HomeMy WebLinkAboutLFMP 06A; LOCAL FACILITIES MANAGEMENT PLAN ZONE 06A; Local Facilities Management Plan (LFMP)APPLICATION COMPLETE DATE:
January 10. 1989
STAFF REPORT
DATE: FEBRUARY 1, 1989
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: SDP 86-11 fAVHDP 88-11/SUP 88-1/CUP/PCD/GPC 87-9/CUP 88-14/
CUP 88-15/ZC 88-1/LCPA 88-2/LFMP 6(A) VON PER AHE - Request approval
of various related actions to develop an approximately 27 acre
commercial/ governmental center at the northwest corner of El Camino
Real and Alga Road within Local Facilities Management Zone 6.
I. RECOMMENDATION
That the Planning Commission ADOPT Resolution No.2811 recommending APPROVAL of
the Mitigated Negative Declaration (SCH #88090722) issued by the Planning
Director and ADOPT Resolution Nos. 2812, 2813, 2814, 2815, 2816, and 2817
APPROVING SDP 86-11(A), HDP 88-11, SUP 88-1, CUP/PCD/GPC 87-9, CUP 88-14, and
CUP 88-15, and ADOPT Resolution Nos. 2818, 2819, 2820 recommending APPROVAL of
ZC 88-1, LCPA 88-2, and LFMP 6(A).
II. BACKGROUND AND PROJECT DESCRIPTION
The proposed project is bounded by El Camino Real, Alga Road, a proposed
residential subdivision, and the future westward extension of Dove Lane. As
shown on Exhibit "L" the southern portion of the site was graded in the early
1980's to accommodate two previously approved projects. The project to the west
(CT 82-23) was a 7.3 acre condominium development of 60 dwellings. This project
has an approved final map which will be superceded by the approval of this
project. The project to the east was an expired Site Development Plan (SDP 82-
4) for a 9.5 acre commercial center. The northern third of the site is covered
with partially disturbed natural land.
The site plan for the project proposes two interconnected levels. The lower
level, at the southeastern end of the site, is largely retail. As shown and
itemized on Exhibit "A", this level includes a 46,800 square foot major grocery
store, a 10,000 square foot store, a 8,000 square foot building pad for a
restaurant, and groups of smaller retail space totalling 26,950 square feet.
This area also includes a recycling facility, an outdoor plaza and a pad for a
22,000 square foot South Carlsbad Post Office.
The upper level at the northwestern end of the site is oriented to cultural,
entertainment and service uses. This level's dominate features are the City's
proposed 58,000 square foot South Carlsbad Library, a 4-5 screen/1,500 seat
22,800 square foot theater, and an outdoor plaza with seating and landscaping
for informal cultural events. As listed on Exhibit "A", these uses will also
include 13,950 square feet of restaurant/retail office use; and a 4,000 square
foot maximum building pad for a potential drive-thru restaurant is provided at
the northeasterly edge of the upper level. A tentative parcel map through the
VON DER AHE
FEBRUARY 1, 1989
PAGE 2
Engineering Department, would be processed for the site if the Site Development
Plan is approved. The parcel map would create 4 parcels, 1 for the commercial
center, 1 for the post office, 1 for the library and 1 for the
detention/desiltation basin north of Dove Lane.
As shown on Exhibits "A", "B", "C" and "D", the two levels are connected by a
loop driveway which provides auto access between the project's entry points on
Alga Road and Dove Lane. A system of plazas, arched arcades, pedestrian paths
and landscaped arbors provides pedestrian circulation along and between all the
site's buildings. This system is shown on Exhibits "B", "C", "J" and "K". The
central plaza also connects the two levels with an elevator and a landscaped
stairway.
The architecture and landscape styles are classical Mediterranean as shown on
Exhibits "B" and "D" - "K".
III. ANALYSIS
The proposed project involves several land use actions. Consequently, the
following analysis and discussion is divided into groups of actions for clarity.
A. - Site Development Plan - SDP 86-ll(A)
- Hillside Development Permit - HDP 88-11
- Special Use Permit - SUP 88-1
B. - Conditional Use Permit/Planning Commission Determination/General
Plan Consistency for the south Carlsbad Library -
CUP/PCD/GPC 87-9
- Conditional Use Permit for the proposed recycling collection
facilities - CUP 88-14.
- Conditional Use Permit for the South Carlsbad Branch Post Office -
CUP 88-15
C. - Zone Change ZC 88-1/Local Coastal Program Amendment LCPA 88-2
- Local Facilities Management Plan 6 Boundary Amendment - LFMP 6(A)
- Local Facilities Management Plan compliance
D. - Certification of the Mitigated Negative Declaration of the projects
potential environmental impact.
Issues;
A. Site Development Plan SDP 86-11(A):
1. Is the site plan environmentally sensitive, orderly, and
attractive, and compatible with existing and future
surrounding land use?
2. Is the Site Plan consistent with Carlsbad's Local Coastal
Program?
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FEBRUARY 1, 1989
PAGE 3
Hillside Development Permit HDP 88-11:
1.
2.
Have hillside conditions been adequately identified and
incorporated into the site plan?
Does the site plan implement the hillside development
and design standards?
B.
Special Use Permit SUP 88-1:
1. Does the project enhance the scenic qualities of the El
Camino Real corridor consistent with the corridor's
development standards?
2. Does the project protect scenic views and traffic safety
along El Camino Real?
Conditional Use Permits CUP/PCD/GPC 87-9/CUP 88-14/CUP 88-15:
1. For each of the project's three conditional uses are the
following true?
(a) That the conditional use is necessary or desirable
for the development of the community, is
essentially in harmony with the various elements
and objectives of the General Plan, and is not
detrimental to existing or proposed uses in the
site plan and zoning category;
(b) That the site plan is adequate in size and shape
to accommodate the use;
(c) That all of the yards, setbacks, walls, fences,
landscaping, and other features necessary to adjust
the conditional use to the site plan and permitted
feature uses in the neighborhood are provided and
maintained;
(d) That the street system serving the conditional use
is adequate to properly handle all traffic
generated by the conditional use.
Zone Change ZC 88-1:
1. Does the Zone Change implement the General Plan and Local
Coastal Program?
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FEBRUARY 1, 1989
PAGE 4
Local Facilities Management Plan 6 Boundary Amendment LFMP 6(A):
1. Does the boundary amendment implement the City's Growth
Management Program including Chapter 21.90 of Carlsbad's
Municipal Code?
2. Is the amendment consistent with the adopted Local
Facilities Management Plan for Zone 6?
Local Coastal Program Amendment LCPA 88-2:
1. Is the amendment consistent with the California Coastal
Act and the overall intent of Carlsbad's Local Coastal
Program?
D. Certification of Negative Declaration:
1. Have the potential environmental impacts of the proposed
project been identified and mitigated to a level of
insignificance?
DISCUSSION
A.
Site Development Plan
The site plan provides sensitivity to the natural environment through several
means. First is the topographically sensitive westward alignment of Dove Lane.
This alignment works with the surrounding topography to avoid extensive grading.
Second, the project replaces pockets of natural vegetation on the northern
portion of 'the site with up to a 60 foot wide slope of naturalized and fire
retardant vegetation. This slope is the site's west boundary and provides a
significant land use buffer for residential uses to the west. Lastly, the
project also retains what is left of the site's general landform. This is done
by terracing the site down from high points at the northwest portion of the site
to low points at the southeast portion of the site. As described earlier, this
is done by creating two levels on the site. The theater, buildings C, D, and
E and the central plaza are at the boundary between the two levels. As shown
on Exhibits "A", "E", "F", "K", and "P", Buildings C, D and E are two stories.
The upper story is at the ground level of the upper site level and the lower
story is at the ground level of the lower level. The central plaza provides
stairs and an elevator which connects these two levels. Nearly all the buildings
within the site are below the elevation of El Camino Real thus affording views
across the site consistent with Carlsbad's Local Coastal Program. Extensive
landscaping enhances this view. As shown on Exhibits "Q" - "W" the site's
signage program is subdued. The dimensions and area of signage are well within
the requirements of Carlsbad's sign ordinance and Local Coastal Program.
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FEBRUARY 1, 1989
PAGE 5
As stated earlier, the project provides a significant buffer on the west. On
the site's north, east, and south sides, streets, grade changes, landscaping and
building setbacks buffer existing and future residential uses. In addition to
these onsite buffers, off-site landscaping is being provided opposite the access
points on both Alga Road and Dove Lane as shown on Exhibit "B". In addition,
the amount and illumination of signage on the periphery of the site has been
reduced to minimize glare. This is shown on Exhibits "Q" - "W" and made a
condition of approval.
The internal workings of the site plan have been reviewed. As shown on Exhibit
"C", the site plan adequately provides for delivery and trash removal vehicles,
passenger vehicles, public transit, bicycles and pedestrians. The three plazas
located in front of the library and in the southeast central portions of the site
along with the covered arcades, detailed on Exhibits "C", "J" and "K", provide
an attractive pedestrian setting.
Hillside Development Permit
Hillside conditions exist on the northern 1/3 of the site. These conditions
are identified on Exhibit "L". Much of the site's steep slopes consist of small
isolated ravines. As stated earlier, the project generally retains what is left
of the site's natural land form from previous grading.
The project uses a significantly stepped foundation in buildings C, D, E and the
theater to fit the development into the hillside. Except for the crib wall at
the site's western edge all manufactured vertical grade changes in the form of
crib or retaining walls are small scale and screened from public view.
A detailed landscaping program is provided on Exhibits"B" and "0" to screen crib
walls. The volume of grading on the site is 5,250 cubic yards per graded acre
which is considered acceptable according to hillside standards. No cut or fill
slope is greater than 30 feet in height. All structures are located and designed
to fit into the site's hillside condition. Profiles of the site plan are
provided on Exhibits "M" and "0".
The only area that could fall into a gray area of interpretation with the
Hillside Ordinance is the undulating 2:1 slope and crib wall structure at the
site's western edge. This structure as shown on Exhibits "A", "B", "M", "0" and
"P" reaches a maximum height of approximately 30 feet of which 15 feet is 2:1
slope and 15 feet is crib wall. The Hillside Ordinance allows greater than 30'
slope structures for nonresidential development if written and graphic exhibits
justify such modification to the decision making body. The Hillside Ordinance
discourages steep grade changes. The crib wall is needed to provide the largest
and flattest site for the proposed South Carlsbad Post Office and City Library.
This allows maximum design flexibility for these civic buildings. The final site
and building designs for the Post Office and City's Library could reduce or
eliminate the crib wall. This could be done by using retaining walls as a part
of these building walls, terraced building foundations and/or reconfiguration
of the parking lots. The Site Development Plan, library and post office
Conditional Use Permits have been conditioned to encourage this type of hillside
design. However, until these designs are finalized the slope/crib wall structure
VON DER AHE
FEBRUARY 1, 1989
PAGE 6
provides maximum usability of the site. Again, Exhibits "B" and "0" detail how
the crib wall would be landscaped to help reduce the hillside impact.
