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HomeMy WebLinkAboutCD 13-19; Westfield Carlsbad Phase I; Administrative Permits (ADMIN) (2)CITY OF CARLSBAD APPLICATION FORM FOR CONSISTENCY DETERMINATION APPLICAHON CITY USE ONLY Project Number: \<i^ PROJECT NAME: Carlsbad Phase Assessor's Parcel Number(s): 156-302-08 Description of proposal (add attachment if necessary): attached Would you like to orally present your proposal to your assigned staff planner/engineer? Yes JSt No Please list the staff members you have previously spoken to regarding this project. If none, please so state. . . Tc^&o*5 Q-cf^ - - • CMF PCR LLC OWNER NAME (Print): MA LING ADDRESS: c/o Westfield, LLC, 2029 Century Park East CfTY, STATE. ZP: 41st Floor, Los Angeles, CA 90067 TELEPHONE: 310-478-4456 EMA B. ADDRESS: 'Owner's signature Indicates pennisslon to conduct a preliminary review for a development proposal. I CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE ABOVE WFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. See attached signature page. December 2, 2013 SIGNATURE DATE APPLICANT NAME (Print): PLAZA CAMINO REAL MALNG ADDRESS: C/O Westfield, LLC, 2029 Century Park East CrrV, STATE. ZP: 41st Floor, Los Angeles, CA 90067 TELEPHONE: 310-478-4456 EMAL ADDRESS: ICERTFYTHAT I AM THE LEGAL REPRESENTATIVE OF THE OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. See attached signature page. SIGNATURE December 2, 2013 DATE APPLICANTS REPRESENTATIVE (Print): MALWG ADDRESS: ^\1^Vj^ CITY. STATE, ZP: TELEPHONE: EMAIL ADDRESS: I CERTFYTHAT I AM THE LEGAL REPRESENTATIVE OF THE APPLICANT AND THAT ALL THE ABOVE tJFORMATION IS TRUE AND CORRECTTO THE BEST OF MY KNOWLEDGE. SIGNATURE DEC 1 0 2013 CITY OF CARLSBAD PLANNING DIVISION DATE IN THE PROCESS OF REVEWNG THIS APPLICATION IT MAYBE NECESSARY FOR MEMBERS OF CITY STAFF TO NSPECTAND ENTER THE PROPERTYTHAT IS THE SUBJECT OF THIS APPLICATION. WVE CONSENT TO ENTRY FOR THB PURPOSE. See attached signature page. PROPERTY OWNER SIGNATURE FEE REQUIRED/DATE FEE PAID: 1f(rff(o I^^IO" /2> RECEIVED BY: P-16 Page 2 of 2 Revised 07/10 Attachment to City of Carlsbad Application Form for Consistency Determination Application Signature of Owner Signature of Owner Signature of Applicant I CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF TO INSPECT AND ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION. WE CONSENT TO ENTRY FOR THIS PURPOSE. CMF PCR LLC a Delaware limited liability company By: Westfield America Limited Partnership, a Delaware limited partnership, its sole member By: Westfield U.S. Holdings, LLC, a Delawarelimited compan^Cits i I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THEO OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. 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 Delawarejimited Imbility compai^, its geiiwqJipartner A. PACKER i^sistant Secretary Westfield Carlsbad Phase 1 Page 1 of 5 06 December 2013 Westfield Carlsbad Phase 1 Enhancements to SDP Plans 1 Added custom color concrete brick pavers, vehicular and pedestrian 2 All concrete walks to be integral color 3 New valet drop-off added on the South side to serve restaurant and movie theatre tenants 4 Function lawn added to South side retail center entrance 5 Improved vehicular circulation through the El Camino entry 6 Increase in quanitity and size of trees and palms 7 Salvage and replanting of mature on-site trees (96" box size and greater - typical photos attached) 8 Added parking along North side of retail center 9 Custom Installation of tree grates within pedestrian areas to allow planting of salvaged mature trees (detail attached) 10 New benches, set in shade and adjacent planting areas 11 Increased quanitity of pottery with plantings. Pottery added along retail facades to accent architecture and frame people spaces. RECEIVED DEC 1 0 2013 CITY OF CARLSBAD PLANNING DIVISION Westfield Carlsbad Phase 1 Page 2 of 5 06 December 2013 SDP Planting & Materials Trees & Palms 1 24" Box Trees - 286 2 36"BoxTrees-110 3 10'BTH Palms-11 Hardscape Materials 4 Concrete Paving #1 - 12,600 sf 5 Concrete Paving #2 - 82,300 sf Westfield Carlsbad Phase 1 Page 3 of 5 06 December 2013 Design Update Trees & Palms 1 15 Gal Trees-71 2 24" Box Trees-70 3 36" Box Trees - 41 4 48" Box Trees - 225 5 60" Box Trees - 33 6 72" Box Trees-11 7 25'BTH Palms-102 8 Salvaged Coral Trees - 2 9 Salvaged Pine Trees - 13 10 Salvaged Olive Trees -10 Hardscape Materials 11 Intergal Color Concrete Paving - 19,650 sf 12 Custom Color Concrete Brick Paving :Pedestrian - 45,500 sf 13. Custom Color Concrete Brick Paving :Vehicular - 9,000 sf Westfield Carlsbad Phase 1 06 December 2013 Page 4 of 5 Potential Salvaged Trees Westfield Carlsbad Phase 1 06 December 2013 Page 5 of 5 Custom Tree Grate Installation Westfield Carlsbad Planting Design Package 12 November 2013 burton Landscape Architecture Studio 307 S Cedros Solana Beach Ca 92075 858 794 7204 T 858 794 7207 F Westfield Carlsbad Regional Landscape Context and History 12 November 2013 Westfie/d burton Erythrina caffra I Kaffirboom Coral Tree Rosmarinus officinalis I Rosemary Westfield Carlsbad Trees and Groundstory 12 November 2013 Westfield burton r r^^tltK'tU' Landscape Architecture Studio Westfield Carlsbad | Phase One Planting Design 12 November 2013 burton Landscape Architecture Studio project 13.055 Plant Legend Tree Legend Syrptxil Botanical naine Eucalyptus citriodora Common Name Size Lenw-Scented Gum 15 gal (50%) 24" box (50%) Groundcovers Symtx)l Spacing Botanical name Common Name MP 4'-0" oc Myoporum pacHicum "South 0)asf No Common Name Sbe 1 gal Erythrina spp. Olea europaea Olea europaea Pinus halepensis Coral Tree Olive Olive Aleppo Pine Salvaged Tree 16-X 16'- 18'x 18'FleM Dug SaKaged Tree 60- / 72" box Cactus and Succulents Symbol Spacing Botanical name 2*-0' oc Agave attenuata r-6" oc Agave attenuata 2'-0* oc Agave attenuata Common Name Foxtail Agave Foxtail Agave Foxtail Agave Sbe 15 gal 5 gal 15gal Quantity Notes 50% 50% Install Sedjm rupestre 'Argelina' (lat to flat underneath the agave Pinus spp. Platanus racemosa Exbting tree to remain Pine Salvaged Tree Palms and Cycads Symbol Botanical name 0 0 0 Califomia Sycamore 60" / 72" / 84" box Comwon Name Bougainvillea 'San Diego Red* Bougainvillea 'San Diego Red' Ficus pumila No Comrtxin Name No Common Name Creeping Fig 15 gal - staked 5 gal - staked 1 gal - staked Shrubs, Perennials, and Annuals Symbol Spacing Botanical name Common Name Fm 2'-6' oc Bougainvillea 'La Jolla" 2'-0' oc Festuca malrel 3'-0" oc Ugustrum japonlcum 'lexanum' 3'-0" oc Muhlenbergla caplllarls 3'-0" oc Rosmarinus o((iclnalis Tuscan Blue' No Comrrion Name Atlas Fescue Wax-Leaf Privet Pink Mulhy Rosemary Sbe 5 gal Igal 15 gal Igal 5 gal Turf Symbol Botanical name (Common Name Sea Isle Supreme Seashore paspalum /> • Z> Washingtonia robusta Mexican Fan Palm 25bth Vines and Espaliers Symbol Botanical name Common Name Size 1. All plant material designated with ( •+) stiall be planted with cactus and succulent back fill mU (see planting speclfkattons). 2. All plant material designated with (•••) shall be planted with acid loving plant back fill mb (see planting specifications). 3. All individual shrubs O slope conditions are to be underplanted with ground cover to match adjacent plant symbol. 4. Flat to flat installation is similar to solid installation. Ground should be completely covered. 5. Install root barriers per landscape specification section 329300 Pot Legend Symbol Description ® MlOO 26.8* D X 39.4' H Available From Atelier Vlerkant 877.796.0647 MR90 31.5" 0 X 35.4" H Available From Atelier Vlerkant 877.796.0647 ^ AH90 O 16.5" 0x35.4-H Available From Atelier Vlerkant 877.796.0647 „ BRL10040 ^™ 39.4" Lx 11.8* Wx 15.7'H Available From Atelier Vierkant 87/./96.064/ © A80 34.6' D X 31.9' H Available From Atelier Vlerkant 877.796.0647 Site Furnishings Symbol Descfiption ___ Bench I 1 I Escofet Prima Marina — Bike Rack Trio Bike Rack ® Trash and Recycling Bins (g) Radium Litter (and Recycling) Bin Soft and Cafe Furniture per Westfield Ivlaterial Note (3) 5 gal. Agave attenuata (1) 15 gal. Agave attenuata 'Kara*: Stripes' (5) 5 gal. Aeonlum artxireum 'Zwartkop (9) 1 gal. Senecio mandraliscae (3) 1 gal. Kalanchoe thyrsiflora (4) 5 gal. Aloe arborescens (5) 5 gal. Agave 'Blue Flame' (Flat) Sedum rupestre 'Angelina' 5,seller Landscape Forms www.landsca()eforrT»sxom Forms and Surfaces www.formsandsurfaces.com mmcile a.s. www.mmc lte.corTi Install Sedum rupestre 'Angelina' flat to lat underneatT the agave Detail / Sheet C / LC-5.07 E / LC-5.07 D / LC-5.07 Westfield Carlsbad | Phase One Planting Design Legend 1 2 November 2013 project 13.055 burton Landscape Architecture Studio A South Elevation B North Elevation C East Elevation V...V vw:- v.<; ----^- Westfield Carlsbad Phase One Elevations 12 November 2013 project 13.055 burton Landscape Atchlleclure Studio Salvage Tree Legend Olea europea Pir Erythi Westfield Carlsbad | Phase One Tree Salvage Plan 1 2 November 2013 burton Landscape Architecture Studio project 13.055 City of CarlsbatJ Faraday Center Faraday Cashiering 001 1334301-2 12/09/2013 149 Mon, Dec 09, 2013 04:32 PM Receipt Ref Nbr: R1334301-2/0062 PERMITS - PERMITS Tran Ref Nbr; 133430102 0062 0067 Trans/Rcpt#: R0098663 SET #: CD130019 Amount: 1 8 $696,00 Item Subtotal; $696.00 Item Total: $696.00 1 ITEM(S) TOTAL: $696.00 Check (Chk# 08001582) $696.00 Total Received: $696.00 Have a nice day! **************CUSTOMER COPY************* city of Carlsbad 163 5 Faraday Avenue Carlsbad CA 92008 Applicant: PLAZA CAMINO REAL C/O WESTFIELD LLC Description Amount CD130019 696.00 2501 EL CAMINO REAL CBAD Receipt Number: R0098663 Transaction ID: R0098663 Transaction Date: 12/09/2013 Pay Type Method Description Amount Payment Check 6 96.00 Transaction Amount: 6 96.00 # April 10, 2014 TO: Jason GofF, Associate Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist FROM: IVIichael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 4* Review Westfield Carlsbad (Phase 1), CD 13-19 El Camino Real MELA file: 512 - Westfield Carlsbad (Phase 1) - Con4 Landscape Architect: Burton Landscape Architecture, Phone: (858) 794-7204 Please advise the applicant to make the following revisions to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual and approved Westfield Carlsbad Specific Plan. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. REPEAT COMMENTS 1-15 Completed. 16. RETURN REDLINES and provide 2 copies of all plans (concept and water conservation plan) for the next submittal. NEW COMMENTS 1A-2A Completed. 3 A. 2 palms have been deleted at the north end of the Marron Road eastem entry due to conflicts with easements. Add one palm at the south end of this entry (west side) to mitigate this loss and mirror the east side palm planting. Coordinate the change of the curb alignment with civil plans to avoid easement conflicts. 