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HomeMy WebLinkAboutCT 80-38; S S PALOMAR AIRPORT; Tentative Map (CT)I Receipt No. dkft- . __ 4 APPLICATION NO. CARLSBAD TRACT - CITY OF CARLSBAD '(Please Type or Print) DATE: 9-2.o 3. REQUEST: Tentative Subdivision Map for: PL4/ OM) iana aivision - air space cu.vision - comoination iana ana air space divisionO 2. LOCATION: The subject property is generally located on the WE7F • &DUTI4 side of ?ALQM 1EoLD and . 146 pel P_ 3. ASSESSOR'S NUMBER: Book '113 Page .e-9 Parcel - Book - Page Parcel - (If more, please list • on bottom of page). 4. OWNER(S): Name' Address City Zip Phone ra.-' 2761) UPAz2o, LA)JIJiiJL, A. g277714)83 1-801 C4,g-fbP -rELør4ta ....... 5. Person responsible for preparation of Map: Name Address City Zip Phone IM!Y Uk 787 MVo(&; 'SMDioj_92.W 61I-1fl Ugistration or License No. : i7 APPLICANT'S S • I hereby declare ul information contained within this • -application is true; and that all standard conditions as • indicated on the attachment have been read, understood and agreed to. . arne '••Address City Zip Phone Arthur B. Btrtcher 27611 La- . Paz Road, Laguna N-iguel, CA 92677 (714) 831-8031 Representing (Company or Corporation) Birtcher Pacific Relations hi p thProperty Owner(s) . As per State Law the City has 30 days to determine if your submitted application is complete and -ready for acceptance. Incomplete applications may delay acceptance. To better ensure complete applications, the Planning Department would appreciate working with the applicant during the planning stage of the proposed development. This request is not a requirement, however, it may avoid revision of plans or non--acceptance of the application. ATTACHMENTS: Supplemental Information Form - Planning 20 Time Extension Agreement - Planning 37 Standard Condition - Planning 28 Preparation Chock List - Planning 33 Procedures - Planning 36 FOflM:• Planning 0 Date of Planning Conmiinion Approval 11 - . ) .1 •.1 APPLICANT DISCLOSURE FORM In order to assist the members of the Planning Commission and City Council to avoid possible conflicts of interest, all applicants are required to complete this disclosure form at the time of submitting their application. When this form has been completed and signed, the information will be relied upon by them in determining if a conflict may exist, so please ensure that all of the information is completed and accurate. If at anytime before a final action on your application has been rendered, any of the information required by this disclosure changes, an amendment reflecting this change must be filed. If the applicant is an individual, or a partnership (either general or limitea) or a joint venture, please state the full name, address and phone number of each person or individual (including trusts) who own any beneficial, interest in the property which is the subject of this application. Should one or more parties to the application be a partnership or joint venture, then please state the full legal -name of the partnership or joint venture, its legal address and the name and address of each individual person who is a general and/or limited partner or member of the joint venture. Should one or more of the parties be a privately held corporation (10 share- holders or less) or a real estate syndication, then please state the state of incorporation or syndication, corporate number, date of incorporation or syndication, corporate or syndicate address, and the full names and addresses of each individual shareholder or syndicate member. Should the corporation be a publically held corporation, then state the full name and address of the corporation, the place of its incorporation, number Lf shareholders, and the- -name and address of the officers of the corporation. -Should you feel that additional information needs to be provided in order to provide a full disclosure, please include it. :7 C I 4 - • ...- p. - .