Special Use Permit
The project is within Area 5 of the El Camino Real Corridor. A Special Use
Permit is needed to assure compliance with the corridor's development standards.
The applicable standards refer to design theme, signage, grading, setbacks,
street furniture and roof equipment. The standards call for a design theme of
"Old California/Hispanic". As shown on Exhibits "D" - "K", the project provides
this.
Signage is limited to 7 foot by 12 foot stucco monument signs. Exhibits "Q" -
"W", the sign program, shows all signage. The monument signs use a new
fiberglass material which weathers better and cannot be distinguished from wood,
masonary or ceramic tile. Staff believes the standards are maintained even
though actual wood materials are not used.
The standards of the El Camino Real Corridor limit grading to 10 feet above or
below existing grades, unless the Planning Director and City Engineer both
determine a deviation is warranted. Grading in excess of 10 feet from existing
grade occurs at several locations on the site as shown on Exhibit "A". Both the
Planning Director and City Engineer have found that the deviation from this
standard is necessary because, 1) the existing grading and irregular topography
make the standard infeasible; 2) both the scenic qualities of corridor and the
intent of the scenic presentation overlay zone are maintained by the project
design; and 3) traffic safety has been improved by providing efficient roadway
and driveway grades.
The corridor's applicable building setback requirements are 30 feet from the
right-of-way of El Camino Real for buildings at grade and 45 feet for buildings
downslope of El Camino Real. In addition, no 6 foot or higher walls, or parking
areas are allowed within 25 feet of the right-of-way. The setback area is to
be heavily landscaped. As shown on Exhibit "B", these setback standards are met.
The last two applicable corridor standards concern street furniture and roof
equipment screening. The street furniture standards call for wrought iron and
wood materials. The project has been conditioned to provide these materials,
masonry, or fiberglass replicas of wood and wrought iron; for all street
furniture on the site. Locations and some examples of street furniture is shown
on Exhibits "C" - "K". As shown on Exhibit "H" all rooftop equipment shall be
screened from view, unless an onsite visual analysis indicates screening is not
needed to hide rooftop equipment from all views.
VON DER AHE
FEBRUARY 1, 1989
PAGE 7 ;
B.
Conditional Uses
The project includes three conditional uses - The South Carlsbad Post Office,
City Library, and a recycling facility. Staff believes the justification for
these facilities can be made. All three uses are necessary and desirable
additions to the community. The post office will provide complete postal
services for an area without such facilities. The library, which will be the
City's main library, upgrades library facilities for South Carlsbad. The new
South Carlsbad Library also implements the City's General Plan and Growth
Management Program by providing public facilities concurrent or in advance of
need to meet the City's performance standards. State law and Carlsbad's zoning
ordinance requires a recycling facility at the center. The proposed facility
will more than meet this requirement.
The sites for all three facilities have been designed to accommodate their use.
The library site was designed to have a dominate visual presence from Dove Lane
and strong relationship with the cultural/entertainment uses of this center.
The amount and location of available library parking exceeds City standards.
The Post Office was designed to accommodate drop-off mail service and to
effectively screen the vehicle service and mail truck parking areas. The
recycling facility also provides drop-off service and aesthetically screens the
storage bins.
The project's site plan and all the conditional uses provide a sensitivity to
surrounding residential land uses. The library, post office, and recycling
facility are separated by elevation changes, landscaping, roadways and parking
area. The recycling facility is also screened by building B.
Traffic that would be generated from the conditional uses has been analyzed in
the traffic report for the entire project. The project includes traffic
mitigation which is consistent with the City's Circulation Element, Local
Facilities Management Plan for Zone 6, and meets the City's circulation
performance standards.
C.
Zone Change and Local Coastal Program Amendment
The proposed zone change and Local Coastal Program Amendment is shown on
Attachments 8 and 9. There are two components of this change. The first is a
minor boundary adjustment between commercial and residential land uses. This
adjustment reflects the project's separation between the commercial center and
the post office and library sites. The net acreage change in commercial and
residential zoning is negligible due to this adjustment.
VON DER AHE
FEBRUARY 1, 1989
PAGE 8
The second component is the zoning change for the western portion of the site.
This is"the area of the City Library and Post Office. The change is from R-D-
M, Residential Density-Multiple, to RP-Q, Residential/Professional with a
Qualified overlay. This change is for the provision of a semi-residential land
use buffer between the commercial center and the surrounding residential areas.
This is of particular concern since the proposed RP-Q area has no significant
topographic or circulation separation from the commercial center. This Zone
Change is consistent with both Carlsbad's General Plan and Local Coastal Program
Land Use Plan which designate the area RD-M (Medium Density Residential). RP-
Q zoning is consistent with this RM land use designation.
Local Facilities Management Plan 6 Boundary Amendment
This very minor boundary amendment would add a small 3.03 acre area of RM
Residential Medium designated land use to Zone 6. As shown in Attachment 10,
this area is at the project's extreme northwest corner, and is a part of the City
Library site. This boundary adjustment is consistent with the Growth Management
Program by utilizing roadways, in this case Dove Lane, as general Local
Facilities Management Zone delineators. The theoretical potential public
facility demand of this minor boundary adjustment which is shown in attachment
10 will be addressed in the yearly monitoring report for Local Facilities
Management Plan 6. The actual public facilities demand for this entire project
is itemized on Attachment 14.
Local Facilities Management Plan Compliance
The project's public facility impacts are summarized on attachment 14. As
proposed and conditioned, the project complies with the Local Facilities
Management Plan for Zone 6. Exhibit "X" shows how the project will improve
adjacent circulation facilities.
D.
Environmental
The project as proposed and conditioned presents no unmitigated impacts. As
shown on Exhibit "L", approximately 2/3 of the 27 acre site has been previously
graded under prior City and Coastal Commission approvals. The remaining 1/3 of
the site is a partially disturbed natural area. A biological, archeological and
paleontological analysis was submitted for this area.
The analysis indicated the potential for disturbance to archeological and
paleontological resources. The analysis submitted mitigation measures to reduce
this potential impact to a level of insignificance. These measures are
incorporated into the Negative Declaration.
VON DER AHE
FEBRUARY 1, 1989
PAGE 9
The biological analysis indicated the presence of a disturbed inland sage scrub
habitat. This habitat although contributing to the biotic diversity of the area
has no unique or sensitive status. There are policies within the Mello II
segment of Carlsbad's Local Coastal Program which seek to preserve Coastal Sage
Scrub habitats on steep slopes of 25% or greater. Some of the inland sage scrub
habitat is located on some intermittent segments of these steep slopes. These
areas are shown on Exhibit "L".
Preservation of these small relatively isolated steep slope segments would do
little to effectively achieve the Local Coastal Program's goal of preserving
quality steep slope habitats. As indicated in the biological analysis the site
contains a dryer inland sage scrub habitat .not the more lush, moist, and
biologically diverse coastal sage scrub habitat. As such, the environmental
impacts to Carlsbad's Coastal Program appear negligible. This is supported by
both Carlsbad's and the Coastal Commission's approval of development on the
southern portion of the site which contained similar biology and topography.
However, to provide a biologically enhanced site plan, the project is conditioned
to provide a "naturalized" landscape palette along the contiguous slope at the
site's western edge. This slope is to be landscaped with a "naturalized"
vegetative palette. This landscaped slope will provide a contiguous habitat
for wildlife and a mix of plant materials which will provide: 1) slope
stabilization and erosion control, 2) a portion of the native landscape in an
urban setting, and 3) an aesthetically pleasing and fire retardant buffer between
the project and residential areas to the west. Additionally, a detention/
desiltation basin is provided north of Dove Lane to control erosion.
A traffic study was also prepared for the project. That indicated mitigation
to reduce project impacts to an insignificant level and assure Carlsbad's adopted
performance standards are maintained. The project is conditioned to provide that
mitigation.
In addition to the above discussed mitigation; conditions have been placed on
the project which reduce potential impacts to: 1) public facilities, 2)
downstream water quality, and 3) views from surrounding residential areas to a
level of insignificance. The applicant has agreed to implement this mitigation
in the Negative Declaration.
Since the project is located in the Coastal Zone and a Coastal Development Permit
is needed, the Negative Declaration, project description and environmental
studies, were submitted to the State Clearinghouse for a 30 day review and
comment period (SCH #880907). Two comments where received. Comments were fully
incorporated into the Site Development Plan's conditions of approval and
mitigated Negative Declaration approval.
In summary, staff recommends approval of the projects as conditioned.
VON DER AHE
FEBRUARY 1,
PAGE 10
1989
Attachments
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
Planning Commission
Commission
Commission
Commission
Commission
Commission
Commission
Commission
Commission
Map
Data Sheet
Form
Planning
Planning
Planning
Planning
Planning
Planning
Planning
Planning
Location
Background
Disclosure
Resolution
Resolution
Resolution
Resolution
Resolution
Resolution
Resolution
Resolution
Resolution
Resolution
No.
No.
No.
No.
No.
No.
No.
No.
No.
No.
2811
2812
2813
2814
2815
2816
2817
2818
2819
2820
(Neg Dec)
(SDP 86-11)
(HDP 88-11)
(SUP 88-1)
(CUP/PCD/GPC
(CUP 88-14)
(CUP 88-15)
(ZC 88-1)
(LCPA 88-2)
(LFMP 6(A))
87-9)
Local Facilities Impact Assessment Form
Environmental Analysis (previously distributed)
A. July 18, 1988 letter from RBR & Associates
B. July 1988 addendum to RBR & Associates biological survey
C. December 1, 1987 biological survey by RBR & Associates
D. June 1988 cultural resource assessment by Sanchez Talarico Associates
E. February 15, 1988 traffic impact and parking study by Linscott, Law
& Greenspan Engineers
16. Exhibits "A" - "Y", dated February 1, 1989
November 3,
LBS:af
1988
Exhibit "ND"
2075 LAS PALMAS DRIVE • >fJ¥ J» TELEPHONE
CARLSBAD, CA 920094659 Wf^LfJi (6(9) 438-1 if 1
PLANNING DEPARTMENT
NEGATIVE DECLARATION
PROJECT ADDRESS/ LOCATION: 27 Acres located at the northwest
corner of El Camino Real and Alga Road.
PROJECT DESCRIPTION: A nixed use community shopping center which
includes 123,400 sq. ft. of commercial/office land use, a 1,500
seat theater, a 58,000 sq. ft. public library and a 22,000 sq.
ft. branch post office.
The City of Carlsbad has conducted an environmental review of the
above described project pursuant to the Guidelines for
Implementation of the California Environmental Quality Act and
the Environmental Protection Ordinance of the City of Carlsbad.
As a result of said review, a Negative Declaration (declaration
that the project will not have a significant impact on the
environment) is hereby issued for the subject project.
Justification for this action is on file in the Planning
Department .
A copy of the Negative Declaration with supportive documents is
on file in the Planning Department, 2075 Las Palmas Drive,
Carlsbad, California 92009. Comments from the public are
invited. Please submit comments in writing to the Planning
Department within ten (10) days of date of issuance.
MICHAEL J.