4"" Review: The applicant has responded: "Curb modifications are not possible to allow for additional Palm tree. " Please explain why the curb modificatitms are not possible. 4A-6A Completed. CITY OF CARLSBAD REVIEW AND COMMENT MEMO DATE: APRIL 10. 2014 PROJECT NO(S): CD 13-19 PROJEa TITLE: WESTFIELD CARLSBAD APPLICANT: REVIEW NO: HOFMAN PLANNING & ENGINEERING/SHAY EVEN TO: Land Development Engineering - Jeremy Riddle Q n Police Department-J. Sasway Q I I Fire Department - Greg Ryan CU I I Building Division - Will Foss O • Parks & Recreation (Parks/Trails)-Uz Ketabian ^ n Parks & Recreation (Trees & Medians) - Morgan f"! Rockdale I I Public Works Department (Streets) - Nick Roque D • Public Works Department (Traffic) - John Kim • I I Public Works Department (Design)-Patrick Vaughan Q I I SANDAG (Any huge/major development) 401 B. Street, Suite 800, San Diego CA 92101-4231 •ALWAYS SEND EXHIBITS FROM: PLANNING DIVISION/JASON GOFF Public Works (Storm Drain) - Clayton Dobbs Public Works (Wastewater) - Don Wasko Public Works (Water) - Eric Sanders Water/Sewer District Landscape Plancheck Consultant - PELA School District North County Transit District - Planning Dept. Sempra Energy - Land Management Caltrans (Send anything adjacent to 1-5) Please review and subnnit written comments and/or conditions to the PLANNINGJTRACKING DEsR in the Planning Division at 1635 Faraday Avenue, b^^JJ^iiZJ^ ^^^^ "No'?!omrnents/' please soTl^ If vou determine that there are items that need to be submitted to deem the application "complete" for processing, please immediatelv contact the applicant and/or their representatives (via phone or e-mail) to let them know. Thank you COMMENTS: ignature Date PLANS ATTACHED Review & Comment 02/14 April 1, 2014 TO: Jason Goff, Associate Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist FROM: Michael EUiott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 3'^'' Review Westfield Carlsbad (Phase 1), CD 13-19 El Camino Real MELA file: 512 - Westfield Carlsbad (Phase 1) - Con3 Landscape Architect: Burton Landscape Architecture, Phone: (858) 794-7204 Please advise the applicant to make the following revisions to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual and approved Westfield Carlsbad Specific Plan. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. REPEAT COMMENTS 1-14 Completed. 15. Please provide a Water Conservation Plan in conjunction with the Landscape Concept Plan. This plan shall demonstrate to the City how the proposed development will use all practical means available to conserve water in the landscape. Please provide/address the following: a. Hydrozone diagram: Include one "hydrozone diagram" which identifies grouping of plants within the individual hydrozones (high, moderate, low, very low or special landscape areas) and which indicates the square footage and irrigation method of each area. b. Concept plans shall include calculations which document the maximum allowed annual water use for the landscaped area or maximum applied water allowance (MAWA) and estimated total water use (ETWU). A landscape project shall not exceed the MAW A. The MAWA for a landscape project shall be determined by the following calculation as defmed in the City ordinance: MAWA = (ETo)(0.62)[(0.7 X LA) + (0.3 x SLA)]. The ETWU shall be determined by the following calculation as defined in the Landscape Manual: / PFxHA ^ ETWU = (ETo)(0.62) IE + SLA Please provide calculations and worksheets on city forms as found in the Landscape Manual. In addition to the calculations, include a statement on the plans signed under penalty of perjury by the person who prepared the plan that provides: Westfield Carlsbad (Phase 1) April 1, 2014 Conceptual Plan Review Page 2 "I am familiar with the requirements for landscape and irrigation plans contained in the city of Carlsbad's landscape manual and water efficient landscape regulations. I have prepared this plan in compliance with those regulations and the landscape manual and agree to comply with all requirements when submitting construction documents. I certify that the plan implements those regulations to provide efficient use of water." 2"** Review: The applicant has responded: "All requirements have been included on the construction documents submitted to planning." This will be verified when the next submittal of construction drawings are reviewed. Review: Please revise the water use calculations (shown on the construction drawings) using .8 (high water use) for the turf areas on valves A65, A66 and B57. Please note that the ETWU exceeds the MAWA on both controllers A and B. Please revise the design to provide an ETWU that equals or is less than the MAWA. 16. RETURN REDLINES and provide 2 copies of all plans (concept and water conservation plan) for the next submittal. NEW COMMENTS lA. Landscape area is cut off on sheet 7. Please show all work. 2A. Please replace the deleted 60" box size tree at the Marron Road entry (sheet 8). 3 A. 2 palms have been deleted at the north end of the Marron Road eastem entry due to conflicts with easements. Add one palm at the south end of this entry (west side) to mitigate this loss and mirror the east side palm planting. Coordinate the change of the curb alignment with civil plans to avoid easement conflicts. 4A. 3 palms have been deleted due to conflicts with easements at the north end of the Marron Road center entry. These palms are needed to both soften the adjacent building elevation and to provide a terminus to this entry. Please provide planting area outside of the easement and include these palms. 5A. Please relocate trees outside of the easements. 6A. Plan notes as previously provided have been deleted from the plans. Please address maintenance of all areas, (i.e. A Maintenance Responsibility Exhibit is required. The Maintenance Responsibility Exhibit is to provide an overall view of the project and shall clearly identify the various areas of landscape maintenance responsibilities (private, common area/homeowners' association (HOA), City, etc).) February 11, 2014 TO: Jason Goff, Associate Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 2"** Review Westfield Carlsbad (Phase 1), CD 13-19 El Camino Real MELA file: 512 - Westfield Carlsbad (Phase 1) - Con2 Landscape Architect: Burton Landscape Architecture, Phone: (858) 794-7204 Please advise the applicant to make the following revisions to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual and approved Westfield Carlsbad Specific Plan. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concem. 1. Please show a tree with plantings below in this planter. 2"'^ Review: The applicant has responded: "A parking lot light pole sits within this planter and will conflict with a tree planting. " I do not see a light pole in this location on previous plans provided. Please provide a copy ofplans that show this light for cross checking. Please coordinate with the utility designer to relocate the light as appropriate to allow the tree. 2-6 Completed. 7. Deleted. 8. Completed. 9. Please provide secondary trees along El Camino Real to be consistent with the Specific Plan (see page 4-11) and approved concept plans. 2"'^ Review: The applicant has responded: "The proposal along El Camino Real is to replace the existing Palms with new Palms, organized at set spacing and planted with colorful views. These Palms then carry you into the project at the El Camino entry. We have increased the quantity and relative size of the palms than what was shown on the SDP. While a secondary tree could be introduced, we feel it dilutes the strength of the comprehensive planting design along this project edge and into the main entry. The overall palate of Palms, Pine trees, and Eucalyptus are the framework trees that tie the center to the regional landscape. The secondary trees for the project take the form of the Olive tree parking field groves that speak to the agrarian history of Carlsbad. Once you arrive to retail, Pine trees are repeated to complement the tall architecture along with large scale Olives providing shade to seating areas. Lush, relocated Coral trees are centered at major entries, defining gathering and event spaces. " Secondary trees are needed to provide a transition between the lower shrubs and tall Palms and to provide a softer edge at the street and parking perimeter. Parking lot Olives are too far away and the separation does not allow them to read as a secondary Westfield Carlsbad (Phase 1) Febmary 11, 2014 Conceptual Plan Review Page 2 tree at the street. The secondary trees could be moved close to the parking lot in order to allow the Palms to maintain the design concept. Please address. 10. Please provide secondary trees at entries per the Specific Plan (see page 4-8). 2""^ Review: The applicant has responded: "A greater number of significantly larger size trees have been proposed at all entries. Where space allows, layering of tree species has been implemented with Palms lining the driveways and pedestrian sidewalks framed with a dense backdrop of Pine trees. " Deletion of the secondary trees along the main entry off of El Camino Real are mitigated by the addition of the background Pine trees; however it is recommended that one additional Pine be added on the south side ofthe entry if utility locations allow, to better focus views of entering patrons to the inner portions of the project rather than allowing views to the southern parking area. Secondary trees are needed along the entries off of Marron Road as there are no background Pine trees provided. Secondary trees are needed to provide a transition between the shrubs and the tall palms to soften the large void parking areas beyond and to provide a pedestrian scale tree-line at the entry walks. Please consider these additions. 11. Please provide secondary trees along Marron Road intermixed between the informal groupings of eucalyptus to be consistent with the Specific Plan (see page 4-12). 2""^ Review: The applicant has responded: "The groves of Eucalyptus are proposed to complement the existing groves of Eucalyptus on the opposite side of the street. The groves of Eucalypts are a major landscape feature of Carlsbad, one that is repeated here to tie the center to the region. The breaks between groupings have been carefully placed to allow views into the retail center and frame the Palm and Pine trees at the entries. As well, increased quantities of trees and shrub materials have been proposed along this street edge and project wide. " Secondary trees are needed along Marron Road to provide a transition between the lower shrubs and tall Eucalyptus trees and to provide a softer edge at the street and parking perimeter. Please address. 