- . •. - I If after the information you have submitted has been reviewed, it is determined that further information is required, you will be so advised. APPLICANT: Birtcher Business Center - Corporate Palomar Name (individual, partnership, joint venture, corporation, syndication) 27611 La Paz Road, Laguna Niguel, CA 92677 Business Address 714-831-8031 Telephone Number AGENT: None Name Business Address Telephone Number Campbell:Palomar, a general partnership MEMBERS: Robert M. Campbell, general partner Name (individual, partner, joint Home Address venture, corporation, syndication) 27611 La Paz Road, Laguna Niguel, CA 92677 Business Address 714-831-8031 Telephone Number - Telephone Number Campbell:Palomar, a general partnership By: Birtcher Pacific (Ronald E. and Arthur B. Birtcher, general partners) Name Home Address 27611 La. Paz Road, Laguna Niguel, CA 92677 Business Address 714-831-8031 Telephone Number Telephone Number (Attach more sheets if necessary) I/We declare under penalty of perjury that the information contained in this dis- closure is true and correct and that it will remain true and correct and may be relied upon as being true and correct until amended. Birtcher Business Center-Corporate Palomar Applic Agent, Owner, Partner V S t'/ // 7Y 7t7 5 /flr~ ),5i.iI - ,i3Ot; yhI PA N /1i1V fV1S1NS ,L 61,W rc'rAI41 /f/7tJr PALOMAR OARS -. SIGN CRITERIA Palomar Oaks has been designed and developed to provide the best possible environment for owners/tenants and their clients. Signs are an integral part of the overall appearance of the Center and must be designed and controlled to contribute to this quality environment. To insure a high level of appearance of all graphics and signs the following criteria has been developed. This criteria has been prepared to meet the standards established by Carlsbad City Planning and Fire Departments. In fairness to all, conformance will be strictly enforced. Any non-conforming signs will be brought into conformance at the owner's expense. Except as provided herein, no other signs (banners, painted, illuminated, etc.) exterior or interior window areas, will be allowed. I. TYPE OF SIGN A. M a j o r Identification - sign shall consisit of individual three dimensional letters. Business name and/or logo optional. B. SecondaiIdentification - sign shall consist of pressure sensitive vinyl die cut letters applied to acrylic plaques. They may display business name and/or logo,type ofbusiness,ancl hours of operation. C. Major Identification - Optional/Alternate - sign shall consistof monolithic aluminum cabinet with vinyl copy, on concrete base. Note: Per ZSS drawings enclosed. Drawings must be provided to Birtcher and the City of Carlsbad for approval and required permits. Tenants are responsible for drawing, permit, manufacturing and installation costs for there signs. Any deviations to this criteria must be approved by Birtcher Pacific and appropriate governmental agencies. If you have any questions regarding sign criteria and/or pricing information, please contact Mike Zee at: ZEE SIGN SYSTEMS, INC. 8 Choate Street Irvine, Ca. 92714 1 714/552-4060 or dj> © lit I I \ nh: - i .1 r of ' 13 0 . J vt._- ENCLOSURE 1 S 1 II,' IA 6/ Ir.'O4O_ 0_NWW. 0/ IMa-or (o TON fr4L 4I). L1r 1VI icfo- 'o 4 orol qi i A1.Ig D-oo. )- ooy, 'i,r co ' ABCDEFGHIJKLMNOPQRSTUVWXYZ H 1234567890 -- ED 4 I ED zr I. 1 W r o)1 rvrJ. / wIIr1 /DI p up CA PH ø i - ''AI$- p -V -fo o.10 fr O 6350-A ± i - UI 4o.$' • fflW 'N i or P Fco, 0 j F 75 — 400;o1b - -C'C M•L ftO!MC7 erp, --i000 joI O7A O*8 I —A'0O O-O7 OMBW0 49ry rax-oryRa.A 0• oEmrr I 0o m7A tmBr4k 88/8J. Hme ._ 0o pttea Fee,w t.es8888O4 —O2 OI8rC r000-88- OW MO -tO oreoo 88ç'E) M088-0 4I - ___ __ ro oO8_. 77 0 8O - 8U 0 a 9 41 ______________________ •- -I .• 2 28 80 F 0/0-2 r- 2 I04 8 - -- /O 002-,-I 880 20880 - I ' 2 300 61A R DZ% a -. r7\j77L C, Lr- AF- \~/ 0 117 ~vl QN -19 "Ylo 3O)-1tc 199 tU Owl,'P • y; a) k'o "4" 'w ot ,, tn V4bt I a' r1 11 'Lp1v- 1 I I V T~TL 1d Ii 1ø ta 91F I - 1 $ 1 40 1- 40' 4 j Incorporated Zee Sign Systems Architectural Signs 8 Choate Street Irvine, California 92714 714/552-4080 December 4, 1984 13 14 51* I DEC 1984 t0 RECEWED LAMD USE \4q Ci CITY OF CARLSBAD 1200 Elm Avenue Carlsbad, Ca. 92008-1989 Reference: Palomar Oaks Sign Program Attention: Michael J. Holzmiller Dear Mike, Please note the following changes to referenced sign program. (1) Major Identification sign letter height is 20". (2) Major Identification sign face and return color is Ameritone 297A "Umber Brown". (3) Major Identification - Optional/alternate sign cabinet is Ameritone 297A "umber Brown". I have enclosed (1) set of revised plans for your use. Please call if you have any questions. Sincerely, ZEE SIGN SYSTEMS INC. Mike Ze President MZ:no S7 • C •1 ) SUPPLEMENTAL INFORMATION FORM SPECIFIC PLAN/MASTER PLAN/TENTATIVE SUBDIVISION MAP/SPECIAL USE PERMIT/ PUD/ CONDOMINIUM PERMIT/PRECISE DEVELOPMENT PLAN/SITE DEVELOPMENT PLAN. 1) Gross Acres (or square footage if less than acre) 2) Number of Lots or Units ______________________________________ 3) Type of Development _______________________________ Residential, Commercial, Industrial 4) Present Zone Proposed Zone (If change requested) 5) General Plan Land Use Designation LD 6) Source of water supply 74 7) Method of sewage disposal ry c, CL — - u)e vic: &t 8) Types of Protective Covenants to be recorded 4f Is 12 , :5 LTD / sx/A-rk OOV41jJT' 9) Transportation modes available to service the development uTO)nB1L- -r2 caL1}E VIT b cFT 10) School District(s) serving the property t4 //. 