Planning Director
DATED: September 9, 1988
CASE NO: SDP 86-ll(A)/SUP 88-1/
HDP 88-10/CUP 88-14/
CUP 88-15/ZC 88-1/
LFMP 6 (A), LCPA 88-2
APPLICANT: Carlsbad Retail Associates
PUBLISH DATE: September 9, 1988
Exhibit "PIP
'Ml T*P*CT ASSBSSMENT PQP^ - PART II
(TO BE COMPETED BY THE PLANNING DEPARTMENT)
CASE N08.SDP 86-17fA).
HDP 88-1Q. CUP as-H c
ZC 88-1. LFMP
DATE: _ September i. 1999
I. BACKGROUND
1. APPLICANT: Carlsbad Retail Associates _ ___
2. ADDRESS AND PHONE NUMBER OF APPLICANT: 1601 Dove St. . J242
Newport Beach. CA 9266Q (7141 552-6623 _ '
3. DATE CHECK LIST SUBMITTED:
II. ENVIRONMENTAL IMPACTS
(Explanations of all Affirmative Answers are to be written
under Section III - Discussion of Environmental Evaluation)
YES MAYBE
1. Earth - Will the proposal
have significant results in:
a. Unstable earth conditions
or in changes in geologic
substructures ?
b. Disruptions, displacements,
compaction or overcovering
of the soil?
c. Change in topography or ground
surface relief features?
d. The destruction, covering of
modification of any unique
geologic or physical features?
e. Any increase in wind or water
erosion of soils, either on or
off the site?
f. Changes in deposition or erosion
of beach sands, or changes in
siltation, deposition or erosion
which may modify the channel or a
river or stream or the bed of the
ocean or any bay, inlet or lake?
XES MAYBE
2. Air - Will the proposal have
significant results in:
a. Air emissions or deterioration
of ambient air quality?
b. The creation of objectionable
odors?
c. Alteration of air movement,
moisture or temperature, or any
change in climate, either locally
or regionally?
3. Water - Will the proposal have
significant results in:
a. Changes in currents, or the course
or direction of water movements,
in either marine or fresh waters?
b. Changes in absorption rates,
drainage patters, or the rate and
amount of surface water runoff?
c. Alterations to the course or flow
of flood waters?
d. Change in the amount of surface
water in any water body?
e. Discharge into surface waters,
or in any alteration of surface
water quality, including but not
limited to, temperature, dissolved
oxygen or turbidity?
f. Alteration of the direction or
rate of flow of ground waters?
g. Change in the quantity of ground
waters, either through direct
additions or withdrawals, or through
interception of an aquifer by cuts
or excavations?
h. Reduction in the amount of water
otherwise available for public
water supplies?
-2-
XES
4. pJLftftfc Life - will the proposal
have significant results in:
a. Change in the diversity of species,
or numbers of any species of plants
(including trees, shrubs, grass,
crops, microflora and aquatic plants)?
b. Reduction of the numbers of any
unique, rare or endangered species
of plants?
c. Introduction of new species of plants
into an area, or in a barrier to the
normal replenishment of existing
species?
d. Reduction in acreage of any
agricultural crop?
5. Animal Li fa - Will the proposal have
significant results in:
a. Changes in the diversity of species,
or numbers of any species of animals
(birds, land animals including reptiles,
fish and shellfish, benthic organisms,
insects or microfauna) ?
b. Reduction of the numbers of any unique,
rare or endangered species of animals?
c. Introduction of new species of animals
into an area, or result in a barrier
to the migration or movement of
animals? _ _ _ X_
d. Deterioration to existing fish or
wildlife habitat?
6. Noise - Will the proposal significantly
increase existing noise levels?
7. Light and Glare - Will the proposal sig-
nificantly produce new light or glare?
3- Land Use - will the proposal have
significant results in the alteration of
the present or planned land use of an
area? .
-3-
XES
9- Natural Resource - Will the proposal
hav« significant results in:
a. Increase in the rate of use of any
natural resources?
b. Depletion of any nonrenewable
natural resource?
10. Risk of Upset - Does the proposal
involve a significant risk of an
explosion or the release of hazardous
substances (including, but not limited
to, oil, pesticides, chemicals or
radiation) in the event of an accident
or upset conditions?
11. Population - Will the proposal signif-
icantly alter the location, distribu-
tion, density, or growth rate of the
human population of an area?
12. Housing - Will the proposal signif-
icantly affect existing housing, or
create a demand for additional housing?
13. Transportation/Circulation - Will the
proposal have significant results in:
a. Generation of additional vehicular
movement?
b. Effects on existing parking facili-
ties, or demand for new parking?
c. Impact upon existing transportation
systems?
d. Alterations to present patterns of
circulation or movement of people
and/or goods?
e. Alterations to waterborne, rail or
air traffic?
f. Increase in traffic hazards to
motor vehicles, bicyclists or
pedestrians?
-4-
MAYBE
14. public Servie«a - Will the proposal have
a significant effect upon, or have signif-
icant results in the need for new or
altered governmental services in any of
the following areas:
a. Fire protection?
b. Police protection?
c. Schools?
d. Parks or other recreational
facilities?
e. Maintenance of public facilities,
including roads?
f. Other governmental services?
15. Energy - Will the proposal have
significant results in:
a. Use of substantial amounts of fuel
or energy?
b. Demand upon existing sources of
energy, or require the development
of new sources of energy?
16. Utilities - Will the proposal have
significant results in the need for new
systems, or alterations to the following
utilities:
a. Power or natural gas?
b. Communications systems?
c. Water?
d. Sewer or septic tanks?
e. Storm water drainage?
f. Solid waste and disposal?
17. Human Health - will the proposal have
significant results in the creation of
any health hazard or potential health
hazard (excluding mental health)?
-5-
X££ MAYBfi
18. A«ath«ti*:» - Will the proposal have
significant results in the obstruction
of any scenic vista or view open to the
public, or will the proposal result in
creation of an aesthetically offensive
public view?
19. Recreation - Will the proposal have
significant results in the impact upon
the quality or quantity of existing
recreational opportunities?
20. Archeoloaical/Historical/PaleontQloo^eal
- Will the proposal have significant
results in the alteration of a significant
archeological, paleontological or
historical site, structure, object or
building?
21. Analyze viable alternatives to the proposed project such as:
a) Phased development of the project, b) alternate site designs,
c) alternate scale of development, d) alternate uses for the site,
e) development at some future time rather than now, f) alter-
nate sites for the proposed, and g) no project alternative.
a) The project is phased to a degree. The post office and
library, along with pads A and B will most likely be developed
in phases.
b) The site design is an environmentally preferred variation of
alternative site designs that were analyzed beginning in 1986.
c) The scale of the project has been reduced from earlier designs.
The scale of the project is less than anticipated by Carlsbad's
General Plan and Growth Management Program.
d) Alternative uses would be inconsistent with the General Plan
and Local Coastal Program and less appropriate given adjacent
roadway classifications and topographic situation.
e) This would continue the environmentally detrimental erosion on
the site.
f) A more environmentally preferred site is not available in the
vicinity.
g) See (e) above. This would reduce library and post office
service to unacceptable levels.
-6-
KQ
22. Mandatory findings of significance -
a. Does th« project have the potential
to degrade the quality of the
environment, or curtail the diversity
in the environment?
b. Does the project have the potential
to achieve short-term, to the dis-
advantage of long-term, environmental
goals? (A short-term impact on the
environment is one which occurs in a
relatively brief, definitive period of
time while long-term impacts will
endure well into the future.)
c. Does the project have impacts which
are individually limited, but
cumulatively considerable? (A
project may impact on two or more
separate resources where the impact
on each resource is relatively small,
but where the effect of the total of
those impacts on the environment is
significant.)
d. Does the project have environmental
effects which will cause substantial
adverse effects on human beings,
either directly or indirectly?
III. DISCUSSION OF ENVIRONMENTAL EVALUATION
Ic. The project utilizes topography in site design. In addition,
compliance with Carlsbad's Hillside Development Regulations
will assure changes to topographic features will be
insignificant.
le. The project will remedy an existing soil erosion problem.
Further, the project incorporates erosion controlling
landscaping and detention/desilitation basins.
If. The site has created siltation in a downstream
detention/siltation basin which drains into Batiquitos Lagoon.
The project as proposed and condition will correct this
existing siltation problem.
-7-
DISCUSSION OP ENVIRONMENTAL EVALUATION (Continued)
2a. The project, by providing an appropriate mix of land uses
encourage* "one-stop" shopping thus potentially reducing
vehicle missions. The project also proposes public and
private bus stop, and park and ride facilities to help reduce
.vehicle emissions.
3b. The project provides significant perimeter landscaping and
detention basins to moderate onsite runoff and absorption
rates. Offsite runoff may need more mitigation. A mitigation
condition is provided.
3e. The project will correct an existing erosion impact on surface
waters of Batiquitos Lagoon. The project has the potential to
add urban runoff pollutants to Batiquitos Lagoon surface
waters. A parking lot sweeping/cleaning program would mitigate
this potential impact.
4a i c. The project by creating a "naturalized1* landscaped corridor
5a & c. on the western edge of the site will reconfigure some
insignificant disturbed biological habitats. A biological
survey has been conducted for the project site.
6. The project provides significant grade separation along with
orientation and design of noise producing uses to mitigate
noise impacts.
7. The project topographic and site design reduces light and glare
impacts to surrounding areas. In addition, the project
proposes an extensive on and off site landscaping program to
further reduce light and glare. Signage lighting is low
intensity and generally of a low level.
8. The project will change the existing land use which is
predominantly a barren graded area. Some disturbed natural
vegetation is also on the site. The project is consistent with
land uses planned for the site and area.
10. The project's only potential for risk of upset could occur with
the post 'office's gas tanks. The gas tanks will be installed
and operated pursuant to all applicable safety standards. In
addition, the tanks are fenced-off from public contact.
13a. The project will generate additional vehicular movement. The
movement has been planned for by the city of Carlsbad's Growth
Management Program, specifically, Local Facilities Management
Plan 6 (LFMP 6). The project incorporates LFMP 6 circulation
improvements along with bus and park and ride facilities to
mitigate this planned for impact. A detailed traffic and
parking impact study has been prepared which outlines the
potential impact and scope of mitigation incorporated into the
project.
-8-
DISCUSSION OP gMvjRQNMENTAL EVALUATION (Continued)
13b. The project meets the City of Carlsbad's minimum requirements
for off-street parking. No parking impacts are anticipated.
16d. Downstream sever facilities may be impacted by the project. A
mitigation condition is provided.
16f. The project provides a recycling collection facility consistent
with Agenda Bill 2020 and Carlsbad's Municipal Code 21.105.
18. The project's topographic, architectural and landscape site
design results in a sensitive aesthetic treatment of public
view sheds. Several view corridors are provided by the site
design.
20. As outlined in a Cultural Resources Study, the project has the
potential to impact archaeological and paleontological
resources. A mitigation program is proposed that will reduce
this potential to a level of insignificance.
IV. DETERMINATION (To Be Completed By The Planning Department)
On the basis of this initial evaluation:
I find the proposed project COULD NOT have a significant effect on
the environment, and a NEGATIVE DECLARATION will be prepared.