12. Please clarify if these existing trees are to remain protected in place. 2"'^ Review: The applicant has responded: "These trees are outside of the improvement boundary and will be protected in place. " Please add this note to the plans. 13. Trees arc needed along this building elevation. Please address. 2"''Review: Please address plantings below the trees. 14. Completed. 15. Please provide a Water Conservation Plan in conjunction with the Landscape Concept Plan. This plan shall demonstrate to the City how the proposed development will use all practical means available to conserve water in the landscape. Please provide/address the following: a. Hydrozone diagram: Include one "hydrozone diagram" which identifies grouping of plants within the individual hydrozones (high, moderate, low, very low or special landscape areas) and which indicates the square footage and irrigation method of each area. Westfield Carlsbad (Phase 1) Febmary 11, 2014 Conceptual Plan Review Page 3 b. Concept plans shall include calculations which document the maximum allowed annual water use for the landscaped area or maximum applied water allowance (MAWA) and estimated total water use (ETWU). A landscape project shall not exceed the MAWA. The MAWA for a landscape project shall be determined by the following calculation as defined in the City ordinance: MAWA = (ETo)(0.62)[(0.7 X LA) + (0.3 x SLA)]. The ETWU shall be determined by the following calculation as defined in the Landscape Manual: [PE Y MA ^ + SLA IE J Please provide calculations and worksheets on city forms as found in the Landscape Manual. In addition to the calculations, include a statement on the plans signed under penalty of perjury by the person who prepared the plan that provides: "I am familiar with the requirements for landscape and irrigation plans contained in the city of Carlsbad's landscape manual and water efficient landscape regulations. I have prepared this plan in compliance with those regulations and the landscape manual and agree to comply with all requirements when submitting constmction documents. I certify that the plan implements those regulations to provide efficient use of water." 2"'^ Review: The applicant has responded: "All requiremenls have been included on the construction documents submitted to planning. " This will be verified when the next submittal of construction drawings are reviewed. 16. RETURN REDLINES and provide 2 copies of all plans (concept and water conservation plan) for the next submittal. 1 # # ^ CITY OF CARLSBAD REVIEW AND COMMENT MEMO DATE: FEBRUARY 4. 2014 PROJECT NO{S): PROJECT TITLE: APPLICANT: CD 13-19 (SP 09-01/SDP 09-04) REVIEW NO: 2 PROJECT NO{S): PROJECT TITLE: APPLICANT: WESTFIELD CARLSBAD PROJECT NO{S): PROJECT TITLE: APPLICANT: HOFMAN PLANNING & ENGINEERING/SHAY EVEN PROJECT NO{S): PROJECT TITLE: APPLICANT: TO: Land Development Engineering-Jeremy Riddle • Public Works (Storm Drain) - Clayton Dobbs • Police Department-J. Sasway • Public Works (Wastewater) - Don Wasko • Fire Department - Greg Ryan • Public Works (Water) - Eric Sanders • Building Division - Will Foss • Water/Sewer District • Parks & Recreation (Parks/Trails) - Liz Ketabian Landscape Plancheck Consultant - PELA • Parks & Recreation (Trees & Medians) - Morgan • School District Rockdale • Public Works Department (Streets) - Nick Roque • North County Transit District - Planning Dept. • Public Works Department (Traffic) - John Kim • Sempra Energy - Land Management • Public Works Department (Design) - Patrick Vaughan • Caltrans (Send anything adjacent to 1-5) •ALWAYS SEND EXHIBITS FROM: PLANNING DIVISION/JASON GOFF Please review and submit written comments and/or conditions to the PLANNING TRACKING DESK in the Planning Division at 1635 Faraday Avenue, by 2/13/14. If you have "No Comments," please so state. If vou determine that there are items that need to be submitted to deem the application "complete" for processing, please immediatelv contact the applicant and/or their representatives (via phone or e-mail) to let them know. Thank you COMMENTS. -XT- Signature PLANS ATTACHED *Date Review & Comment 03/13 Jason Goff From: Jeremy Riddle Sent: Tuesday, February 11, 2014 11:47 AM To: Jason Goff Subject: Westfield Carlsbad - CD 13-19 Below are the 2"'' review issues from LDE and Transportation: Engineering 1. The CD exhibits were not updated to address our previous issues. It appears the oversized concept exhibits were updated, but they are not in an acceptable city format for consistency exhibits (24" x 36"). Please revise the CD exhibits to reflect the proposed project changes or reformat the oversized exhibits and add/use them as part of the CD exhibit set. 2. Add the city signature block to each exhibit (typical). 3. The response letter includes information that needs to be reflected as part ofthe updated exhibits. Refer to LDE redlines. Transportation 1. Revise the CD exhibits provide an all-way stop. Refer to review comments dated 2/10/14 and attached traffic rediine comments. ^ CITY Of CARLSBAD Community Ik Economic Development Jeremy Riddle, CPESC, QSD Associate Engineer Land Development Engineering City of Carlsbad www.carlsbadca.gov P: 760-602-2737 F: 760-602-1052 leremv.riddle@carlsbadca.gov Jason Goff From: Doug Bilse Sent: Friday, January 03, 2014 4:54 PM To: Jeremy Riddle; Patrick Vaughan; John Kim; Jim Murray Cc: Jason Geldert; Glen Van Peski; Jason Goff Subject: RE: Westfield Carlsbad - entrance modification Sorry it's taken a while to respond. I propose that a roundabout design would be best. Some items to consider with the current concept: • There is a conflict between the left turn exit approach and inbound thru if no stop control for either. • The lane maneuvering is not ideal from the south exit approach to the signal. • Crosswalk is not properly aligned. • The existing control is safer. A roundabout would provide a higher measure of control. Right turns could bypass and pedestrians would have improved access. The internal southbound move should be a single lane approach. Volumes should back up the roundabout option. Hope that helps, C 1 I ¥ Of CARLSBAD Doug Bilse, T.E. Senior Traffic Engineer Transportation Division City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008-7314 www.carlsbadca.gov P: (760)602-7504 F: (760) 602-8558 doug.bilse (gcarlsbadca.gov From: Jeremy Riddle Sent: Wednesday, December 18, 2013 4:54 PM To: Patrick Vaughan; John Kim; Jim Murray; Doug Bilse Cc: Jason Geldert; Glen Van Peski; Jason Goff Subject: Westfield Carlsbad - entrance modification Gentleman- Westfield is proposing to modify the entrance to the mall off El Camino Real (see attached schematic) and I'd like transportation's input. The intersection is currently a two-way stop (see pdf). The entrance change seems smoother to get people into the mall with one st(l|^n the side. Consider the new two lanes am and overall traffic flow at entrance/exit to the mall and provide traffic-relates comments/enhancements, if necessary. If supported the developer would like to make these changes to their design drawings. We would send design drawings to you as well when they are submitted for a more thorough review. Can someone take a look and provide a response to me? Thanks! .A ^ cnt Of CARLSBAD Community <& Economic Developnienc Jeremy Riddle, CPESC, QSD Associate Engineer Land Development Engineering City of Carlsbad www.carlsbadca.gov P: 760-602-2737 F: 760-602-1052 ieremv.riddle@carlsbadca.gov Jason Goff From: Jeremy Riddle Sent: Thursday, December 26, 2013 1:33 PM To: Jason Goff Cc: Sahriria Mirhpknn; ^asnnGplHprt: Patrick Vaughan baDrina Subject: cS?Vestfield Carlsbad CD 13-19^ Jason- LDE has reviewed the subject application and have the following comments: 1. As this involves a modification to mall circulation, we have routed the plans to transportation staff for review and comment. Once comments are provided they will be forwarded to you and the applicant. 2. The modification appears to impact the total number of parking stalls. Update the original approved parking calculations and coordinate with planning for approval. 3. Revise the plans to clarify the proposed number lanes and direction of travel. Update the directional arrows that will be changed. Refer to redlines. 4. Callout what will be placed in the new raised median entering the project. Verify medians will not include obstructions that will not impact line-of-sight for intersection decision-making. 5. Revise the plans to show/callout existing underground facilities and any appurtenances (fire hydrants, valves, meters, blow-offs, etc) that may be impacted by the modified hardscape/landscape changes. Relocated facilities if necessary. Verify no appurtenances will be located in landscape areas. 6. This modification appears to affect several sheets ofthe originally approved site plans. Clarify how many sheets will be provided to memorialize the changes proposed by the exhibit. I'll drop redlines off in your in basket. If you have any questions, please let me know. Thanks. Sabrina- Please log out from LDE as of 12/26/13. Thx. Jason- FYI. •A CIT* OF CARLSBAD Comrnuntty & Econcsmic Development Jeremy Riddle, CPESC, QSD Associate Engineer Land Development Engineering City of Carlsbad www.carlsbadca.gov P: 760-602-2737 F: 760-602-1052 > December 18, 2013 TO: Jason GofF, Associate Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 1*' Review Westfield Carlsbad (Phase 1), CD 13-19 El Camino Real MELA file: 512 - Westfield Carlsbad (Phase 1) - Conl Landscape Architect: Burton Landscape Architecture, Phone: (858) 794-7204 Please advise the applicant to make the following revisions to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual and approved Westfield Carlsbad Specific Plan. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concem. 1. Please show a tree with plantings below in this planter. 2. Please correct the scale. 3. Please indicate the proposed plantings in all areas. Check all areas/sheets. 4. Please provide legible plans. 5. Please provide plans that provide all information at an enlarged scale. 40 scale plans are too small to read. Final comments are reserved pending completion of this comment. 6. Olea europaea and Washingtonia robusta are invasive species. Please provide substitutes. Invasive species that already exist on site may remain. Clarify existing versus new. 7. Enhanced paving appears to have been removed at site and building entries and therefore is not consistent with the approved Specific Plan. Please provide enhanced paving at the El Camino Real entry (see figure on page 4-6 of the Specific Plan); at the Marron Road entry (see figure on page 4-7 of the Specific Plan); and at the north and south entries to the building (see figures on page 4-21 of the Specific Plan). 