11) If your project is for or anticipates being for more than 50 res- idential units do you prefer to dedicate land pay fees N/ , or a combination thereof J1 12) Methods proposed to reduce sound levels cc_ 2. To ?24vliE c,JT.CL 13) Methods proposed to conserve energy , iji LL Lirr USES TO Additional sheets may be attached if necessary to answer any of the above questions. FORM PLANNING 20 - February 1, 1979 FORM: PLANNING 37, REVISED 3/80 A a, STATEMENT OF AGREEMENT TENTATIVE SUBDIVISION MAP CITY OF CARLSBAD The Subdivision Map Act and the Carlsbad Municipal Code sets a fifty (50) day time restriction on Planning Commission processing of Tentative Maps and a thirty (30) day time limit for City Council action. These time limits can only be extended by the mutual concurrence of the applicant and the City. By accepting applications for Tentative Maps concurrently with applications for other approvals which are prerequisites to the map; i.e., Environmental Assessment, Environmental Impact Report, Condominium Plan, Planned Unit Development, etc., the fifty (50) day time limits and the thirty (30) day time limits are often exceeded. If you wish to have your application processed concurrently, this agreement must be signed by the applicant or his agent. If you choose not to sign the statement, the City will not accept your application fOr the Tentative Map until all prior necessary entitlements have been processed and approved. The undersigned understands that the processing time required by the City may exceed the time limits, therefore the undersigned agrees to extend the time limits for Planning Commission and City Council action and fully concurs with any extensions of time up to one year from the date the application was accepted as complete to properly review all of the applications. * RgAifture'2 Date Name (Print) Relationship to Application (Property Owner-Agent) • STANDARr CONDITIONS Va CITY 0ARLSBAD NTATIVE SUBDIVISION MA Subdivision and development shall meet all requirements of the subdivision, zoning, building codes, and General Plan and other laws, ordinances or regulations of the City of Carlsbad, and other governmental agencies. Some of the more pertinent requirements and procedures of the City are listed below for your information and concurrence. Please read this list carefully and feel free to ask for further information or explanation. 1. Final Map shall be completed within 18 months from the date of final City -Council action on the Tentative Subdivision Map. Two extensions of one year each may be approved by City Council upon staff review of the original decision. 2. The Final Map shall substantially conform to the Tentative Subdivision Map. If otherwise, the Final Map will be rejected and new Tentative Subdivision Map hearings will be required for the revised plan. 3. All public improvements shall be made in conformity with the Subdivision Ordinance and other City Standards, to the satis- • faction of the City Engineer, without cost to the City of Carlsbad and free of all liens and encumbrances. - 4. Prior to any construction, the applicant shall submit plans to the appropriate entity providing domestic water to the proposed development, for its approval of the location, type and adequacy of water lines. 5. Prior to any construction, the applicant shall obtain approval from the City Fire Department of the location and size of fire hydrants. 6. The applicant shall install all required fire hydrants and dry-stand pipes prior to framing construction, and said fire appurtenances shall be functional prior to commencing • suchwork. . . - 7.. Street trees, as required by the City, shall be installed by the applicant at his expense. Trees shall be of a • type approved by the Parks Department and shall be installed • to their specifications. If removal of any existing trees Is required by the City, said removal shall be at the applicant's expense. It shall be the responsibility of • • the applicant to make all arrangements with the Parks Department concerning the requirements of this condition. 