.1 find that although the proposed project could have a significant
"effect on the environment, there will not be a significant effect in
this case because the mitigation measures described on an attached
sheet have been added to the project. A Conditional Negative
Declaration will be proposed.
,1 find the proposed project MAY have a significant effect on the
"environment, and an ENVIRONMENTAL IMPACT REPORT is required.
Date
Planning DWector
-9-
v* MITIGATING MEASUR^g (If Applicable)
1. All submittals to the City of Carlsbad to fulfill the
conditions of this mitigated Negative Declaration shall
reference: a) the project file no. SDP ll(a); b) This Negative
Declaration's State Clearinghouse No. and c) the specific
mitigation number listed below.
Conditions
2. Prior to occupancy of the first structure within the project, a
parking lot sweeping and cleaning program that cleans the
site's pavement of urban runoff pollutants shall be submitted
to the Planning Director for review and approval.
3. Prior to issuance of a grading permit, the applicant shall
submit a landscape plan to the Planning Director for review and
approval. The landscape plan shall incorporate "coastal sage
scrub** type plant materials in the landscape palette along the
sites westerly slope. The intent of this planting is to design
a corridor of "naturalized" biological habitat which is
aesthetically pleasing, controls soil erosion, and is not a
fire hazard.
4. Prior to issuance of building permits a detailed lighting and
signage program shall be submitted to the Planning Director for
review and approval. The program shall minimize site
illumination to surrounding residential and adjacent roadways.
5. Prior to issuance of building permits for the commercial
portion of the project compliance with all public facility
improvements required by the adopted Local Facilities
Management Plan for Zone 6 shall be shown to the satisfaction
of the Planning Director.
6. Archaeology -
a) The brushing and initial stages of grading shall be
monitored by a SOPA certified archaeologist prepared
to document and recover any significant
archaeological material which might appear.
-10-
(Continued)
b) A SOPA certified archaeologist shall be retained by
the applicant and be present at the pregrade
conference and during grading activities. Prior to
issuance of grading permits, the certified
archaeologist shall prepare for review and approval
by the Planning Director a research program that
establishes procedures for archaeological resource
surveillance. The research program shall define, in
cooperation with the project developer and Carlsbad
Planning Department, procedures for temporarily
halting or redirecting work to permit the sampling,
identification, and evaluation of the artifacts as
appropriate .
c) The project archaeologist and project developer shall
be responsible for all archaeological material
recovered during the project. All archaeological
material shall be described in a professional report
which receives sufficient distribution to ensure its
availability to future researchers. Prior to
issuance of occupancy permits, a copy of this
publication shall be submitted to the Carlsbad
Planning Department for transmittal to the Carlsbad
Historical Society.
d) The project archaeologist and project developer shall
be responsible for all archaeological material
recovered during the project to be donated to a local
institution which has proper facilities for curation,
display, and use by interest scholars and the general
public.
7. Paleontology -
a) Prior to any grading at the project site, the project
developer shall be responsible for a qualified
paleontologist to be retained to perform a walkover
survey of the ungraded portions of the site and to
review the soil reports and City approved grading
plans to determine of proposed grading and regrading
of the site will impact undisturbed portions of the
Santiago Formation.
b) The qualified paleontologist shall be retained to
perform periodic inspections of the site and to
salvage exposed fossils. Due to the small nature of
some of the fossils present in the Santiago
Formation, it may be necessary to collect large
samples of matrix for laboratory processing through
fine screens.
-11-
MITTCATTQU MEASURES (Continued)
c) The paleontologist shall be allowed to divert or
direct grading in the area of an exposed fossil in
order to facilitate evaluation and, if necessary,
salvage artifacts.
d) The project developer and paleontologist shall be
responsible for all fossils collected to be donated
to a public, non-profit institution with a research
interest in the materials, such as the San Diego
Natural History Museum.
e) Any conflicts regarding the role of the
paleontologist and the grading activities of the
project shall be resolved by the Planning Director.
8. Prior to issuance of building permits for this project the
downstream sewer trunk line shall be video inspected. Repair
or reconstruction shall be completed prior to occupancy of any
portion of this project.
9. The developer shall construct detention basins concurrent with
development to maintain the capacity of downstream drainage
facilities per current City standards.
• f_ :*, • *
VI. APPLICANT CONCURRENCE WITH MITIGATING MEASURES
THIS IS TO CERTIFY THAT I HAVE REVIEWED THE ABOVE MITIGATING MEASURES
AND CONCUR WITH THE ADDITION OF THESE MEASURES TO THE PROJECT.
Date
LBS:af
-12-
PLAZA PASEO REAL
Revised Project Description
Plaza Paseo Real is a 27 acre master-planned mixed use center
including civic, retail and entertainment facilities. Located
at the northwest corner of El Camino Real and Alga Road, the
center will provide library, postal and retail services to the
southern portion of the city.
surrounding Land Uses
The project site is bounded on the east by El Camino Real and
Westbluff Plaza. Northeast of the site across El Camino Real
and north of existing Dove Lane are three condominium
complexes: Paseo de la Costa, Westbluff Hills and Westbluff
North. South of the site, across Alga Road, between Manzanita
and Mimosa are the Seaport Villas condominiums. South of
Seaport Villas are the Seaport detached homes. Carlsbad Retail
Associates (CRA) has met with residents from each of these
communities. A summary of these meetings is attached as
Appendix A.
West of and above the project site is a proposed single family
residential project by Westana Development. The northern
boundary of the project is defined by a curvilinear future
extension of Dove Lane east of El Camino Real which follows an
existing swale off to the northwest to tie into another
north-south collector in the Pacific Rim project near the
elementary school site. The property north of Dove Lane is
zoned for residential use.
Previous Approvals/Existing Conditions
The southern two-thirds of the site was graded in 1983-84 in
anticipation of a previously approved retail and residential
project. This previous approval included a 90,050 sq. ft.
retail center on 9.5 acres fronting El Camino Real and 60
condominium units on 7.25 acres behind the retail center. In
addition to grading both the retail and condo parcels, the
previous owner installed an access road and utility services for
the residential development. Storm drains and inlet structures
were also installed to convey upstream drainage through the
site.
The northern third of the site has not been graded except for
the f installation of the storm drainage structures discussed
above. Extensive erosion is evident on this portion of the site
from runoff from El Camino Real and surrounding areas.
«MMK
-2-
Existing and Proposed Zpnina/Proiect Approvals
The western portion of the site is designated RM (Medium Density
Residential) on the General Plan and zoned RD-M (Residential
Density-Multiple Zone). A condominium tract map (CT 82-23) is
recorded on a portion of this area.
The eastern portion of the site is designated C (Community
Commercial) on the General Plan and zoned C-2 (Q) (General
Commercial, a Q suffix denoting special site plan review). A
site development plan (SDP 82-44) was previously approved for
the neighborhood retail center discussed above.
The planned project includes a future post office branch and a
city library on the western portion of the site and a community
shopping center on the eastern portion of the site. The post
office and library uses are consistent with the General Plan
designation of RM. A zone change is requested to R-P (Q)
(Residential-Professional with Q suffix).
Per Chapter 21.18 of Zoning Code, the intent and purpose of the
R-P zone is to:
(1) Provide areas for the development of certain
low-intensity business and professional offices and related uses
in locations in conjunction with or adjacent to residential
areas; and
(2) Provide transitional light traffic-generating
commercial areas between established residential areas and
near-by commercial or industrial development. (Ord. 9391
Section l(part), 1974).
Libraries are specifically permitted in the zone (21.18.020(8).
A post office branch appears to meet the intent of
21.18.020(12): "Public buildings other than schools." The Q
suffix will insure that any other use subsequently proposed for
this area would require discretionary approval by the Planning
Commission.
Conditional us* permits are also required for both the post
office and the library pursuant to Section 21.42.010(1) of the
Zoning Code. The General Plan and Zoning Code designations on
the shopping center area are appropriate for the planned use.
An adjustment to the zone boundary is requested to provide
flexibility in site design for the market and the library.
r
-3-
A revised «it« development plan approval pursuant to the Q
suffix is requested for the entire site. Detailed design for
the library and post office facilities nay require subsequent
minor adjustments to the approved master site plan.
The final approval requested is a tentative parcel map/minor
resubdivision to reparcelize the site into lots for the purpose
of sale of the two parcels for the library and the post office.
This map would supercede the previous final map (CT 83-22) on
the 7.26 acre site in the western portion of the project.
A scenic overlay along El Camino Real Corridor requires that the
project comply with the policies and standards established by
the Scenic Corridor Development Guidelines (21.40). Exhibit B
provides a consistency analysis of the project with these
standards and policies.
Design
In response to the existing topography and preferred access
points from surrounding roads, the center has evolved into a
two-tiered design. This two-tiered site design allows the
proposed project to respond to the site's natural topography and
that topography's relationship to the previously graded pads.
Buildings "C" and "D" take a full grade-break allowing direct
access on two levels. These should be thought of as "Hillside"
or at least site-sensitive architecture.
The lower level (at elevations from 162 - 166 msl) is accessed
from Alga Road at Manzanita street. This lower level will
include a major grocery store anchor, a minor anchor (probably a
9 - 10,000 sq. ft. drug store), a family style restaurant of
approximately 8,000 sq. ft. and in-line retail shops
accommodating a variety of smaller tenants. An outdoor plaza at
the corner of El Camino Real and Alga Road provides access to
the bus shelter and a visual focal point for motorists on El
Camino Real and Alga Road.
The upper level (at elevations from 180-190 msl) is accessed
primarily from an extension of Dove Lane west of El Camino
Real. Dove Lane, as it heads west from El Camino Real, has been
realigned froa previous design alignments to now turn and follow
a small canyon to the north allowing it to swing up and over a
ridge to the east without excessive hillside grading. The upper
level of the shopping center will include a movie theatre (4-5
screens/1, 500 seats), a drive-through restaurant, a sit-down
dinner house restaurant and in-line retail shops. The
restaurant and the shops facing north which are accessed from
the upper parking area are stacked above retail shops which are
-4-
accessed from the lower parking area. The focus of the
upper-level of the center is an outdoor plaza with public
seating, areas for displays and special events and an
architectural theme tower. This theme tower will not provide
any habitable space pursuant to Section 21.46.020. This plaza
is connected to the lower level of the center by stairs and an
elevator.
On the western portion of the upper level on a raised pad
(approximately 190 msl) , is the planned 58/000 sq. ft. southern
library. This facility has a separate employee and service area
which is accessed from Dove Lane. The visitor entry is located
off of a plaza and drop-off area oriented toward the theater andEl Camino Real.
The final component of the upper level is a future post office
branch of up to 22,000 sq. ft. This facility will have access
from the internal loop road for lobby patrons and automobile
mail drop (snorkel lane) from Alga Road. Screened and secured
delivery vehicle parking, employee parking and truck loading
areas are located in the rear of the building.
