HomeMy WebLinkAboutEA 2022-0019; TERRAMAR COASTAL AREA IMPROVEMENTS; Admin Decision Letter('Otyof
Carlsbad
Memorandum E]FILE COPY
February 23, 2022 IY/11,tel 212.r /2.z.
To:
From:
Via
Re:
Scott Lyle, Senior Engineer, Public Works
Christina M. Bustamante, Associate Planner
Eric Lardy, Principal Planner
EA 2022-0019 (PUB2022-0001) -TERRAMAR COASTAL AREA IMPROVEMENTS
Thank you for submitting an Early Assessment for Terramar Area Coastal Improvements CIP Project No.
6054 project proposed the project is generally located within Carlsbad Blvd public right-of-way from
north of Cannon Road to south of Manzano Drive, and Cannon Road public right-of-way from Carlsbad
Blvd to Avenida Encinas. The project also extends into Cannon Park (APN 210-010-44) and NRG bluff
area (APN 210-010-45). The Project area includes almost one mile of Carlsbad Boulevard from
approximately 1,700 feet north of Tierra Del Oro south to approximately 200 feet south of Manzano
Drive. The Project area also includes a one-quarter mile area along Cannon Road from Carlsbad
Boulevard east to the railroad tracks. The bluff top area across from the former Encina Power Station
represents approximately 2.8 acres.
In response to your application, the Planning Division has prepared this comment letter. Please note
that the purpose of an Early Assessment is to provide you with direction and comments on the overall
concept of your project. This Early Assessment does not represent an in-depth analysis of your
project. It is intended to give you feedback on critical issues based upon the information provided in
your submittal. This review is based upon the plans, policies, and standards in effect as of the date of
this review. Please be aware that at the time of a formal application submittal, new plans, policies,
and standards may be in effect and additional issues of concern may be raised through a more specific
and detailed review.
Planning:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: A majority of the project is within city maintained right of way which does not
have a General Plan land use designation. But a portion of the project is located on the
bluffs of APN 210-010-4500 which is designated as Open Space (OS), and a portion of the
project is located on Cannon Park which is designated Open Space (OS).
b. Zoning: Right of Way and Open Space (OS)
c. The property is in the Coastal Zone. The Coastal land use designation and zone are the same
as the general plan and zoning above.
d. Specific Plan: SDG&E WASTEWATER FACILITY
Community Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
EA 2022-0019 (PUB2022-0001}-TERRAMAR COASTAL AREA IMPROVEMENTS
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2. The project requires the following permits:
a. Coastal Development Permit
b. Conditional Use Permit
c. Hillside Development Permit
d. Habitat Management Plan Permit
e. Special Use Permit -Floodplain
3. A portion of this project is within the Coastal Commission permit authority starting from Cannon
Road and extending north. The southerly portion of the project from the southernmost boundary of
Cannon Road extending south, is within the City's permit authority. It is advised to work out the
Coastal Development Permit process early in the project development. For example, at times the
city has chosen to defer permit authority to the Coastal Commission when a majority of the project
is within the Coastal Commission permit authority. Alternatively, this project would have a total of
two coastal development permits, one would be issued by the city and one would be issued by the
Coastal Commission.
4. This project is located in or adjacent to a FEMA flood zone, specifically the portions of the project
along the coast on Carlsbad Boulevard. This project would need to demonstrate compliance with the
local coastal plan for project features related to sea level rise.
5. Although this project is not within the Habitat Management Plan (HMP) boundaries, portions of the
project are within areas that are acknowledged as "Open Space for Preservation of Natural
Resources." Therefore, this project would need to demonstrate compliance with the city's HMP in
addition to the California Environmental Quality Act (CEQA) guidelines. In addition, include
information on how the project would address ongoing maintenance of replanted areas that feature
native plant types.
6. During preparation of the documents for the next submittal, include information to demonstrate
compliance/consistency with the following items:
a. Carlsbad City Vision/ "Envision Carlsbad"
https://www .ca rlsbadca .gov /home/showdocu ment?id= 778
b. Carlsbad Comprehensive Active Transportation Strategy
https://www.carlsbadca.gov/departments/streets-traffic/biking-walking
c. Pedestrian Master Plan
d. Community Forest Management Plan
e. https://www.carlsbadca.gov/departments/parks-recreation/parks-community-
centers/community-forest-management
f. Preserve Management Plan
g. https://www.carlsbadca.gov/home/showdocument?id=1608
7. Provide the location of the construction staging area. If it is outside of the project boundary
additional environmental analysis could be required to include the construction area.
EA 2022-0019 (PUB2022-0001) -TERRAMAR COASTAL AREA IMPROVEMENTS
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8. For the next submittal, provide the grading needed for the project. Both volumes of cut and fill in
cubic yards should be included. Also include information for import/export of soil, as it relates to
grading.
9. Provide an analysis for the parking demonstrating the existing parking spaces compared to proposed
project spaces.