8. A detailed grading plan. which includes proposed drainage • and erosion control landscaping and for other measures such as desilting basins shall be approved by the City Engineer prior to Final Map. - 9 . Immediately after grading, erosion control landscaping and/or other measures such as desilting basins shall -be installed. This control may be the final landscaping, if so approved. . 10. A detailed landscape and sprinkler plan shall be sub- mitted for Planning Director's approval for all graded slopes 5' or greater in height and any other -areas re- quired by the City. II. Prior to final building inspection clearance, all land- scaping shall be installed or adequate bonding accepted. Said landscaping shall be maintained in a manner accept- able to the Planning Director. - 12. No signs or advertising of any type whatsoever shall be erected or Installed until plans thereof have been approved by the City of Carlsbad. - As part of the approval process, the City may modify these conditions or, add others, especially those of a more specific nature, The sub- divider will be notified of these modifications or additions by Resolution. - - -. •. - - PREPARATION cI1Eci LIST T]NTATIVESUPA)IVISION MAP A. Documents required for submittal: 1. Application with supplemental information sheet completed. 2. Time extension agreement signed, if desired. ..2--Preliminary Title Report. Eighteen blueline prints of the Tentative Subdivision Map. Maps must be folded in a size not to exceed 8½x11. Environmental Impact Assessment ,or Report with fees. (if required). Fee for tentative subdivision map: $200.00 + $5.00 for each lot between 1-25, + $3.00 for each lot between 26-100, + $1.00 for each lot over 100, extension •$100 and revision see Section 20.08.020. 7. Street name-list for new sEreets (3 names for each street in conformance to Street Name Policy or one name chosen from approved Street Name List for each street). 8- 300 foot Radius Map - A map to scale, not less. than 1" = 200' showing each 1t within 300 feet of the exterior boundaries of the subject property. Each of these lots shall be consecutively numbered and correspond with the property owners list. The scale of the map may be reduced to a scale :accePta1 e to the Planning Director if the required scale is impractical. - Property Owners and Occupants List: Two copies of a typewritten list on self-adhesive (Avery) labels of the names and addresses of all persons, owning property in possession, if different, .within a 300' radius of the exterior boundaries of the subject property. The latest equalized assessment roll is available in the Office of the Assessor of San Diego, 1600 Pacific Highway, Room 103, San Diego, CA : Phone -23--377l. Disclosure Statement 11. A valid sewer permit or a written statement by the City Engineer that he finds there is adequate sewer capacity available for the proposed ue at the site or that he finds that the proposed use and site can be adequately served by alternative City approved on-site sewer system. Applicant please note: this determination must be done prior to submitting application and it may require preparation on your part to provide sufficient evidence to the City Engineer. It is suggested you make early contact with the Engineering Department for such determination. 12. For residential developments only a guarantee is required that school facilities will be available at time of need. If the project is located in the San Dieguito High School, Encinitas Elementary, or San Marcos Unified School District, the City will contact the district to arrange the meeting of this requirement. - If, however, the project is within the Carlsbad Unified School District, it is the responsibility of the applicant to make arrangements for the guarantee of school facilities. This agreement must be submitted prior to acceptance of application. 13, Gradinq Plan: 'A grading plan shall be filed witheach tentative map. The proposed grading may be shown on the tentative map if desired. The plan shall. indicate the approximate earthwork volumes of proposed excavation and filling operations. In the event no gradinq is proposed, a statement to that effect shall be placed on the tentative map. V()]'M 33 11 11ANN1:NG PACE ONE (1 Public Faci liLy Secured qreeinent: Secured agrcemnt with application submittal. l-5- 1 copy of colored site plan and elevation plans. Reduced 8½"xllt' site plan and elevations. -l-7. 