Architecture
The architectural style of all structures is classical
mediterranean in keeping with the themes established by the La
Costa Resort and the recently approved Pacific Rim project. The
pedestrian arcade will be defined by true arches accented with
metal canopies at key entries. Variegated terra-cotta and creme
tile mansards interspersed with stucco parapets will create
screens for roof equipment. All rooftop equipment wells visible
from El Camino Real will be screened by louvers or trellises
matching the color scheme of the adjoining parapet or mansard.
i
The elevations for the library and post office are conceptual.
It is anticipated that the City and U.S. Postal Service will
each retain their own architects who will generally follow the
architectural style depicted in the conceptual elevations.
The two pad buildings will also be required to substantially
conform to the architecture of the other retail buildings and
will not exceed the maximum building heights shown for Building
A. Trash enclosures will be finished in stucco to match the
buildings and covered by wood framed trellises.
Landscape Architecture
landscape plan responds to both the City streetscape
standards and the architectural design of the project. London
plane trees are the dominant street tree along El Camino Real.
Eucalyptus is also included to mirror the existing stands on the
east side of the street. The Alga Road streetscape is dominated
-5-
by various types of pines with Chir pines in the median. The
pines in the median will be densely planted to screen headlights
from the right in/right out Alga Road entry.
In order to provide increased landscaped screening and security
for the Seaport Villas units facing Alga Road, CRA has offered
to implement a landscape screening plan on the south side of
Alga Road. The conceptual plan to be approved by the Seaport
Villas Homeowners Association includes dense screening shrubs in
the common area between the rear fences and the stucco wall.
Selected shrubs include sweet hakea, natal plum, silver berry
and bougainvillea. In addition, clusters of street trees
including Canary Island pines will be planted in the dirt strip
between the sidewalk and the curb. Seaport, villas HOA has
agreed to maintain these plantings including the street trees.
Entries to the project are denoted by clusters of queen palms
and mexican fan palms. The interior loop road is accented by
colorful jacaradas. Plaza areas and key architectural corners
are softened by special accent trees. Parking areas will
include a variety of trees in raised planter strips or boxes.
The perimeter slopes on the western edge of the site will be
planted with drought tolerant trees and ground cover to resisterosion.
Sianaae and Lighting
A comprehensive sign program with specific criteria regulating
the number, size, type and location of monument, tenant,
directional and code required signs is included. The sign
program criteria balance the need for tenant visibility with the
desire to maintain architectural integrity and respond to the
objectives of the scenic corridor policies of the LCP and
ordinance.
Lighting for parking areas and security will be controlled to
preclude spillage or glare from reaching sensitive receptors
(Seaport Villas, proposed single family detached homes above and
west of the site, and condominiums north and east across El
Camino Real).
Circulation/Service
Vehicular circulation within the center is facilitated by a loop
drive which circles the entire project. Ample vehicular
stacking distance is provided at all entry points to public
streets. A reciprocal easement/ access agreement providing all
uses/owners use of the loop drive will be entered into between
the owners of the three parcels.
-6-
Offsite circulation improvements will include: completing the
frontage along El Camino Real; upgrading the intersection of
Dove Lane/El Camino Real to include full four way movements
including a northbound left turn pocket on El Camino Real;
removing the existing curb on the north side of Alga Road and
dedicating and, constructing a third westbound lane and
completing all frontage improvements; planting and irrigating
the existing median in Alga Road; signalizing or bonding for a
signal at Alga Road/Manzanita and the project entry; dedicating
and constructing Dove Lane from El Camino Real to the project
entry and from the project entry to the western edge of the
library parcel dedicating the southern half right of way and
building the southern half section plus ten feet of paving on
the northern half section with a temporary asphalt curb;
upgrading the intersection of Alga Road/El Camino Real to
provide additional peak hour capacity as recommended in the
Linscott, Law & Greenspan traffic study.
Parking is provided in excess of code requirements and arranged
for convenient access to the various uses. A reciprocal parking
agreement will be entered into between the owners of the three
parcels to provide for shared use between the various project
components as discussed in Project Operations below.
Pedestrian circulation is enhanced by covered acrades throughout
most of the project. Both upper and lower levels of the central
core of the center can be accessed on foot without crossing a
parking area. Pedestrian connections between the central core
and the other buildings, including the library and post office,
are well defined by enriched paving and other features such as a
trellis leading to the library entry. A bus shelter is located
adjacent to the restaurant pad (Pad A) on El Camino Real per
direction from North County Transit District staff.
Truck service is provided to all uses on site. The major
grocery includes a screened truck well which can accommodate
three trailers at the dock' as well as screened, off-street,
waiting areas for at least two additional trucks. Both the
library and the post office have self contained service and
loading areas which will be screened from surrounding
uses/streets. Most retail shops are front loaded due to grade
changes and locations along public streets. Loading zones are
provided proximate to each group of line shops. Pad buildings
have their own loading zones. The internal circulation system
is designed to accommodate the appropriate sizes of trucks.
-7-
Delivery frequencies will vary widely with the particular use.
The major grocery will have the most frequent service intervals
with up to fifty trucks per week including all sizes ranging
from snail bread trucks to tractor-trailers. The post office
will be serviced from the downtown station. Two delivery trucks
will bring in presorted mail each day. Library service will
include an occasional tractor-trailer with primarily smaller
trucks and vans. It is anticipated that inter-library service
will occur on a daily basis. Among the remainder of the uses,
the restaurants will have several deliveries each day. Service
to other retail uses will be substantially less frequent.
Trash pick-up from the major grocery and the restaurants will be
on a daily basis. All other uses will have weekly pick-up.
Development Phasing
Initial construction activity will include removal of roads and
utilities installed on the 7.26 acres in the western portion of
the property and grading (or regrading) the entire 28 acres
including the alignment of Dove Lane to the western edge of the
library site. Upon completion of grading, utilities and
drainage and siltation control improvements will be installed.
Base and rough paving for the loop road will also be completed.
Landscaping will be installed along all perimeter slopes/
setbacks, at project entries and along the interior loop road.
The landscape screening for Seaport Villas will also be
installed at this time. Completion of this "master" site
development phase is expected to take three to four months.
CRA will deliver finished pads, including any crib or retaining
walls, to both the City and the U.S. Postal Service. Each pad
will be graded and unpaved with curb breaks at designated points
from the interior loop road and Dove Lane. Utilities will be
stubbed out at a mutually agreed upon location. The timing of
construction of the library building, post office branch and
related onsite improvements is at the discretion of the City and
U.S. Postal Services, respectively.
Construction of all buildings in the shopping center will
commence at or near the end of the "master" site development
phase with the possible exception of Pad A and Pad B. These
buildings may be built at a later time depending on leasing
negotiations with specific users. All offsite improvements will
be completed prior to occupancy of the shopping center.
-8-
Completion of the shopping center structures and onsite shopping
center improvements and offsite circulation improvements is
expected to take nine to twelve months.
Project operetions
Moat retail shops will be open from 9 a.m. to 6 p.m. except for
the major grocery and the restaurants which may be open earlier
(if breakfast is served) and which will likely be open later in
the evening. No discos or nightclubs will be permitted. Light
live entertainment (piano, jazz, or chamber music) may be
allowed as an ancillary part of a dinner house restaurant.
The theater will be open for typical show times including
weekend matinees. The library is expected to operate from 9
a.m. to 9 p.m. Monday through Thursday and from 9 a.m. to 5 p.m.
Friday and Saturday. Peak hours for the theater are Friday and
Saturday evenings while peak hours for the library are Monday
through Thursday between 11 a.m. and 7 p.m. and Saturday between
noon and 3 p.m. This off peak relationship will ensure that
ample parking is available for both uses.
The post office counter is expected to operate from 9:30 a.m. to
5 p.m., Monday through Friday. Limited operation on Saturday
morning may also occur. No mail sorting is expected occur at
this facility. Pre-sorted mail will be delivered from the main
station downtown and transferred to the carriers who will leave
the site mid-morning and return by late afternoon. The lobby
and curb-side mail drop facilities are open at all hours.
The project will be managed by a professional property manager
who will be responsible for maintenance, security and
operations.
CARLSBAD/V 2
IMCMEEHMCflMIIMl t*M
LOCATION MAP
La Plaza De paseo Real
CARLSBAD BETA*. ASSOCIATES
STATE Q, CAUM«NU-OffKa Of TH€ GO
OFFICE OF PLANNING AND RESEARCH
1400 TENTH STREET
SAOUMCNTO, CA 9MU
EXmdlT "SCH" -
GtO*G( DSUKMtllAN, Gowmor-
Lance Schulte
City of Carlsbad
2975 Las Palmas Drive
Carlsbad, CA 92009
October 11, 1988
Subject: Carlsbad Retail Associates - SCH# 88090714
Dear Mr. Schulte:
The State Clearinghouse has submitted the above named proposed Negative Declaration
to selected state agencies for review. The review period is now closed and the
cements from the responding agency(ies) is(are) enclosed. On the enclosed Notice
of Completion form you will note that the Clearinghouse has checked the agencies
that have consented. Please review the Notice of Completion to ensure that your
comment package is complete. If the comment package is not in order, please notify
the State Clearinghouse immediately. Remember to refer to the project's eight-digit
State Clearinghouse number so that we may respond promptly.
Please note that Section 21104 of the California Public Resources Coda requires
that:
"a responsible agency or other public agency shall only make substantive
comments regarding those activities involved in a project which are
within an area of expertise of the agency or which are required to be
carried out or approved by the agency."
Commenting agencies are also required by this section to support their comments with
specific documentation.
Th-sse cc~:ents are forwarded for your use in adopting your Negative D^claracion. if
you need more information or clarification, we recommend that you contact the
commenting agency at your earliest convenience.
This letter acknowledges that you have complied with the State Clearinghouse review
requirements for draft environmental documents, pursuant to the California
Environmental Quality Act. Please contact Keith Lee at 916/445-0612 if you have any
questions regarding the environmental review process.
Sincerely/
David C. tfunenkamp
Chief
Office of Permit Assistance
Enclosures
cc: Resources
StaN •* California
ft.
A'-//
Th« R«MWTCM Agency
moron d u m
To '
From
1. Project* Coordinator
Resources Agency
2. City of Carlsbad
Planning Department
2075 Las Palmas Drive
Carlsbad, CA 92009
D«partiii«nr •* fiih and Oam*
Oat*October 4, 1988
! Negative Declaration: Carlsbad Retail Associates, San Diego
County - SCH 88090714
The Department biologist familiar with the project area has
reviewed the Negative Declaration for Carlsbad Retail
Associates, a proposed community shopping center at the
northwest corner of El Camino Real and Alga Road in the City
of Carlsbad. We recommend that the following mitigation
measure be included to avoid short-term and long-term adverse
impacts to Batiquitos Lagoon:
"Detention/siltation basins created by the project shall
be maintained as long as needed during construction and
thereafter to prevent sediment transport into Batiquitos
Lagoon. Detention/siltation basins shall contain
'grease catching' devices to prevent urban pollutants
from entering the Lagoon."
