ Carlsbad, California 92008
(760) 438-3182 + FAX (760) 438-0173 + Emailldg@dwilsoneng.com
,4~_A CITY OF
VcARLSBAD
riLE co~ 1
Planning Division www.carlsbadca.gov
December 29, 2011
Ladwig Design Group
Attn: Bob Ladwig
2234 Faraday Avenue
Carlsbad, CA 92008
Jim Rueter
Property Development Centers
5918 Stoneridge Mall Road
Pleasanton, CA 94588
SUBJECT: CONSISTENCY DETERMINATION -GPA 01-02 -LA COSTA TOWN
SQUARE
The Planning Division has completed a cursory review of your tentative application dated
December 28, 2011 for a consistency determination on property located northerly and easterly
of the La Costa Avenue and Rancho Santa Fe Road intersection (APN: 223-050-70) which is a
modification to the development of a 284,400 square foot community shopping center and
55,000 square foot office project. The proposed modifications include:
• Overall building square footage decrease from 284,400 sq. ft. to 253,800 sq. ft.;
• Total number of buildings reduced from 24 to 22;
• Department store decrease from 98,000 sq. ft. to 40,000 sq. ft. single story retail
with a 10,000 sq. ft. garden center;
• Relocation of proposed Drug Store;
• The reduction of the office space by 5,000 sq. ft.;
• Architectural changes reflect the same architectural feature minus the building
elements removed by smaller building consistent footprints.
In order for a Discretionary Permit Consistency Determination to be approved, all of the
following findings must be made:
1) No project condition, feature, facility or amenity is changed or deleted that had been
considered essential to the project's design, quality, safety or function.
2) The request represents an upgrade in overall design features and or materials and
improves upon the project's compatibility with the surrounding neighborhood.
3) The proposed revision does not change the density or boundary of the subject property.
4) The proposed revision does not involve the addition of a new land use not shown on the
original permit.
5) The proposed revision does not rearrange the major land uses within the development.
6) The proposed revision does not create changes of greater than ten percent provided that
compliance will be maintained with the applicable development standards of the
Carlsbad Municipal Code.
7) The proposed change will not result in any significant environmental impact, and/or
require additional mitigation.
1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ®
GPA 01-02-LA COSTA'f'OWN SQUARE
December 29, 2011
Page 2
8) The proposed change would not result in any health, safety or welfare impacts.
9) There were not any major issues or controversies associated with the original project
which would be exacerbated with the proposed change.
1 0) The proposed change would not be readily discern able to the decision makers as being
substantially different from the project as originally approved.
After a cursory review of the proposed changes, the City Planner has determined that the
application could qualify for a consistency determination. A formal submittal of a Consistency
Determination application of the proposed plans for further review will need to be made to
formalize and document the proposed changes.
CITY OF CARLSBAD
(1/t,
DON NEU, AICP
City Planner
DN:VL:sm
c: La Costa Town Square, LLC, 1775 Hancock Street, No. 200, San Diego, CA 92110
Principal Planner, Chris DeCerbo
Project Engineer, Clyde Wickham
File Copy
Data Entry
RECEIVED
Ladwig Design Group. Inc DEc 2 9 ;,·:· 1
erTY OF CARLSBAD
December 29, 2011
City of Carlsbad
Van Lynch -Planning Department
1635 Faraday Ave
Carlsbad, CA 92008
Subject: CD-11-18 and SCE 01-009 for La Costa Town Square
Dear Van,
PLANNING DIVISION
L-1107
Based on our discussion I hereby request a withdrawal of CD-11-18 and SCE 01-009 for the
La Costa Town Square.
We will be re-applying for Consistency Determination and Substantial Conformance based
on a new plan submitted to you on 12/28/11. The new plan contains 253,800 square feet.
There may be a small square footage adjustment based on refinement of the civil design of
the new plan.
Sincerely,
Bob Ladwig
Ladwig Design Group, Inc.
BL:ps
Enclosure
cc: Clyde Wickham
Jim Reuter
Rick Henderson
Matt Gray
Pat O'Day
Tim Carroll
Mark Langan
Norman Barrett
2234 Faraday Avenue+ Carlsbad, California 92008
(760) 438-3182 + FAX (760) 438-0173 + Emailldg@dwilsoneng.com