8. Please indicate the caliper size and approximate height and width of the salvaged trees at each location. Final comments are reserved pending completion of this comment. 9. Please provide secondary trees along El Camino Real to be consistent with the Specific Plan (see page 4-11) and approved concept plans. 10. Please provide secondary trees at entries per the Specific Plan (see page 4-8). 11. Ahhough the revised planting concepts are sound, in some cases they are not consistent with the Specific Plan and approved concept plans. It is unclear if a Specific Plan amendment is necessary. Several (but not all) of the conditions are indicated below, a) The Specific Plan indicates that a minimum of 3 varieties of plant materials will be used in the parking field end islands (page 4-14). Revised plans show 1 variety. Westfield Carlsbad (Phase 1) December 18, 2013 Conceptual Plan Review Page 2 b) The Specific Plan indicates that existing Carrotwood trees in the parking field will remain unless proposed improvements deem they be removed (page 4-15). Revised plans show removal and replacement. c) A secondary flowering tree is called for along Marron Road (page 4-12). Revised plans eliminate this secondary tree. 12. Please clarify if these existing trees are to remain protected in place. 13. Trees are needed along this building elevation. Please address. 14. Please indicate the paving materials (typical all areas). Final comments are reserved pending completion of this comment. 15. Please provide a Water Conservation Plan in conjunction with the Landscape Concept Plan. This plan shall demonstrate to the City how the proposed development will use all practical means available to conserve water in the landscape. Please provide/address the following: a. Hydrozone diagram: Include one "hydrozone diagram" which identifies grouping of plants within the individual hydrozones (high, moderate, low, very low or special landscape areas) and which indicates the square footage and irrigation method of each area. b. Concept plans shall include calculations which document the maximum allowed annual water use for the landscaped area or maximum applied water allowance (MAWA) and estimated total water use (ETWU). A landscape project shall not exceed the MAWA. The MAWA for a landscape project shall be determined by the following calculation as defined in the City ordinance: MAWA = (ETo)(0.62)[(0.7 X LA) + (0.3 x SLA)]. The ETWU shall be determined by the following calculation as defined in the Landscape Manual: ETWU = {ETo){0.61) PFxHA IE + SLA Please provide calculations and worksheets on city forms as found in the Landscape Manual. In addition to the calculations, include a statement on the plans signed under penahy of perjury by the person who prepared the plan that provides: "I am familiar with the requirements for landscape and irrigation plans contained in the city of Carlsbad's landscape manual and water efficient landscape regulations. I have prepared this plan in compliance with those regulations and the landscape manual and agree to comply with all requirements when submitting construction documents. I certify that the plan implements those regulations to provide efficient use of water." 16 RETURN REDLINES and provide 2 copies of all plans (concept and water conservation plan) for the next submittal. •CARLSBAD FILE COPY Community & Economic Development www.carlsbadca.gov April 16, 2014 Hofman Planning & Engineering Attn: Shay Even Suite 1 3156 Lionshead Avenue Carlsbad, CA 92010 SUBJECT: CD 13-19 - WESTFIELD CARLSBAD - PHASE I The City Planner has completed a review of your application for a Consistency Determination (APN: 156- 302-24 and 156-302-25), which is a modification to the existing Site Development Plan (SDP 09-04) and the conceptual landscape plans associated with that approval. The proposed modifications include: • Change in the plant palette and tree species that are generally more consistent with the surrounding existing environment; the upsizing of all trees within the parking field and drive aisles, within the planting areas along Marron Road and El Camino Real, and within the pedestrian areas adjacent to the main mall building improvements; and the replanting of existing specimen sized trees adjacent to the main mall building improvements to provide for immediate effect. • Realignment of the main mall drive-aisle connecting El Camino Real with Marron Road via Plaza Drive, and also main drive-aisle along the northern exposure of the main mall building improvements. This realignment results in a loss of 27 total parking spaces (6,076 total parking spaces remain). • Addition of a valet/drop off area along the southern exposure of the main mall building improvements. • Exchange of decorative hardscape banding within the entry drive-aisles at Plaza Drive and the three (3) drive-aisle locations off of Marron Road for an increase in decorative pavers around the main mall building improvement areas and also within the two valet/drop-off locations adjacent to the building. 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. Planning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 mi D n-19 - WESTFIELD CARLSBAD - PHASE I pri46,| ag€ 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. 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. 10) The proposed change would not be readily discernable to the decision makers as being substantially different from the project as originally approved. After careful consideration of the circumstances surrounding this request, the City Planner has determined that the application qualifies for a consistency determination with the approved permit and therefore, approves the changes to the project based on Planning Division Administrative Policy No. 35. Please submit two (2) blueline copies (24" X 36") of all applicable exhibits for the project file and a reproducible 24" X 36" mylar copy of the amended site plan. The mylar must be submitted, stamped "Consistency Determination," and signed by the City Planner prior to issuance of any building permits for the project. The Consistency Determination Title Block stamp, and other Title Blocl< stamps, can be downloaded from the City's website at http://www.carlsbadca.gov/services/departments/planning/Pages/applications.aspx. The Title Block (stamp) is located under "Resources" on the right side ofthe page. CITY OF CARLSBAD DON NEU, AlCP City Planner DN:JG:fn Westfield, LLC, 2029 Century Park East, 41=^ Floor, Los Angeles, CA 90067 Don Neu, City Planner Chris DeCerbo, Principal Planner Jeremy Riddle, Project Engineer Michael Elliott, PELA File Copy Data Entry Jason Goff From: Doug Bilse Sent: Monday, April 14, 2014 11:24 AM To: Jeremy Riddle Cc: Glen Van Peski; Jason Goff; Jason Geldert; Mike Peterson; Bill Hofman (bhofman@hofmanplanning.com) Subject: RE: J1017: Westfield Carlsbad Queuing Analysis (rev.) Jeremy, I've taken a quick look at the analysis and am impressed with the study prepared by Gibson Transportation. They are a quality consulting firm and I have found them to produce quality documents of this nature. I do not refute their conclusion that traffic queues will not create a safety issue on the city streets. The all-way stop will be a good alternative for the first phase of this project. It allows us to see traffic flows before subsequent phases are implemented. This will also allow the applicant to see how an all-way stop facilitates decision making at this important intersection and evaluate if a roundabout would better serve their customers. As long as traffic on El Camino Real is not impacted by traffic queues at the all-way stop, I will leave the decision to install a roundabout with the applicant. Regards, CARLSBAD Doug Bilse, T.E. Senior Traffic Engineer Transportation Division City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008-7314 www.carlsbadca.eov P: (760) 602-7504 F: (760) 602-8558 doug.bilse@carlsbadca.gov From: Jeremy Riddle Sent: Friday, April 11, 2014 11:38 AM To: Doug Bilse Cc: Glen Van Peski; Jason Goff; Jason Geldert; Mike Peterson Subject: FW: J1017: Westfield Carlsbad Queuing Analysis (rev.) Doug- Welcome back! Hope you enjoyed your time off. Westfield's responded to our 2"" request for a round-about and (given the proposed all-way stop) potential backup onto El Camino. See the attached study from Gibson Transportation. Although their results state the 3-way stop would work OK, after talking with Westfield, they would prefer/support have inbound traffic flow freely, while the two outgoing legs remain with stop-controls (as it is today anyway). See the attachment. I'm also of that opinion. Let me know your thoughts on that. I can swing by to discuss. As I understand. Phase 1 will move forward, but (if you're OK) I will ask for the incoming lane to free flow into the project (to facilitate entrance function). We'll then revisit the round-about on Phase 2 as previously mentioned. ^ CITY Of CARLSBAD Community & Economic Development Jeremy Riddle, CPESC, QSD Associate Engineer Land Development Engineering City of Carlsbad www.carlsbadca.gov P: 760-602-2737 F: 760-602-1052 ieremv.riddle@carl$badca.gov From: Bill Hofman fmailto:bhofman@hofmanplannina.com1 Sent: Friday, April 11, 2014 10:52 AM To: Jeremy Riddle Subject: FW: J1017: Westfield Carlsbad Queuing Analysis (rev.) Jeremy, Attached is the memo from our traffic consultant, Pat Gibson, addressing the entry driveway from El Camino Real. Let me know if you need a hard copy and I will deliver over to you. Bill ibson transportation consulting, inc. MEMORANDUM TO: Jeremy Riddle, City of Carlsbad FROM: Patrick A. Gibson, P.E., PTOE Richard Gibson, LEED Green Associate DATE: April 11, 2014 RE: Queuing Analysis for the Plaza Drive & the Building Road Intersection at Westfield Carlsbad Carlsbad, California Ref: J1017 Gibson Transportation Consulting, Inc. (GTC) was retained by Westfield LLC to perform a queue length analysis at Westfield Carlsbad (WFC) in Carlsbad, California. In conjunction with the planned shopping center expansion (Project), Westfield is proposing all-way (three- way) stop-control at the intersection of Plaza Drive & the Building Road of the shopping center within the boundaries of the Project Site. City of Carlsbad staff has expressed concern that stop sign control of the inbound movement might result in congestion on the approach to the internal intersection and that this congestion might result in an extended queue that could back up inbound (i.e., westbound) traffic into the Plaza Drive & El Camino Real intersection. Various alternate designs for the internal intersection have been suggested, including a roundabout. This technical memorandum summarizes an assessment of the proposed circulation and resulting queuing at the