Given inclusion of this additional mitigation measure, we
find that a Negative Declaration of project impact would be
appropriate. If the project proponent is unwilling to
include this mitigation measure as an enforceable condition
of certification of the Negative Declaration, then we find
that the project has potential 'to result in significant
adverse environmental impacts and we would recommend the
preparation of an EZR for the project in lieu of the Negative
Declaration presently under consideration.
Thank you for the opportunity to review and comment on this
project. If you have any questions, please contact Fred
Worthley, Regional Manager of Region 5, at 330 Golden Shore,
Suite 50, Long Beach, CA 90802 or by telephone at (213)
590-5113.
Pete Bontadelli
Director
STATE Of CALIFORNIA
NATIVE AMERICAN HERITAGE COMMISSION
913 CAPITOL MAIL, ROOM 2M
SACRAMENTO, CALIFORNIA 9»14
(916) 322-7791
September 29, 1988
Mr. Lance Schulte
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, California. 92009
re: SCH #88090714-Carlsbad Retail Associates
Dear Mr. Schulte:
Although a search of the sacred lands file maintained at this office
failed to disclose the presence of cultural resources, due to the high
number of culturally sensitive areas within San Diego County, the
Native American Heritage Commission submits this letter of
response. The sacred lands file is comprised of site information
supplied by local Indians, tribal groups and elders and is separate
and apart from other collections and repositories of cultural
resource information or data. The information in the file is
classified and is employed in the review of environmental
documents..
The concern of the Native American Heritage Commission is in those
places where the prehistoric sites underlie areas which have been
previously developed and thought to be free of cultural resources.
Sites have been covered by natural causes, flooding would be one
example, over a period of centuries. The alluvial buildup has provided
a buffer zone between the present surface and the prehistoric site.
Structures have been placed on some, the soil covering others has
been cultivated over many years. When an older structure is
replaced with a modern building, or an old underground water or
sewer line is upgraded to meet present needs is when the problem of
impacting such a location takes place. When a foundation is dug to
comply with the building codes and requirements of today, or utility
lines are buried to meet health and safety standards, previously
undisturbed soil becomes impacted.
In a situation, such as the proposed Carlsbad Retail Associates
Project, where certain portions of the property are undisturbed and
covered with heavy vegetation, a cursory archaeological study is
often not enough. There are roughly eleven thousand, (11,000),
known and recorded archaeological sites within San Diego County. It
has been estimated, based on recovered artifacts, that some of these
sites were occupied as far back as twenty thousand, (20,000), years.
Previously undiscovered Native American sites are encountered
within that general region with a greater frequency than most other
parts of the state. The likelihood of discovering previously
undetected cultural resources is a possibility which should be fully
investigated and fully addressed in any environmental review or
study originating in that area.
The California Environmental Quality Act, Appendix K, deals with the
discovery of archaeological sites and the procedures to follow. It
also contains the instructions to follow when human remains are
found during any phase of development.
The Native American Heritage Commission has prepared a pamphlet
for use by lead agencies, planners, developers and property owners.
It provides an easy-to-read breakdown of the California Codes
pertaining to Native American human remains and their disposition.
I have included a copy of this brochure for your use.
If you have any questions or if you need additional information,
please contact this office.
Sincerely,
William Amo7frJohron
Staff Analyst.
enclosure
WHAT TO DO
A RESOURCE GUIDE FOR:
CORONERS
NATIVE AMERICAN
MOST LIKELY DESCENDENTS
CITY AND COUNTV PLANNERS
PROPERTY OWNERS
DEVELOPERS
The following actions must be taken
immediately upon I he discovery of
remains at a construction site:
a) Stop work immediately and
contact the County Coroner.
b) The Coroner has two working
days to examine remains after
being notified by the person
responsible Tor the excavation.
If the remains are Native
American, the Coroner has 24
hours to notify the Native
American Heritage
Commission.
c) The Native American Heritage
Commission will immediately
notify (he person it believes to
be the most likely dependent
of the deceased Native
American.
d) The most likely descendent has
24 hours to make recommenda-
tions to the owner, or represen-
tative, for the treatment or
disposition, with proper
dignity, of the remains and
grave goods.
e) If the descendent doesn't make
recommendations within 24
hours the owner may reinter
the remains in an area of the
properly secure from further
disturbance, or:
If the owner doesn't accept the
dependent's recommenda-
tions, the owner or the
descendent may request
mediation by the Native
American Heritage
Commission.
A PROFESSIONAL
GUIDE
FOR THE PRESERVATION AND
PROTECTION OF NATIVE
AMERICAN REMAINS
AND ASSOCIATED GRAVE GOODS
FOR ADDITIONAL INFORMATION:
call the NATIVE AMERICAN
HERITAGE COMMISSION
at (91*) 322-7791 or write to:
NATIVE AMERICAN HERITAGE
COMMISSION
915 Capitol Mall, Room 288
Sacramento, CA 95814
Published by the
California
Naiive American
Heritage Commission
2/88
GEORGE DEUKMFJIAN. Governor
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Mail to: State Clearinghouse, 1400 .enth Street, «m. 121, Sacramento, CA 95fci4 -- 916/445-0613
1. Project Titl«
NOTICE OF COMPLETION AW ENVIRONMENTAL DOCUMENT FOM
t>aoe<.tes
See NOTE MlOM:
SCN f
2. Lead Agency: Cttv of Carlsbad.
3a. Street Addrees: 2075 La« Palmes Drive
3c. County: San Diego
_ 3. Contact Person; Lance Sehulte
_ 5». City; Cj_l_b__|
3d. Zip: 92009 3e. Phone: 619-438-1161
PROJECT LOCATION 4. County: Sen Diego
4b.(optional) Attestor1* Percel Mo.
4e. City/Community: Carlsbad
4c. Section: ______ Tup.
For Rural,
Range
5a. Crott Streett: El Camino Reel t Ala* Rd. 56. Nearest Community!.
6. Within 2 mi let of: e. State Hwy No. b. Airports Palomar
7. DOCUMENT TYPE 8. LOCAL ACTION TYPE
c. Waterways
10. DEVELOPMENT TYPE
CEQA
01 _ NOP
02 ___ Early Cons
03 X Meg Dec
04 _ Draft Eli
05 _ Supplement/
Subsequent E1R
(if so, prior SCM *_ )
HEPA
06 _ Notice of Intent
07 _ Envir. Assessment/
FONSI
08 _ Draft E1S
OTHER
09 _ Information Only
10 _ Final Document
11 ' Other: _
01 _ General Plan Update
02 _ NCM Element
03 _ General Plan Amendment
04 _ Matter Plan
05 _ Annexation
06 _ Specific Plan
01
02
03
Residential: Unitt
Office: Sq. Ft.
Acres
Acres
Employees
X Shopping/C
Acres
04 Industrial:
rcial: Sq.Ft. 123.400
Employees N/A
Sq. Ft.
07 Redevelopment
08 X Reione 05
09 X Land Division 06
(Subdivision, Parcel Map.
Tract Map, etc.) 07
10 X Use Permit 08
Acres
Sewer: MGO
Water: MGO
Employees
Transportation: Type
Mineral Extraction: Mineral
11 Cencel Ag Preserve 09 Power Generation: Wattage
12 X Other Site Plan Type:
10 X Other: Gov. - Post Offices 4 Library
9 TOTAL ACRES;27
11. PROJECT ISSUES DISCUSSED IX DOCUMENT
01 x Aesthetic/Visual 08
02 Agricultural Land 09
03 X Air Quality 10
04 X Archeeological/NUtoMeel/ 11
Paleontological 12
05 X Coastal 13
06 Fire Hazard 14
07 X Flooding/Drainage
Geologic/Seismic 15 __ Sewer Capacity 22
Jobs/Housing Balance 16 Soil Erosion 23
17 Solid Waste 24
18 Toxic/Hazardous 25
Minerals
Noise
Public Services
Schools
Septic Systems
19 X Traffic/Circulation 26
20 Vegetation 27
21 X Water Quality 28
Water Supply
Wetland/Riparian
Wildlife
Growth Inducing
Incompatible landuse
Cumulative Effects
Other
12 fUMDIMS (approx.)Federal $State S.Total *
13 PRESENT LAND USE AND ZONING; Present land uses - vecant disturbed and undisturbed land. Present zoning is
commercial and multiple density residential.
14 PROJECT DESCRIPTION; A mixed use commercial shopping center which includes 123,400 sq. ft. of commercial/offices
land use, s 1,500 sq. ft. theater, a 50,000 sq. ft .^public library and a 22,000 sq. ft. brsnch post office. See
detailed project description and site plan attach!
1 V IA/1J1 «s15. SIGNATURE OF LEAD AGENCY REPRESENTATIVE:Date:
NOTE; Clearinghouse will assign identification/numbers for all new projects If e SCH Number alreedy exists for *
U.Vll.WTMr;
Agency
_Air nmuuivM Board
.Conservation
_Fiah and Game
.Ooastal Ccranission
_caltrans District
_Galtrans - Planning
_Caltrans - Aeronautics
.California Highway patrol
.Boating and Waterways
.Forestry
.State Water Resoruoes Control
Board - Headquarters
.Regional Water Quality Control
Board, Region
.Division of water Rights (SWRCB)
.Division of Water Quality (SWRCB)
.Department of Water Resources
.Reclamation Board
.Solid Waste Management Board
Colorado River Board
CTRPA (CalTOPA)
TRPA (Tahoe RPA)
Bay Conservation & Dev't Conn
Parks and Recreation
Office of Historic Preservation
Native American Heritage Conn
State Lands Ccnm
Public Utilities Conn
Energy Conn
Food and Agriculture
Health Services
Statewide Health Planning (hospitals)
Housing and Ccnoaunity Dev't
Corrections
General Services
Office of Local Assistance
Public Works Board
Office of Appropriate Tech. (OPR)
local Government Unit (OPR)
Santa Monica Mountains Conservancy
Other
Date Received at SCH_
Date Review Starts__
Date to Agencies
Date to SCH
FOR SCH USE ONLK
Catalog Nunfcer
Proponent
Clearance Date
Notes:
Consultant.
Contact
Address
Phone
• •-».