10. Discretionary projects such as this one is subject to City Council Policy No 84 Development Project
Involvement which requires applicants to prepare mailed notices, post a public notice sign on the
project site, and to provide certification that the public noticing was completed. This project would
require enhanced public noticing. When placing the sign, consider a location where the sign can
remain visible to the public throughout the duration of the project until construction has been
completed. The following link provides additional guidance regarding public involvement
https://www.carlsbadca.gov/home/showpublisheddocument/452/637571085919570000.
Please be aware that this is a highly visible area of the city that is adjacent to the coast and private
residential homes. Large amounts of public outreach and coordination with the Coastal Commission
is going to be necessary throughout the project development and construction.
11. Provide written documentation to demonstrate that the project has been granted an easement or
access on the Cabrillo Power Property (APN 2100104500), the SDG&E property (APN 2100104400),
and if necessary, the California State Parks Property (APN 2101202900). This project has multiple
private residential property owners that front the project boundary, if the project would need
access during construction written documentation for granted access would be necessary from the
private property owners.
12. This project has been worked on for several years, including conversations with Coastal Commission
staff and preparation of draft environmental studies. With past and ongoing changes in staff, please
provide any additional information from past conversations about this project to help guide the
evaluation and analysis of this project, more specifically information about past conversations
regarding CEQA analysis and project scope of work. Additionally, we also recommend early
coordination with Coastal Commission Staff on permitting process and on the status of an initial
study, including if any technical reports need to be updated.
13. This project is going to need mitigation in order to have a less than significant impact on factors
evaluated by the California Environmental Quality Act (CEQA). Provid_e an Initial Study with the next
application, along with a Biotechnical Report and cultural study to help staff determine what level of
environmental review would be necessary for this project.
Land Development Engineering:
1. Use updated Storm Water Standards Questionnaire Form E-34 available on the City of Carlsbad
website.
EA 2022-0019 (PUB2022-0001) -TERRAMAR COASTAL AREA IMPROVEMENTS
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2. Prepare an exhibit that clearly delineates thE;? entire impervious surface in the existing condition
and the proposed condition. Delineate what is new and replaced impervious surface. Delineate
the new sidewalks that are adjacent to vegetated or other non-erodible areas. Provide actual
tributary area that drains to biofiltration area designed.
3. Provided justification that the new parking lot is exempt from PDP requirements on Form E-34
and on the plans. If the parking lot creates and/or replaces more than 5000 sf of impervious
surface, then the entire project is subject to PDP requirements.
4. Some of the project site (outside the right-of-way) is within the priority land use identified with
requiring Trash C9pture BM Ps, if this project is identified as a Standard Project, then a Trash
Capture SWQMP is required.
5. Use updated Standard Project Requirement Checklist Form E-36 and identify on the plans what
site design and source control BMPs are utilized at the project site.
6. Use City of Carlsbad BMP Design Manual for guidance instead of County of San Diego Green
Streets PDP Exempt SWQMP.
7. Provide impervious area values on sheet 1 of the plans to be consistent with the requested
values on the standard improvement plan title sheet and E-34 form. Include square footages
and acreage. Total proposed impervious area should reflect newly created and/or replaced
impervious area per the E-34 form and exhibit.
8. Include Structural {Post-Construction BMP Table) on improvement plan title sheet.
9. Update title sheet with current City Council Members.
10. Utilize datum and horizontal alignment based on City of Carlsbad GPS Network Control ROS
17271 per City of Carlsbad Engineering Standards Chapter 2, Section 3. Vertical datum shall be
NGVD29 and Basis of Bearings shall be based on 1991.35 Epoch.
11. For Biofiltration detail on sheet 17, add thickened edge for sidewalk, choker layer and
dimensions redlined on the plans.
12. See redlines on the plans.
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13. Land Development Engineering has requested the following documents below. HC = Hard Copy,
PDF = Electronic Copy
# of HCAND/OR Admin.
Information/Document Purposes Copies PDF Only
City's Comment Letter 1 HC
Applicant Response Letter Addressing 1 PDF Comments
Revised Plans 1 HC & PDF
Revised E-34 Form 1 HC & PDF
Revised E-36 Form 1 HC & PDF
Trash Capture SWQMP/lmpervious 1 HC & PDF Area Exhibit
All necessary application forms and submittal requirements are available at the Planning counter
located in the Faraday Building at 1635 Faraday Avenue or online at http:ljwww.carlsbadca.gov. You
may also access the General Plan Land Use Element and the Zoning Ordinance online at the website
address shown; select Department Listing; select Planning Home Page. Please review all information
carefully before submitting.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Christina M. Bustamante at the number below. You may also contact each department
individually as follows:
• Planning Division comments: Christina M. Bustamante, Associate Planner, at (760) 602-4644
• Land Development Engineering comments: Nichole Fine, Associate Engineer, at (760) 602-2744
CB:CF
c: Don Neu, City Planner
Nichole Fine, Project Engineer
Eric Lardy, Principal Planner
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