intersection in question. This intersection serves one of the main entrances into WFC and, thus, its performance is important to both Westfield and the City. BACKGROUND Westfield Carlsbad is an existing shopping center that is generally bordered by State Route 78 to the north, El Camino Real to the east, Marron Road to the south, and Jefferson Street to the west. The key characteristics of WFC include the regional shopping center and the outdoor dining/entertainment component. As currently built, WFC provides a total of 1,151,092 square feet (sf) of Gross Leasable Area (GLA). The Project proposes to add 35,417 net new sf GLA of retail space. The total floor area upon completion ofthe Project would be 1,186,509 sf GLA. 523 W. 6th street, Suite 1234 Los Angeles, CA 90014 p. 213.683.0088 f. 213.683.0033 Mr Jeremy Riddle April 11,2014 Page 2 STUDY PURPOSE The purpose of this analysis is to evaluate the future operation of the internal intersection of Plaza Drive & the Building Road to make sure that the proposed all-way stop operation of the internal intersection does not result in any impacts to the external intersection of Plaza Drive & El Camino Real. The specific focus is the westbound storage capacity approaching the intersection and the expected queue lengths along Plaza Drive approaching the Building Road intersection. DATA INPUTS AND ASSUMPTIONS The data inputs and assumptions required for this analysis include: intersection configuration, traffic counts, trip generation, and trip assignment. Intersection Configurations The existing intersection of Plaza Drive & the Building Road is a three-legged "Y" intersection with stop-control on both approaches of the Building Road, and no controls on inbound traffic on Plaza Drive. The Project proposes to add stop-control to the Plaza Drive leg of the intersection, resulting in an all-way stop-controlled intersection. Figure 1 details the proposed configuration, showing that all three legs of the intersection provide two approach lanes. As illustrated, the proposed improvement adds stop-control to the westbound Plaza Drive leg of the intersection; this does not require any physical roadway improvements or changes in parking lot configuration, nor does it result in any changes to the internal circulation patterns within the shopping center. Intersection Volumes In order to analyze the worst-case conditions for the internal intersection, Year 2020 plus Project PM Peak Hour turning movement counts were taken from Transportation Study for Westfield Plaza Camino Real Revitalization Project (GTC, August 2012). This represents the highest level of traffic predicted at the intersection of Plaza Drive & El Camino Real and, thus, the internal intersection. Because the traffic study evaluated long-range options with additional roadways built in the area, the traffic volumes entering/leaving the shopping center via the Plaza Drive & El Camino Real intersection is higher in Year 2020 than in Year 2030. In addition to using the higher 2020 volumes, the analysis summarized in this memo takes into account a conservative trip generation estimate for the Project that considers the Robinsons May store as vacant and its associated trips as new Project trips. The 2020 intersection turning movement projections are shown in Figure 30A of Transportation Study for Westfield Plaza Camino Real Revitalization Project. A copy of the figure is provided in Attachment A. In addition to the "typical day" conditions shown in Attachment A, GTC analyzed operations of the internal intersection during the holiday shopping season by increasing the projected PM Mr. Jeremy Riddle April 11,2014 Pages Peak Hour traffic volumes by 40%, per Trip Generation, 9"" Edition (Institute of Transportation Engineers [ITE], 2012). This represents another conservative assumption because the ITE 40% growth estimate behveen typical and holiday shopping conditions applies to daily trips. Although the growth in peak hour trips is less than the daily trip growth, to be conservative, the 40% increase in traffic levels was also applied to peak hour conditions. Trip Assignment Inbound and outbound trips at the intersection of Plaza Drive & El Camino Real were assigned to the internal intersection at an even 50/50 split, with 50% of the traffic going to/coming from the south on the Building Road and 50% going to/coming from the north on the Building Road. In addition, we added north/south traffic on the Building Road at a rate of 10% of the total inbound/outbound traffic from Plaza Drive & El Camino Real. DESIGN STANDARDS The design of a regional shopping center has evolved over the past 30-40 years as the regional shopping center has become more common across the United States. ITE appointed a Technical Committee to document the recommended practices for shopping center design; the Committee reported that the recommended length of a magazine road is 150-200 feetV This is the length that will adequately accommodate the inbound traffic without backups onto the public streets and will provide enough outbound storage that signalized driveways can effectively process outbound traffic from the center. The WFC design meets this design recommendation by providing 200 feet of storage between the Building Road and the arterial street (El Camino Real). METHODOLOGY The data inputs and assumptions described above were utilized for the queuing analysis and simulation videos, which were performed using the Synchro software suite. The Uncontrolled Intersection Analysis methodologies from Highway Capacity Manual 2010 (HCM) (Transportation Research Board, 2010) are utilized by Synchro. The HCM methodology provides an estimate of the average number of vehicles queuing for each movement during the peak hour. The queuing estimate is provided at multiple levels of occurrence. For instance, the 95*^^ percentile queuing value means that the reported level of queuing would contain the total queue of vehicles 95% of the time. Both the 50* and the 95* percentile queue lengths are contained in the analysis work sheets presented in Attachment B; however, the 95* percentile queues are the focus of this memo. A copy of the simulation videos of the intersection operations under both typical day and holiday conditions has been provided to the City. ^ Draft Shopping Center Design Manual, Institute of Transportation Engineers, in process. Mr Jeremy Riddle April 11, 2014 Page 4 QUEUING ANALYSIS A queuing analysis was performed for both Year 2020 plus Project Typical Day Conditions and Year 2020 plus Project Holiday Shopping Season Conditions; this approach provides a basis for identifying any potential impacts to the external street system as a result of the proposed design changes at the internal intersection. The queuing analysis reports a queue length, expressed in feet, which is an estimate of the maximum vehicle queue for each selected intersection movement. The average length of a queued vehicle is assumed at 25 feet. The total queue length of each movement was compared against the queuing capacity of the selected intersection movement. The queueing analysis worksheets are provided in Attachment B and the results of the analysis are summarized in Table 1. The intersection movements selected for analysis at the intersection include: Plaza Drive & the Building Road • westbound left (WFC inbound traffic) • westbound right (WFC inbound traffic) Year 2020 plus Proiect Conditions As shown in Table 1, under both Year 2020 plus Project Typical Day and Holiday Conditions analyzed, the westbound approach at the Plaza Drive & Building Road intersection accommodates the projected inbound queues during the PM Peak Hour. The inbound vehicle queue is expected to be two car lengths (50 feet) on a Typical Day and 4.5 car lengths (113 feet) feet on a peak Holiday Season afternoon peak hour. There is storage available for 200 feet of inbound queue before any effects are seen on El Camino Real. The analysis indicates that the inbound traffic will not back up onto El Camino Real with the proposed internal intersection operating as proposed. CONCLUSION The westbound 95* percentile queues do not exceed the available storage length on Plaza Drive and, thus, will not back up into the public streets and/or interfere with operations of the Plaza Drive & El Camino Real intersection. The proposed design of the Y-intersection operated as an all-way stop will adequately accommodate the projected inbound demand even during the peak holiday season. The design of the magazine road meets the upper end of the range for the recommend length of storage required. We would be happy to respond to any questions about the design of the internal intersection or the analyses presented in this memo. The design meets/exceeds national design standards and has sufficient capacity to adequately handle the proposed traffic even during the peak holiday conditions. The proposed design will work and there is no need for elaborate solutions such as a roundabout. TABLE 1 SUMMARY OF QUEUE LENGTH ANALYSIS WESTFIELD CARLSBAD PM PEAK HOUR Intersection Movement Tal Storage Length Available (ft) Year 2020 * Project Intersection Movement Tal Storage Length Available (ft) Normal 0 pe rations Holiday Season Intersection Movement Tal Storage Length Available (ft) Queue Length Exceeds Capacity Queue Length Exceeds Capacity Plaza Or & Building Rd [a] WBL 200 50 NO 113 NO Plaza Or & Building Rd [a] WBR 200 38 NO 80 NO Notes: All queue length values represent the 95th percentile queue and are reported in feet. The typical length of a queued vehicle is 25 feet. [a] Identified movements represent inbound access to WFC Attachment A Traffic Volumes ^BP^ TBIBF (j> 85(149) 6(32) -»• 51(60) > ^ 43(35) <- 29(13) ^ 101(74) 13 SS. 12(31) 100(268) -*• 590(655) > K 6(17) <- 109(290) ^ 130(477) Ol ro ro Ul O Ul m -J w 09 o ro -* o 58(182) > 65(290) -»• 85(284) > ^. 59(199) 123(224) ^ 471(408) ^ t <»• n w S o K 196(542) 127(398) -»• 27(8) > 169(397) 187(320) ^ 38(9) g2 ^- 195(281) <-•(*) ^ 353(167) El Catnino Real & Fire Mountain Dr/Skyline Dr 2. Jefferson St/Ivy Rd & / k Vista Wy/lvy Rd 3. El Camino Real & /• \ Vista Wy 4. Rancho Del Oro Rd & / k Vista Wy 5. Jefferson St & _y \ SR 78 WB Ramps Ol -* 257(673) .(•) -». 99(268) > 6. Jefferson St & \ SR 78 EB Ramps ^8 ^ Ol 11 K 430(597) <-T) ^ 301(436) 7. El Camino Real & _/ \ SR 78 WB Ramps 532(749) 108(156) > x(x) A.M.