8½11 x1l't Location Map. B. Drafting of Tentative Subdivision Map. 1. Sheets to be 24"x36" with 1" border (standard "D" size) 2. Scale to be indicated: l' ='80 1 is generally sufficient; however, the scale is to be appropriate for sheet size. 3. North arrow oriented to top or left side of sheet. 4. Lettering must be legible. It is preferred that it be drawn by mechanical means, in ink, and heavy upper case. - 5. Location Map showing the distance to the center line of the nearest intersection. 6. Title block with name of subdivision, name and address of owner, name and address of subdivider and pertinent information such as number of lots, number of units (if condominium), total acreage, and date prepared. 7. Name and address of registered Civil Engineer or person who prepared the map. 8. Carlsbad tract number, placed top right portion of sheet, C,, Information on Map L Existing adjacent public right-of-way, showing dimensions and distance from property line to center line. 2.. Location of existing improvements, pavement, curbs, sidewalks, etc. 3. Easements; type and location. 4.. Location of dimension of all proposed public right- of-way. 5. Radii of street curves. . 6. Location and dimension of all public or private easements. 7. Location of railroad'tracks within 300 feet of site. S. Location and description of existing utilities. 9. Proposed streets to be labeled by alphabetical letters. 10. Grades of all proposed streets. - 11. Topographical contours at two-feet intervals with indication of manufacturing slopes. 12. Elevation of proposed building pads or sites. 13.. Lot. lines and dimensions. 14. Lots to be numbered. 15. Location of watercourse or areas subject to flood. FORM 33 PLANNING Page TWO 1)(1( I to - 46 16. Location of proposed storm drains or other means of drainage (grades and size) 17. Location of existing hu3.lclincjs and structures. 18. Location of existing trees within both private and public lands. 19. Street sections (may be submitted on separate sheet) 20. Delineation of devei( )pmnt phasing. FORM 33 PLANNING Page 3•• Page Three PROCEDURES 1) Application to Planning Commission: In an effort to aid the applicant, the Planning Department requests that it be given an opportunity to evaluate and discuss the application in its various stages of development prior to submittal. It is more effective if applicant meets directly with staff; however, written or telephone communication is acceptable. It is the responsibility of the applicant to make the initial contact for such meeting. 2) Submittal: Application will be accepted only if the application, plans and other pertinent.materials are included. 3) Review: After accepting the application staff will submit it to the department review board (DCC) to ascertain if further information is.necessary. Staff will attempt to conclude this review within two weeks, but in no case shall the review period be longer than 30 days from receipt of application. 4) Notice; Upon completion of the application review, the applicant will be informed by letter if further information is required if any, or if the application is complete what date it will be heard by the Planning Commission. 5) Planning Commission Calendar: The Planning Commission adopts an annual calendar that indicates application closing dates, staff review dates, a staff recommended review dates as well as Planning Commission hearing dates.. The date your request will be heard is selected from this calendar. You may acquire this calendar at the Planning Department. 6) Staff Review: Staff prepares a report for the Planning Commission. This report is reviewed by the Departmental Coordinating Committee (DCC), which is made up of representatives from the departments. of Planning, Engineering, Fire, City Manager and other as may be necessary. You are invited to this meeting to explain the project and respond to staff recommendations. Upon completion of this review, staff will prepare final staff recommendations to be sub- mitted to the Planning Commission. The final report with rec- oinmendatic,ns will be available at the Planning Department five days prior to the Planning Commission hearing (Friday afternoon prior to the Planning Commission meeting date). 