Area added to LFMP-6
3.03 acres of RM-
Residential Medium Designated JOS -^*
Land Use
GENERAL PLAN
\\
m
09
ZONE 6 JANUARY 1BB7
LOCAL FACILITIES MANAGEMENT PLAN
CITY OF CARLSBAD EXHIBIT "B"
February 1, 1989
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO.: Local Facilities Management Plan 6(A)
LOCAL FACILITY MANAGEMENT ZONE: _fi GENERAL PLAN: RM
ZONING: RP-Q (Proposed)
DEVELOPER'S NAME: Von Per Ahe
ADDRESS:
PHONE NO.: N/A ASSESSOR'S PARCEL NO.: 215^050-60
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 3.03 ac/18 du
ESTIMATED COMPLETION DATE: 1989
A. City Administrative Facilities; Demand in Square Footage * 66.7 sq. ft.
B. Library; Demand in Square Footage = 35.6 sq. ft.
C. Wastewater Treatment Capacity (Calculate with J. Sewer)
D. Parks; Demand in Acreage = .13 ac
E. Drainage; Demand in CFS =
Identify Drainage Basin = Batiquitos
(Identify master plan facilities on site plan) Lagoon
F. Circulation; Demand in ADTs = 144 '
(Identify Trip Distribution on site plan)
G. Fire; Served by Fire Station No. = 2
H. Open Space; Acreage Provided - N/A
E = 4.86
I. Schools; - JH « 1.30
(Demands to be determined by staff) H = 2.79
J. Sewer; Demand in EDUs - 18
Identify Sub Basin -
(Identify trunk line(s) impacted on site plan)
K. Water; Demand in GPD - 3.960
LOCATION MAP
t
City of Carisbad
VON DER AHE
SOP 86-1KA)
SUP 88-1
CUP/PCD/QPC 87-9
CUP 88-14
CUP 88-16
HDP 88-1 1
ZC 88-1
LFMP 8(A)
LCPA
BACKGROUND DATA SHEET
CASE NO I SDP 86-TH f*i)
APPLICANT: Carlsbad Retail Associates
REQUEST AND LOCATION: A commercial/government center which includes
123.400 square feet of commercial/office uses, a 1.500 square foot movie
theater, a 58.000 square foot Citv Library, and a 22.000 square foot
Branch Post Office.
LEGAL DESCRIPTION: Lot 1 of Carlsbad tract no. 82-23 in the citv of
Carlsbad County of San Diego. Citv of California according to the map
thereof number 11002 filed in the office of the County Recorder of said
County and a parcel of land being a portion of record of survey n"P^r
99QQ. County of San Diecro. Citv of California filed in the office of the
County Recorder of said County together with those portions of the
half of the northeast corridor of seciton 26. township 12 south,
4 west. San Bernadino Meridian in the County of San Diego, city of
California according to the official platt thereof.
APNs 215-050-61. 63-64
Acr«s_2J Proposed No. of Lots/Units 4 lots
GENERAL PLAN AND ZONING
Land Use Designation C - Community/Commercial & RM Residential Medium
Density Allowed N/A Density Proposed N/A
Existing Zone C-2-Q, RD-M. L-C Proposed Zone C-2-Q & RP-0, RD-M
Surrounding Zoning and Land Use:
Zoning Land Use
Site C-2-Q. RD-M & L-C Graded & undisturbed vacant land
North L-C Undisturbed vacant land
South RD-H Residential & Graded vacant land
East C-l-Q Neigh, commercial center
West L-C Undisturbed vacant land
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad
EDU's Public Facilities Fee Agreement, Date June 20. 1988
ENVIRONMENTAL IMPACT ASSESSMENT
X Negative declaration, issued September 9. 1988 - SCH #88090722
E.I.R. Certified, dated
Other,
' 1
DISCLOSURE FORM ' i
APPLICANT: Carlsbad Retail Associates (Partnership)
Name (individual, partnership, joint venture, corporation, syndication)
• 1601 Dove Street, Suite 242, Newport Beach, CA 92660
Business Address " ~~
(714)752-6628
Telephone Number
Name
Business Address
Telephone Number
MEMBERS: Johnson Wax Development Corporation n/a
Name (individual, partner, joint Home Address
venture, corporation, syndication)
3150 Bristol street, Ste. 250, Costa Mesa, CA 92626
Business Address
(714)556-7300 n/a
Telephone Number Telephone Number
727 Promontory Drive West
Fred T. Von der Ahe Newport Beach, CA 9266Q
Name Home Address
1601 Dove Street, Ste. 242, Newport Beach, CA 92660
Business Address
(714)752-6628 (714)673-6598
Telephone Number Telephone Number
(Attach more sheets if necessary)
The applicant: is required to apply for Coastal Commission Approval
if located in the Coastal Zone.
I/Vfe declare under penalty of perjury that the information contained in this
disclosure is true and correct and that it will remain true and correct and may be
relied upon as being true and correct until amended.
See Attached
APPLICANT
BY
Agent, Owner, Partner
CARLSBAD RETAIL ASSOCIATES, a California
Joint Venture
By: JDCR Limited Partnership,
a Wisconsin Limited Partnership
By: Johnson Wax Development Corporation of California,
its sole General Partnerx .x // /r •f^ftCf^iJ^ LX ' /tJC^jt/l
By: //Eugene A< Spindler, Vice President
By: F. T. Von der Ahe Company,
a Sole Proprietorship
CARLSBAD
[CRASigPg]
08/13/87
cure or CARLSBAD
MtKAGEMEKr PBOG8AM
LDCftL MCHHIES IMEMZES ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AMD IMPACT ASSESSMENT:
FILE NAME AND NO.:
LOCAL FACILITY MANAGEMENT ZCNE: 6 GENERAL PLAN: C.RM ZCNDC: C2-Q, RP-Q
DEVELOPER'S MAKE: Carlsbad Retail Associates | __
c/o Johnson Wax Development Corporation
ADDRESS: 3150 Bristol Street. Suite 250. Costa Mesa. California 92660
PHONE NO.: (714) 556-7300 ASSESSORS PARCEL NO. 215-050-60.61.63.64 &.65
QUANTITY OF IAND USE/DEVELOPMENT (AC., SQ. FT., DU)! 28.57 acres
ESTIMATED CCHPLBTICN DATE: Retail - 1990; Library/Post Office - 1991
A. City Administrative Facilities; Denand in Square Footage - N/A
B. Library; Demand in Square Footage - .N/A
C. Wastewater Treatment Capacity (Calculate with J. Sewer)
D. Parks; Denand in Acreage » .N/A . .
E. Drainage; Demand in CFS » 119*
Identify Drainage Basin » DG
(Identify iv>stf>r plan facilities on site plan)
F. Circulation; Denand in ADTs » 16.370**
(Identify Trip Distrihution on site plan)
G. Fire; Served by Fire Station No. - __2
H. Open Space; Acreage Provided - 4.9 ac.
I. Schools;
(Demands to be determined by staff)
J. Sewer; Denand in EDUs - 130
Identify Sub Basin - 6A. 21B
(Identify trunk line(s) impacted on site plan)
K. Hater; Danand in GPD - 84.000
* - See Attached Sheet
** - See Attached Sheet
* - See drainage study by Rick Engineering dated October 7, 1988;
net zero increase in storm discharge due to construction of
on-site detention basin.
** - See traffic study by Linscott, Law & Greenspan dated February 15,
1988; ADT does not account for overlap trips/mixed use. Project
increase over currently approved land use is 3,000 ADT. Mitigation
included to achieve GMP LOS standards.
STATE OF CALIFORNIA—THE RESOURCES AGENCY GEORGE DEUKMEJIAN, Governor
CALIFORNIA COASTAL COMMISSION
SAN DIEGO COAST DISTRICT
1333 CAMINO DEI RIO SOUTH, SUITE 125
SAN DIEGO. CA 92108-3520
(619) 297-9740
AMENDMENT TO PERMIT
Carlsbad Retail Assoc. c/o Johnson
Wax Development Company
3150 Bristol Street, Suite 250
Costa Mesa, CA 92626-3038
Date: September 26. 1989
Permit Number 6-89-110 issued to Carlsbad Retail Associates
has been amended to include the following change: Allow grading and site
stabilization to occur from October 1. 1989 to November 15. 1989^.
This amendment was determined by the Executive Director to be immaterial, was
duly noticed, and no objections were received.
This amendment will become effective upon return of a signed copy of this form
'to the District office. Please note that the remaining conditions are still
in effect.
Sincerely,
Peter Douglas
Executive Director
I have read and understand the above amendment and agree to be bound by its
conditions and the remaining conditions of permit number ^-ST
Date Signature
//
(1863N)
STATE OF CALIFORNIA—THE RESOURCES AGE> GFORGE DEUKMFJIAN. Governor
CALIFORNIA COASTAL COMMISSION
SAN DIEGO COAST DISTRICT COASIAl. DEVtl OPMIN1 PERM1! NO. 6-89-110
1333 CAWINO DEI RIO SOUTH. SUITE 125 PadC 1 Of fc "
SAN DIEGO, CA 92108-3520 y
(619) 297-9740 Phase I.- Grading and Commercial Development
On July 11. 1989 , the California Coastal Commission granted to
Carslbad Retail Associates. Johnson Wax Dev. Corp.
this permit for the development described below, subject to the attached
Standard and Special Conditions.
Description: Construction of a 212,500 sq.ft. retail shopping center with
146,200 sq.ft. of retail space, a 58,000 sq.ft. library and a
22,000 sq.ft. post office on a vacant 28.5 acre site. Project
requires 150,000 cubic yards of balanced cut and fill.
Lot Area 28.5 acres
Building Coverage 212,500 sq. ft. (17%)
Pavement Coverage 730,500 sq. ft. (59%)
Landscape Coverage 298,000 sq. ft. (24%)
Parking Spaces 1,222
Zoning - C-2-Q, RP-Q, RO-M
Plan Designation Commercial/Residential (6 dua)
Ht abv fin grade 45 feet
Site: Northwest corner of El Camino Real and Alga Road, Carlsbad, San
Diego County. APN 215-050-65, 64, 63, 61 and a portion of 60
Issued on behalf of the California Coastal Commission by
PETER DOUGLAS
Executive Director
and
IMPORTANT: THIS PERMIT IS NOT VALID UNLESS AND UNTIL A COPY OF THE PERMIT
WITH THE SIGNED ACKNOWLEDGEMENT HAS BEEN RETURNED TO THE COMMISSION OFFICE.
ACKNOWLEDGEMENT
The undersigned permittee acknowledges
receipt of this permit and agrees to
abide by all terms and conditions
thereof.
Date bignatu/e of Permittee
COASIAL DLVELOPMKN1 p-~MU NO. 6-89-110
Page 2 of b
STANDARD CONDITIONS:
1. Notice of Receipt and Acknowledgement. The permit is not valid and
development shall not commence until a copy of the permit, signed by the
permittee or authorized agent, acknowledging receipt of the permit and
acceptance of the terms and conditions, is returned to the Commission
office.
2. Expiration. If development has not commenced, the permit will expire two
years from the date on which the Commission voted on the application.
Development shall be pursued in a diligent manner and completed in a
reasonable period of time. Application for extension of the permit must
be made prior to the expiration date.
3. Compliance. All development must occur in strict compliance with the
proposal as set forth below. Any deviation from the approved plans must
be reviewed and approved by the staff and may require Commission approval.
4. Interpretation. Any questions of intent or interpretation of any
condition will be resolved by the Executive Director or the Commission.
5. Inspections. The Commission staff shall be allowed to inspect the site
and the development during construction, subject to 24-hour advance notice.
6. Assignment. The permit may be assigned to any qualified person, provided
assignee files with the Commission an affidavit accepting all terms and
conditions of the permit.
7. Terms and Conditions Run with the Land. These terms and conditions shall
be perpetual, and it is the intention of the Commission and the permittee
to bind all future owners and possessors of the subject property to the
terms and conditions.