(P.M.) Peal< Hour Traffic Volumes Negligible Volume i^ Project Site O Analyzed Intersection <n ro CD u 8. El Camino Real & SR 78 EB Ramps 120(270) > 3(84) 10(126) > 70(100) <- 4(70) ^ 15(142) ro o) Ul 9. El Camino Real & _^ \ Plaza Dr SCENARIO 5: NEAR TERM: FUTURE WITH PROJECT CONDITIONS (YEAR 2020) INTERSECTION PEAK HOUR TRAFFIC VOLUIVIES FIGURE 30 A Attachment B Queuing Analysis Worksheets HCM 2010 AWSC 2: Bid Rd & Plaza Dr 4/10/2014 Intersection Intersection Delay, s/veh Intersection LOS 12.3 B Movement WBU WBL WBR NBU NBT NBR SBU SBL SBT Vol, veh/h 0 199 199 0 85 240 0 240 85 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 Mvmt Flow 0 216 216 0 92 261 0 261 92 Number of Lanes 0 1 1 0 1 1 0 1 1 Approach WB NB SB Opposing Approach SB NB Opposing Lanes 0 2 2 Conflicting Approach Left NB WB Conflicting Lanes Left 2 0 2 Conflicting Approach Right SB WB Conflicting Lanes Right 2 2 0 HCM Control Delay 13 11 12.7 HCM LOS B B B Vol Left, % 0% 0% 100% 0% 100% 48% Vol Thru, % 50% 0% 0% 0% 0% 52% Vol Right, % 50% 100% 0% 100% 0% 0% Sign Control Stop Stop Stop Stop stop stop Traffic Vol by Lane 169 156 199 199 161 164 LTVol 85 0 0 0 0 85 Through Vol 84 156 0 199 0 0 RTVol 0 0 199 0 161 79 Lane Flow Rate 184 170 216 216 175 178 Geometry Grp 7 7 7 7 7 7 Degree of Util (X) 0.308 0.268 0.416 0.343 0.332 0.326 Departure Headway (Hd) 6.041 5.682 6.927 5.713 6.834 6.571 Convergence, Y/N Yes Yes Yes Yes Yes Yes Cap 593 631 519 627 526 546 Service Time 3.79 3.431 4.674 3.459 4.583 4.319 HCM Lane V/C Ratio 0.31 0.269 0.416 0.344 0.333 0.326 HCM Control Delay 11.5 10.5 14.6 11.4 13 12.5 HCM Lane LOS B B B B B B HCM 95th-tile Q 1.3 1.1 2 1.5 1.4 1.4 Year 2020 + Project - PM Synchro 8- Report Page 1 HCM 2010 AWSC 2: Bid Rd & Plaza Dr 4/10/2014 Intersection Delay, s/veh 17.7 Intersection LOS C Movement WBU WBL WBR NBU NBT NBR SBU SBL SBT Vol, veh/h 0 280 280 0 120 315 0 315 120 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 Mvmt Flow 0 304 304 0 130 342 0 342 130 Number of Lanes 0 1 1 0 1 1 0 1 1 Approach WB NB SB Opposing Approach SB NB Opposing Lanes 0 2 2 Conflicting Approach Left NB WB Conflicting Lanes Left 2 0 2 Conflicting Approach Right SB WB Conflicting Lanes Right 2 2 0 HCM Control Delay 19.9 14.9 17.6 HCM LOS C B C Lane NBLnl NBLn2 WBLnl WBLn2 SBLnl SBLn2 Vol Left, % 0% 0% 100% 0% 100% 46% Vol Thru, % 53% 0% 0% 0% 0% 54% Vol Right, % 47% 100% 0% 100% 0% 0% Sign Control Stop stop Stop stop Stop Stop Traffic Vol by Lane 227 208 280 280 214 221 LTVol 120 0 0 0 0 120 Through Vol 107 208 0 280 0 0 RTVol 0 0 280 0 214 101 Lane Flow Rate 247 226 304 304 233 240 Geometry Grp 7 7 7 7 7 7 Degree of Util (X) 0.474 0.41 0.643 0.54 0.496 0.493 Departure Headway (Hd) 6.911 6.531 7.604 6.383 7.675 7.396 Convergence, Y/N Yes Yes Yes Yes Yes Yes Cap 518 547 472 560 466 485 Service Time 4.71 4.329 5.391 4.169 5.474 5.195 HCM Lane V/C Ratio 0.477 0.413 0.644 0.543 0.5 0.495 HCM Control Delay 15.9 13.9 23.2 16.5 17.9 17.3 HCM Lane LOS C B C C C C HCM 95th-tile Q 2.5 2 4.5 3.2 2.7 2.7 Year 2020 + Project - PM (Holiday) Synchro 8- Report Page 1 INDEX OF fffTBFTc SHEET J; TITLE SHEET, LEGEND i NOTES lUnCV HAD innn. '"'ti.j SHfFT ?• 09 April 2014 13.055 Jason Goff Carlsbad Community and Economic Development 1635 Faraday Avenue Carlsbad, CA 92008 RE: CD-I 3-19 Westfield Carlsbad (Phase 1) Westfield Carlsbad, SDP 09-04, DWG 479-5L Dear Jason, Enclosed are the comments and corrections for your approval. PELA Item 15: Updated water use calculations included. Item 1 A: Sheet L-7 updated Item 2A: 48" box Pinus halepensis provided due to space constraints. Item 3A: Curb modifications are not possible to allow for additional Palm tree. Item 4A: (3) Palms added within tree grates, behind existing planter, outside of easement. Item 5A: Tree relocated Item 6A: General notes added. Maintenance of all areas is the responsibility of Westfield (note added). Engineering Item 1: Noted Item 2: No action taken per Westfield. Westfield traffic studies can be provided based on current design. Should you have any further questions or comments, please do not hesitate to call. Sincerely, Burton Landscape Architecture Studio Patrick Baldwin pdf document Landscape Architecture Studio 307 S Cedros Solana Beach Ca 92075 858 794 7204 T 858 794 7207 F www.burton-studio.com •CARLSBAD FILE M" Community & Economic Development www.carlsbadca.gov April 7, 2014 Hofman Planning & Engineering Attn: Shay Even 3156 Lionshead Avenue, Suite 1 Carlsbad, CA 92010 SUBJECT: CD 13-19 - WESTFIELD CARLSBAD (PHASE I) The following ^5 a list of issues regarding the 3rd submittal for Consistency Determination (CD 13-19) that was filed in our office on March 26, 2014. Please review the following comments and revise accordingly. If you should have any questions or wish to set up a meeting to discuss these comments, please contact me at (760) 602-4643. Sincerely, JASON GOFF Associate Planner JG:sm Attachments: 1. PELA Redlines c: Westfield, LLC, 2029 Century Park East, 41'^ Floor, Los Angeles, CA 90067 Don Neu, City Planner Chris DeCerbo, Principal Planner Jeremy Riddle, Project Engineer Michael Elliott, PELA File Copy Data Entry Planning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® CD 13-19 - WESTFIELD CARTSBAD (PHASE I) ISSUES ITEMS Planning: Ail previous issues have been resolved. However, please see Landscaping comments below. PELA (Landscaping): Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. REPEAT COMMENTS: 1-14 Completed. 15. Please provide a Water Conservation Plan in conjunction with the Landscape Concept Plan. This plan shall demonstrate to the City how the proposed development will use all practical means available to conserve water in the landscape. Please provide/address the following: a. Hydrozone diagram: Include one "hydrozone diagram" which Identifies grouping of plants within the individual hydrozones (high, moderate, low, very low or special landscape areas) and which indicates the square footage and irrigation method of each area. b. Concept plans shall include calculations which document the maximum allowed annual water use for the landscaped area or maximum applied water allowance (MAWA) and estimated total water use (ETWU). A landscape project shall not exceed the MAWA. The MAWA for a landscape project shall be determined by the following calculation as defined in the City ordinance: MAWA = (ETo)(0.62)[(0.7 x LA) + (0.3 x SLA)]. The ETWU shall be determined by the following calculation as defined in the Landscape Manual: ETWU = (EToX0.62) ^ PFxHA ^ IE + SLA J Please provide calculations and worksheets on city forms as found in the Landscape Manual. In addition to the calculations, include a statement on the plans signed under penalty of perjury by the person who prepared the plan that provides: "I am familiar with the requirements for landscape and irrigation plans contained in the city of Carlsbad's landscape manual and water efficient landscape regulations. I have prepared this plan in compliance with those regulations and the landscape manual and agree to comply with all requirements when submitting construction documents. I certify that the plan implements those regulations to provide efficient use of water." 2"'* Review: The applicant has responded: "All requirements have been included on the construction documents submitted to planning." This will be verified when the next submittal of construction drawings are reviewed. 3"^ Review: Please revise the water use calculations (shown on the construction drawings) using .8 (high water use) for the turf areas on valves A65, A66 and 657. Please note that the •^CD 13-19 - WESTFIELD CARS^D (PHASE I) April 7, 2014 Page 3 ETWU exceeds the MAWA on both controllers A and B. Please revise the design to provide an ETWU that equals or is less than the MA WA. 16. Please RETURN REDLINES and provide 2 copies of all plans (concept and water conservation plan) for the next submittal. NEW COMMENTS: lA. Landscape area is cut off on Sheet L-7. Please show all work. 2A. Please replace the deleted 60" box size tree at the Marron Road entry (Sheet L-8). 3A. 2 palms have been deleted at the north end of the Marron Road eastern entry due to conflicts with easements. Add one palm at the south end of this entry (west side) to mitigate this loss and mirror the east side palm planting. Coordinate the change of the curb alignment with civil plans to avoid easement conflicts. 4A. 3 palms have been deleted due to conflicts with easements at the north end of the Marron Road center entry. These palms are needed to both soften the adjacent building elevation and to — provide a terminus to this entry. Please provide planting area outside of the easement and include these palms. 5A. Please relocate trees outside of the easements. 6A. Plan notes as previously provided have been deleted from the plans. Please address maintenance of all areas, (i.e. A Maintenance Responsibility Exhibit is required. The Maintenance Responsibility Exhibit is to provide an overall view of the project and shall clearly identify the various areas of landscape maintenance responsibilities (private, common area/homeowners' association (HOA), City, etc.).) Engineering: 1. Although Transportation will not object to this Consistency Determination, they reiterate that this project should include a traffic circle at the main entry off El Camino Real. We understand Westfield does not support this alternative. However, in future development opportunities (i.e.: Phase 2), staff will ask this option be re-explored and pursued, if necessary. As you explore Phase 2 development, please have your design team seek to improve flow at the main entrance for patrons in and out ofthe project. -2. On Sheet 11, revise the lane configurations to address the potential main entry vehicular queuing" onto El Camino Real during peak hours. Consider changing the main entrance movement to free-flow into the project as it exists today. <3t-";;rc-nAr. a FILE ^ CARLSBAD Community & Economic Development www.carlsbadca.gov February 13, 2014 Hofman Planning & Engineering Attn: Shay Even 3156 Lionshead Avenue, Suite 1 Carlsbad, CA 92010 SUBJECT: CD 13-19 - WESTFIELD CARLSBAD (PHASE I) The following is a list of issues regarding the 2nd submittal for Consistency Determination (CD 13-19) that was filed in our office on February 4, 2014. Please review the following comments and revise accordingly. If you should have any questions or wish to set up a meeting to discuss these comments, please contact me at (760) 602-4643. Sincerely, JASON GOFF Associate Planner DN:JG:sm Attachments: 1. PELA Redlines 2. LDE Redlines (Burton comment letter dated 1/28/2014 and Burton Sheets L3-L5) 3. Traffic Redlines (Burton Sheets L3-L5) 4. Planning Redlines (Approved SDP 09-04 Mylar) c: Westfield, LLC, 2029 Century Park East, 41'* Floor, Los Angeles, CA 90067 Don Neu, City Planner Chris DeCerbo, Principal Planner Jeremy Riddle, Project Engineer Michael Elliott, PELA File Copy Data Entry Planning Division ^ 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® CD |3-lft^VyESTFIELD CARLSBAD ..Fe^u|rvr^,;2014 Page 2 ISSUES ITEMS Planning: 1. Please label the application number (i.e., CD 13-19) in the top right corner of each sheet of the proposed Consistency Determination plan set. This needs to also be applied the Burton Planting Design Sheets Ll and L2. 2. This modification affects the originally approved site plan in addition to the landscape concept prepared by Burton. To memorialize the proposed changes, the approved site plan will also need to be updated as part of this Consistency Determination. Attached is a redlined copy of the subject sheet. Please note that once the Consistency Determination is approved, a new mylar will need to be submitted to replace this original approval. 3. The modification impacts the total number of parking stalls as shown on the approved site plan. Please update the original approved parking calculations (see attached rediine copy) and include as part ofthe revised site plan as discussed in #2 above. 4. Please add the city's Consistency Determination Title Signature Block to each exhibit (typical). This can be found under the "RESOURCES" tab located on the right hand side of the Planning Division's website at the following web link: http://www.carlsbadca.Rov/services/departments/planning/PaRes/applications.aspx PELA (Landscaping): Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. 1. Please show a tree with plantings below in this planter. 2""* Review: The applicant has responded: "A parking lot light pole sits within this planter and will conflict with a tree planting." I do not see a light pole in this location on previous plans provided. Please provide a copy of plans that show this light for cross checking. Please coordinate with the utility designer to relocate the light as appropriate to 'allow the tree. 2-6 Completed. 7. Deleted. 8. Completed. 9. Please provide secondary trees along El Camino Real to be consistent with the Specific Plan (see page 4-11) and approved concept plans. 2"'' Review: The applicant has responded: "The proposal along El Camino Real is to replace the existing Palms with new Palms, organized at set spacing and planted with colorful views. These Palms then carry you into the project at the El Camino entry. We have increased the quantity and relative size of the palms than what was shown on the SDP. While a secondary tree could be introduced, we feel it dilutes the strength of the comprehensive planting design along this project edge and into the main entry. The overall palate of Palms, Pine trees, and Eucalyptus are the framework trees that tie the center to the regional landscape. The secondary trees for the project take the form of the Olive tree parking field groves that speak to the agrarian history of Carlsbad. Once you arrive to retail, Pine trees are repeated to complement the tall CD 13-19 - WESTFIELD CARLSBAD February 13, 2014 Page 3 architecture along with large scale Olives providing shade to seating areas. Lush, relocated Coral trees are centered at major entries, defining gathering and event spaces." Secondary trees are needed to provide a transition between the lower shrubs and tall Palms and to provide a softer edge at the street and parking perimeter. Parking lot Olives are too far away and the separation does not allow them to read as a secondary tree at the street. The secondary trees could be moved close to the parking lot in order to allow the Palms to maintain the design concept. Please address. 10. Please provide secondary trees at entries per the Specific Plan (see page 4-8). 2"** Review: The applicant has responded: "A greater number of significantly larger size trees have been proposed at all entries. Where space allows, layering of tree species has been implemented with Palms lining the driveways and pedestrian sidewalks framed with a dense backdrop of Pine trees." Deletion of the secondary trees along the main entry off of El Camino Real are mitigated by the addition of the background Pine trees; however it is recommended that one additional Pine be added on the south side of the entry if utility locations allow, to better focus views of entering patrons to the inner portions of the project rather than allowing views to the southern parking area. Secondary trees are needed along the entries off of Marron Road as there are no background Pine trees provided. Secondary trees are needed to provide a transition between the shrubs and the tall palms to soften the large void parking areas beyond and to provide a pedestrian scale tree-line at the entry walks. Please consider these additions. 11. Please provide secondary trees along Marron Road intermixed between the informal groupings of eucalyptus to be consistent with the Specific Plan (see page 4-12). 2"'' Review: The applicant has responded: "The groves of Eucalyptus are proposed to complement the existing groves of Eucalyptus on the opposite side of the street. The groves of Eucalyptus are a major landscape feature of Carlsbad, one that is repeated here to tie the center to the region. The breaks between groupings have been carefully placed to allow views into the retail center and frame the Palm and Pine trees at the entries. As well, increased quantities of trees and shrub materials have been proposed along this street edge and project wide." Secondary trees are needed along Marron Road to provide a transition between the lower shrubs and tall Eucalyptus trees and to provide a softer edge at the street and parking perimeter Please address. 12. Please clarify if these existing trees are to remain protected in place. 2"'' Review: The applicant has responded: "These trees are outside of the improvement boundary and will be protected in place." Please add this note to the plans. 13. Troos aro noodod along this building olovation. Ploaso addross. 2"''Review: Please address plantings below the trees. 14. Completed. 15. Please provide a Water Conservation Plan in conjunction with the Landscape Concept Plan. This plan shall demonstrate to the City how the proposed development will use all practical means available to conserve water in the landscape. Please provide/address the following: CD 13-19 - WESTFIELD CARLSBAD February 13, 2014 Page 4 Hydrozone diagram: Include one" hydrozone diagram" which identifies grouping of plants within the individual hydrozones (high, moderate, low, very low or special landscape areas) and which indicates the square footage and irrigation method of each area. Concept plans shall include calculations which document the maximum allowed annual water use for the landscaped area or maximum applied water allowance (MAWA) and estimated total water use (ETWU). A landscape project shall not exceed the MAWA. The MAWA for a landscape project shall be determined by the following calculation as defined in the City ordinance: MAWA = (ETo)(0.62)[(0.7 x LA) + (0.3 x SLA)]. The ETWU shall be determined by the following calculation as defined in the Landscape Manual: ETWU = (^ro)(0.62)|^ -f SLA / PFxHA IE Please provide calculations and worksheets on city forms as found in the Landscape Manual. In addition to the calculations, include a statement on the plans signed under penalty of perjury by the person who prepared the plan that provides: "I am familiar with the requirements for landscape and irrigation plans contained in the city of Carlsbad's landscape manual and water efficient landscape regulations. I have prepared this plan in compliance with those regulations and the landscape manual and agree to comply with all requirements when submitting construction documents. I certify that the plan implements those regulations to provide efficient use of water." 2"'' Review: The applicant has responded: 'All requirements have been included on the _ construction documents submitted to planning." This will be verified when the next submittal of construction drawings are reviewed. 16. RETURN REDLINES and provide 2 copies of all plans (concept and water conservation plan) for the next submittal. Engineering: 1. The CD exhibits were not updated to address our previous issues. It appears the oversized concept exhibits were updated, but they are not in an acceptable city format for consistency exhibits (24" x 36"). Please revise the CD exhibits to reflect the proposed project changes or reformat the oversized exhibits and add/use them as part ofthe CD exhibit set. 2. The response letter includes information that needs to be reflected as part of the updated exhibits. Please refer to LDE redlines. Transportation: 1. Please revise the CD exhibits to provide an all-way stop. Refer to review comments dated 2/10/14 and attached traffic rediine comments. 28 Jan 14 13.055 Jason Goff Carlsbad Community and Economic Development 1635 Faraday Avenue Carlsbad, CA 92008 RE: Westfield Carlsbad Phase 1 Landscape Architecture Responses CD 13-19 Dear Jason, Enclosed are the comments and corrections for your approval. Planning Item 1 Item 2 Item 3 Application number CD 13-19 added to the top right corner of each sheet. Noted. Proposed parking total: 5482 Spaces = 4.75/1000 SF Required parking spaces per SP 09-01: 4602 Spaces = 4.00/1000 SF (based on 1,150,456 total commercial SF) PELA Item 1: A parking lot light pole sits within this planter and will conflict with a tree planting. Item 2: Noted and corrected. Item 3: All proposed planting has been indicted by color and symbol. Enlarged site plan (20 scale, splice plan) is included. Item 4: Updated Sheet L3 included. The intent of the sheet was to show proposed hardscape and planting layouts (in red) overlaid on the SDP landscape plan set. Item 5: 20 scale (splice) site plan included. Item 6: Olea europaea (Olive) to be the fruitless variety (Swan Hill). Washingtonia robusta (Mexican Fan Palm) to be substituted with Syagrus romanzoffiana (Queen Palm) 25' bth (site wide). Item 7: The enhanced framework paving for the project is a custom color, concrete paver. This framework sets the foreground ofthe retail center creating a consistent, organized base for pdf document Landscape Architecture Studio 307 S Cedros Solana Beach Ca 92075 858 794 7204 T 858 794 7207 F www.burton-studio.com Westfield Carlsbad Phase 1 Page 2 of 3 28 Jan 14 the large buildings. The simplicity of the pattern maximizes the horizontal plane where people congregate at event spaces, under shaded seating areas, and at the center entries. The field is a consistent pattern and banding defines the base of architecture, planters, and landscape features. The secondary enhanced paving, high quality Lithocrete System 6 finished concrete is specified for all other paved areas including the pedestrian walks at the El Camino and Marron Road entries. Quantities for each material were included. Samples representing the quality are available. Item 8: Photos of salvaged trees have been included. Size specifications have not yet been field measured. Salvaged