SPECIAL CONDITIONS:
The permit is subject to the following conditions:
1. Phasing. The coastal development permit may be transmitted in three
phases permitting portions of the development to occur prior to City and
Executive Director review of building plans for the post office and library.
A. Phase 1 - Grading and Commercial Development. Prior to issuance of
the coastal development permit for all proposed improvements except for
the construction of the post office and library, the applicant shall
comply with all of the Special Condition Nos. 2 through 9 below.
COAS'IAL OEVhLOPMtNl ? Mil NO. b-89-110
Page 3 of 6
SPECIAL CONDITIONS, continued:
B. Phase 2 - Library Construction. Prior to issuance of the permit for
the Library, the applicant shall submit to the Executive Director for
review and written approval, the City-approved final buildings for the
library. These plans shall be in substantial conformance with the
conceptual plans provided with this application.
C. Phase 3 - Post Office. Prior to issuance of the permit for the
construction of the post office, the applicant shall submit to the
Executive Director for review and written approval, the City-approved
final building plans for the post office. These plans shall be in
substantial conformance with the conceptual plans provided with this
application.
2. Open Space/Steep Slope Preservation. Prior to the issuance of a
coastal development permit, the applicant shall identify an open space area to
be secured as permanent open space on the Westana Viewpoint subdivision
(Carlsbad Tract No. 85-34) adjacent to the west. The secured open space shall
be subject to the Executive Director's review and approval in consultation
with the Department of Fish and Game and shall meet the following criteria:
A) Preservation of a minimum 21,780 sq.ft. of steep slopes naturally
vegetated with coastal sage scrub and chaparral on or contiguous with the
open space area approved pursuant to Coastal Development Permit Nos.
6-89-146 and 6-89-171. This requirement is to provide for retention of an
equivalent amount of steep slope habitat in open space as that which is
permitted to be disturbed, pursuant to the submitted site plan attached as
Exhibit 2 and dated December 7, 1988.
B) Preservation of an additional 1.5 acres of open space on or contiguous
with the open space approved pursuant to Coastal Development Permit No.
6-89-146 and 6-89-171. The open space may include non-steep areas
containing oak woodland, coastal sage scrub and chaparral vegetation or
steep areas with vegetation which is disturbed or of limited quality to be
enhanced pursuant to Special Condition No. 4 of this coastal development
permit.
C) The secured open space shall be shown on scaled topographic maps and
subject to the review and written approval of the Executive Director in
consultation with the Department of Fish and Game.
D) The approved open space area shall be permanently.protected through an
offer to dedicate an open space easement, pursuant to Special Condition
No. 3 below.
COASTAL UtVfcl.OPMLNI P 111 NO. b-89-110
Page 4 of 6
SPECIAL CQNDTIONS. continued:
3. Offer to Dedicate Open Space Easement. Prior to the issuance of a
coastal development permit, the applicant shall submit evidence that an
irrevocable offer to dedicate to a public agency, or to a private association
acceptable to the Executive Director, an open space easement over the area
shown on the attached Exhibit "3" and generally described as the open space
area proposed under Coastal Development Permit Application No. 6-89-171, has
been recorded. The recorded document shall include legal descriptions of both
Westana Viewpoint's entire parcel(s) and the easement area.
The offer shall be irrevocable for a period of 21 years, shall run in favor of
the People of the State of California, binding successors and assigns of the
applicant and/or landowners, and shall be recorded prior to all other liens
and encumbrances, except tax liens. The offer to dedicate shall be in a form
and content acceptable to the Executive Director.
4. Steep Slope Restoration. Pursuant to Special Condition No. 2.B)
above, prior to the issuance of the coastal development permit, the applicant
shall submit a restoration plan for the review and approval of the Executive
Director in consultation with the Department of Fish and Game, to restore any
habitat areas with vegetation that is currently disturbed or of limited
quality coastal sage scrub and chaparral habitat.
The restoration plan shall indicate the type and size of plants to be used,
method of planting, irrigation necessary, and a continuing maintenance program
to assure success of the restoration plan. Restoration of the steep slopes
shall be completed prior to October 15 or within 30 days of the completion of
grading for the project site, whichever occurs first.
The applicant shall conduct a post project visit and submit an assessment of
the conditions of the enhanced habitat area on or before October 15 of the
second year following the installation of planting. At that time, the
Commission staff in consultation with the Department of Fish and Game, shall
concur that 90% coverage has been achieved, or if 90% coverage has not been
achieved within the specified time frame, the applicant shall plant additional
vegetation to achieve 90% coverage on or before March 1 of the subsequent
year. The applicant shall conduct a post-project assessment of the mitigation
project in the month of October on an annual basis for five years following
the achievement of 90% coverage. If at any time 90% coverage is not provided,
the applicant shall revegatate the area to achieve 90% coverage within 90 days
of the site visit.
5. Erosion. Sedimentation and Drainage Control. Prior to the issuance
of the coastal development permit, the applicant shall submit for the review
and written approval of the Executive Director an erosion, sedimentation and
drainage control plan for the project, approved by the City of Carlsbad,
including associated roads and utilities. The plan shall be prepared and
reviewed in accordance with the 1980 Master Drainage Plan for the City of
Carlsbad, including the Model Erosion Control Ordinance contained in the
plan. The erosion, sedimentation and drainage plans shall include:
COASIAL DLVLLOPMKN1 ' 'Mil NO. 6-89-110
Page b of 6
SPECIAL CONDITIONS, continued:
A) A runoff control plan designed by a licensed engineer qualified in
hydrology and hydraulics, which would assure no increase in peak runoff
rate from the developed site over the greatest discharge expected from the
existing undeveloped site as a result of a 10-year, 6-hour frequency
storm. Runoff control shall be accomplished by a variety of measures,
including but not limited to: on-site catchment basins, detention basins,
siltation traps and energy dissipators.
B) Detailed maintenance arrangements and various alternatives for
providing the on-going repair and maintenance of any approved drainage and
erosion control facilities. If the off-site or on-site improvements are
not to be accepted or maintained by a public agency, detailed maintenance
agreements binding the applicants and their successors in interest shall
be secured prior to the transmittal of the permit. Such agreements shall
be subject to the review and written approval of the Executive Director.
6. Grading Activities. Prior to the issuance of a coastal development
permit, the applicant shall submit final grading plans which incorporate the
following:
A.) All permanent runoff and erosion control devices shall be developed
and installed prior to or concurrent with any on-site grading activities.
B.) All grading activities, including that required for streets and
utilities, shall be prohibited within the period from October 1st to March
31st of each year.
C.) All areas disturbed by grading, by not completed during the
construction period, shall be planted and stabilized prior to October 1st with
temporary or permanent (in the case of finished slopes) erosion control
measures and landscaping. The use of temporary erosion control measures, such
as berms, interceptor ditches, sandbagging, filtered inlets, debris basins and
silt traps, shall be utilized in conjunction with plantings to minimize soil
loss from the construction site.
7. Landscaping. Prior to the issuance of the coastal development permit,
the applicant shall submit a detailed landscaping plan indicating the type,
size, extent and location of plants and hydroseeding material, irrigation
systems and other landscape features for the proposed project. The plans
shall be subject to the review and written approval of the Executive
Director. Drought tolerant plant materials and native vegetation shall be
utilized to the maximum extent feasible. The plant species list and landscape
plan shall be reviewed by the Executive Director, in consultation with the
State Department of Fish and Game, to guard against introduction of any
species which are inherently noxious to, or incompatible with, the adjacent
native vegetation.
COASIAL OhVhl.OPMfcNl "~'Wll NO. b-89 -110
Page b of _6_
SPECIAL CONDITIONS, continued:
Landscaping shall include the use of specimen-sized trees to provide a
landscape screen to buffer development from views from El Camino Real. The
landscape plan shall also include the use of a native vegetation to the
maximum extent feasible along the western limits of grading and the provision
of riparian and wetland species within and around the detention basin in the
north east corner of the project site in order to provide a naturalized
habitat ,in these areas.
8. Archaeology/Paleontology. A limited testing program followed by a
program of implemental preservation and/or impact mitigation for sites
identified in the Negative Declaration for the the project shall be completed
as recommended in the Negative Declaration and required by the City of
Carlsbad. Any change in this requirement shall be reported to and subject to
the written approval of the the Executive Director.
9. Signage. Prior to the issuance of the coastal development permit, the
applicant shall submit a comprehensive sign program for Phase 1 of the
project. The sign program shall prohibit the erection or placement of tall
freestanding (other than eight-foot-high monument) or roof signs and shall
prohibit any off site signs. The sign program shall be subject to the review
and written approval of the Executive Director. Any additional signage for
the library or post office shall be submitted prior to issuance of the permits
for Phase 2 and 3 of the project.
(9110P)
ST\TE OF CALIFORNIA—THE RESOURCES AGEK GEORGE OEUKMEJIAN. Governor
CALIFORNIA COASTAL COMMISSION
SAN DIEGO COAST DISTRICT
1333 CAMINO DEI RIO SOUTH, SUITE 125
SAN DI^GO. CA 92108-3520
(619) 297-9740
NOTICE OF COMMENCEMENT OF CONSTRUCTION
I/We hereby notify the CALIFORNIA COASTAL COMMISSION that I/We
began the development authorized by Permit Number o •"?> - ''*-'
on «£y/- '7 /7ffi and that the development will be
Date Construction Began
completed in accordance with any conditions imposed in the permit.
C/,
Signature of Applicant or
Representative
Date
2075 LAS PALMAS DRIVE
CARLSBAD, CALIFORNIA 92009-4859
PLANNING DEPARTMENT WWWJrM (619)438-1161
City of CarlSiab
NOTICE OF DETERMINATION
County Clerk Date: November 13, 1987
County of San Diego
Attn: Mail Drop C-ll
220 West Broadway
San Diego, CA 92101
This is to advise that the City of Carlsbad on November 10. 1987.
approved the following project:
Project Title: Local Facilities Management Plan for Zone 6
Project Address/Location: The developed portions of the La Costa
area. Generally described as;
1. The developed areas east and west of El Camino Real
from Camino Vida Roble to Olivenhain Road; and
2. The developed areas north of Alga Road between El
Camino Real and Melrose Avenue; and
3. The undeveloped area east of Melrose and north of
Rancho Santa Fe Road; and
4. The area south of Alga Road betwen El Camino Real and
Rancho Santa Fe Road to Levante; and
5. The developed area south of Levante.
Project Description: The project provides for a detailed plan
for the provision of public facilities to meet adopted perform-
ance standards, based on the City of Carlsbad's General Plan.
This is to advise that the City of Carlsbad has approved the
above described project and has made the following determinations
regarding the above described project:
1. The project will not have a significant effect on the
environment.
1987
Notice of Determination
Page Two
2. Mitigation measures were not made a condition of the
approval of this project.
3. A statement of Overriding Considerations was not adopted
for this project.
MICHAEL J. HOLZMIDEER
Planning Director
MJH:LBS/af
•| FILED IIT THE OFFICE OF THE COUNTY CLERK,
NOVKA¥ 2ISGO CGUMTY OS"^ un\i 4 n ind
s
li.ffi^OB,BED TO
DEPUTY