trees will be larger than any boxed tree specified. Item 9: The proposal along El Camino Real is to replace the existing Palms with new Palms, organized at set spacing and planted with colorful vines. These Palms then carry you into the project at the El Camino entry. We have increased the quantity and relative size ofthe palms than what was shown on the SDP. While a secondary tree could be introduced, we feel it dilutes the strength ofthe comprehensive planting design along this project edge and into the main entry. The overall palate of Palms, Pine trees, and Eucalyptus are the framework trees that tie the center to the regional landscape. The secondary trees for the project take the form ofthe Olive tree parking field groves that speak to the agrarian history of Carlsbad. Once you arrive to retail, Pine trees are repeated to compliment the tall architecture along with large scale Olives providing shade to seating areas. Lush, relocated Coral trees are centered at major entries, defining gathering and event spaces. Item 10: A greater number of significantly larger size trees have been proposed at all entries. Where space allows, layering of tree species has been implemented with Palms lining the driveways and pedestrian sidewalks framed with a dense backdrop of Pine trees. Item 11: The groves of Eucalyptus are proposed to complement the existing groves of Eucalyptus on the opposite side ofthe street. The groves of Eucalyptus area a major landscape feature of Carlsbad, one that is repeated here to tie the center to the region. The breaks between groupings have been carefully placed to allow views into the retail center and frame the Palm and Pine trees at the entries. As well, increased quantities of trees and shrub materials have been proposed along this street edge and project wide. Item 12: These trees are outside ofthe improvement boundary and will be protected in place. Item 13: Trees added Item 14: All paving materials have been indicated. Item 15: All requirements have been included on the construction documents submitted to planning. Engineering Item 1 Item 2 Item 3 Plan updated The new median will have shrub planting throughout. All existing utilities impacted by the drive will be relocated and designed into the final plans. Westfield Carlsbad Phase 1 Page 3 of 3 28 Jan 14 Transportation Item 1: Westfield does not support the traffic circle at this point for the following reasons: The traffic circle will not significantly improve the function of this driveway Junction point. The project traffic Engineer, Pat Gibson, has reviewed the proposed design and endorses this layout to effectively move and control traffic flow through it. He does not believe a traffic circle is warranted in this case. Redesign of this intersection to accommodate a traffic circle may have other unknown consequences with potential utility relocation and grading and landscape impacts which would slow down the processing of grading and landscape plans. Westfield feels the proposed design works for this intersection, and would respectfully request that a traffic circle not be required for this location. Item 2: A stop sign has been introduced at the left turn/exit lanes. The lane layout, quantity, and length along the South exit approach to the existing signal on El Camino will not be changed under this plan. Item 3: Refer to 1 above Item 4: Refer to 1 above Should you have any further questions or comments, please do not hesitate to call Sincerely, Burton Landscape Architecture Studio Patrick Baldwin f i^9w> CITY OF CARLSBAD Community & Economic Development www.carlsbadca.gov January 9, 2014 Hofman Planning & Engineering Attn: Shay Even 3156 Lionshead Avenue, Suite 1 Carlsbad, CA 92010 SUBJECT: CD 13-19 - WESTFIELD CARLSBAD (PHASE 1) The following is a list of issues regarding the request for Consistency Determination (CD 13-19) that was filed in our office on December 10, 2013. Please review the following comments and revise accordingly. If you should have any questions or wish to set up a meeting to discuss these comments, please contact me at (760) 602-4643. Sincerely, JASON GOFF Associate Planner DN:JG:sm Attachments: 1. LDE Redlines 2. PELA Redlines c: Westfield, LLC, 2029 Century Park East, 41'* Floor, Los Angeles, CA 90067 Don Neu, City Planner Chris DeCerbo, Principal Planner Jeremy Riddle, Project Engineer Michael Elliott, PELA File Copy Data Entry Planning Division Mm 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 © .-co «T19 - WESTFIELD CARLSBAD (PHASE I) January 9, 2014 Page 2 ISSUES ITEMS Planning: 1. Please label the application number (i.e., CD 13-19) in the top right corner of each sheet of the proposed Consistency Determination plan set. 2. This modification affects the originally approved site plan in addition to the landscape concept. To memorialize the proposed changes, the approved site plan (i.e.. Sheet Al.0-0) will also need to be updated. Please note that once the CD is approved, a new mylar will need to be submitted to replace the original approval. 3. The modification impacts the total number of parking stalls as shown on the approved site plan. Please update the original approved parking calculations and include as part of the revised site plan as discussed in #2 above. PELA (Landscaping): Please note that the numbers listed below are referenced on the attached set of red lined plans where appropriate for ease of locating the area of the comment concern. 1. Please show a tree with plantings below in this planter. 2. Please correct the scale. 3. Please indicate the proposed plantings in all areas. Check all areas/sheets. 4. Please provide legible plans. 5. Please provide plans that provide all information at an enlarged scale. 40 scale plans are too small to read. Final comments are reserved pending completion of this comment. 6. Olea europaea and Washingtonia robusta are invasive species. Please provide substitutes. Invasive species that already exist on site may remain. Clarify existing versus new. 7. Enhanced paving appears to have been removed at site and building entries and therefore is not consistent with the approved Specific Plan. Please provide enhanced paving at the El Camino Real entry (see figure on page 4-6 ofthe Specific Plan); at the Marron Road entry (see figure on page 4-7 of the Specific Plan); and at the north and south entries to the building (see figures on page 4-21 ofthe Specific Plan). 8. Please indicate the caliper size and approximate height and width of the salvaged trees at each location. Final comments are reserved pending completion of this comment. 9. Please provide secondary trees along El Camino Real to be consistent with the Specific Plan (see page 4-11) and approved concept plans. 10. Please provide secondary trees at entries per the Specific Plan (see page 4-8). CD 13-19-WESTFIELD CARLSBAD (PHASE I) January 9, 2014 Page 3 11. Please provide secondary trees along Marron Road intermixed between the informal groupings of eucalyptus to be consistent with the Specific Plan (see page 4-12). 12. Please clarify if these existing trees are to remain protected in place. 13. Trees are needed along this building elevation. Please address. 14. Please indicate the paving materials (typical all areas). Final comments are reserved pending completion of this comment. 15. Please provide a Water Conservation Plan in conjunction with the Landscape Concept Plan. This plan shall demonstrate to the City how the proposed development will use all practical means available to conserve water in the landscape. Please provide/address the following: a. Hydrozone diagram: Include one "hydrozone diagram" which identifies grouping of plants within the individual hydrozones (high, moderate, low, very low or special landscape areas) and which indicates the square footage and irrigation method of each area. b. Concept plans shall include calculations which document the maximum allowed annual water use for the landscaped area or maximum applied water allowance (MAWA) and estimated total water use (ETWU). A landscape project shall not exceed the MAWA. The MAWA for a landscape project shall be determined by the following calculation as defined in the City ordinance: MAWA = (ETo)(0.62)[(0.7 x LA) + (0.3 x SLA)]. The ETWU shall be determined by the following calculation as defined in the Landscape Manual: ETWU = (ETo)(0.62) IE Please provide calculations and worksheets on city forms as found in the Landscape Manual. In addition to the calculations, include a statement on the plans signed under penalty of perjury by the person who prepared the plan that provides: "I am familiar with the requirements for landscape and irrigation plans contained in the city of Carlsbad's landscape manual and water efficient landscape regulations. I have prepared this plan in compliance with those regulations and the landscape manual and agree to comply with all requirements when submitting construction documents. I certify that the plan implements those regulations to provide efficient use of water." RETURN REDLINES and provide 2 copies of all plans (concept and water conservation plan) for the next submittal. Engineering: 1. Revise the plans to clarify the proposed number lanes and direction of travel. Update the directional arrows that will be changed. Refer to redlines. 2. Callout what will be placed in the new raised median entering the project. Verify medians will not include obstructions that will not impact line-of-sight for intersection decision-making. CD 13-19 - WESTFIELD CARLSBAD (PHASE I) January 9, 2014 Page 4 3. Revise the plans to show/callout existing underground facilities and any appurtenances (fire hydrants, valves, meters, blow-offs, etc.) that may be impacted by the modified hardscape/landscape changes. Relocated facilities if necessary. Verify no appurtenances will be located in landscape areas. Transportation: 1. In general Transportation staff supports the proposal; however recommends a traffic circle be incorporated into the design. Refer to LDE redlines. 2. Although the existing stop control addresses vehicular decisions, it adds delays in/out of the existing Mall and is close to El Camino Real. The proposed design improves certain traffic movements, but eliminates the stop control for the left turn exit against the inbound thru coming from El Camino Real. The lane maneuvering for the south exit approach to the existing signal on El Camino Real is not sufficient. 3. The use of a traffic circle design (at the intersection/decision point) should address the above issues. Please forward a revised layout for further review by Transportation, Land Development Engineering and Planning Division staff. 4. Provide projected traffic volumes from the traffic study to back up the traffic circle option.