7) Hearing: The Planning Commission meets every 2nd and 4th Wednesday of the month at 7:00 P.M., or as indicated on the Planning Commission calendar. Depending on the type of application, the Planning Commission will either make a recommendation and forward to City Council or take final action. 8) Appeals: Final actions by the Planning Commission may be appealed to the City Council, provided such appeal is filed within ten (10) days after the Planning Commission action. The applicant should review with staff the procedure on the various types of applications. 9) Final Decision: The City will notify the applicant and property owner of the final decision. . FORM: PLANNING 36 DATE OF PLANNING COMMISSION APPROVAL DEC. 6, 1978. EXHIBIT B PALOMAR OAKS ARCHITECTURAL, DEVELOPMENT AND MAINTENANCE STANDARDS II PURPOSE The development of each site within Palomar Oaks is controlled and restricted by the Declaration of Covenants, Conditions and Restrictions for Palomar Airport Business Park (hereinafter referred to as the CC & R's), and an Owners Association to carry out the CC & R's and its own CC & R's (hereinafter referred to as Owners' CC & R's) and these Design Guidelines, as well as applicable governmental codes and regulations. The Owners' CC & R's are directed towards achieving the desired character and quality level of site development that will set Palomar Oaks apart from other business developments. The purpose of these Development Guidelines is to further define the requirements which are specifically and generally stated in the Owners' CC & R's. These Guidelines are intended to supplement the Owners' CC & R's as an aid in the submittal of plans for approval by providing more detailed infor- mation on which to base a review. Any specific conflicts between CC & R's, Design Guidelines, and governmental codes and regulations, shall be brought to the immediate attention of Palomar Oaks. In general, however, the priority of compliance is first with governmental codes and regulations, second with the CC & R's, and third with the Design Guidelines. The owners or lessees of each site within Palomar Oaks should familiarize themselves with the intent and requirements of the CC & R's, these Guidelines and all applicable governmental codes and regulations, and through their architects, implement all those provisions applicable to their specific site developments. All development plans, landscaping plans and graphic designs, shall be submitted to the Palomar Oaks Development Committee (comprised of two or more representatives of the partnership, Birtcher Business Center - Corporate Palomar), hereinafter known as "Committee". 1 PALOMAR OAKS DESIGN GUIDELINES Purpose 1.0 Introduction to Palomar Oaks 1.1 Location 1.2 Immediate Setting 1.3 Master Plan and Streetscape 1.4 Planning and Zoning 1.5 Master Drainage Plan 1.6 Permitted and Prohibited Uses 2.0 Approvals and Submittals 2.1 Plan Review Process 2.2 Palomar Oaks Master Plan Design Submittal 2.3 Palomar Oaks Schematic Plan Submittal 2.4 Palomar Oaks Preliminary Plan Submittal 2.5 Palomar Oaks Construction Document Submittal 2.6 Palomar Oaks Revision, Alteration, Addition or Change of Use Preliminary Plan Submittal 2.7 Palomar Oaks Revision, Alteration, Addition or Change of Use Construction Document Submittal 2.8 Institutional Review Process 3.0 Site Planning Guidelines 3.1 Building Site Coverage 3.2 Landscape Coverage 3.3 Building Heights 3.4 Street Setback 3.5 Interior -P-nGDertv Line Setback 3.7 Access and Drive Location 3.8 Sidewalks 3.9 Storage, Service, and Loading Areas 3.10 Refuse Collection Areas 3.11 Screening of Exterior Mechanical Equipment 3.12 Screening of Exterior Electrical Equipment and Transformers 3.13 Fences and Walls 3.14 Utilities and Communication Devices 3.15 Grading 3.16 Nuisances 4.0 Architectural Guidelines 5.0 Landscape Guidelines 5.1 Introduction to the Palomar Oaks Landscape Concept 5.2 Landscape Guidelines 5.2.1 Submittals of Drawings 5.2.2 Landscape Coverage 5.2.3 Vehicular Access Drive Design Guidelines 5.2.4 Front Yards 5.2.5 Side Yard and Rear Yard Requirements 5.2.6 Parking Lots 5.2.7 Planting and Irrigation Details and Specifications 5.2.8 Fertilizing Methods and Soil Analysis 5.2.9 Maintenance of Unimproved Site 6.0 Sign Guidelines 7.0 Lighting Guidelines Declaration of Covenants and Restrictions 111 1.0 INTRODUCTION TO PALOMAR OAKS Palomar Oaks is to become a unique business community distinguished from other San Diego business parks. The distinction of Palomar Oaks begins with its conception as a series of business 'estates' positioned strategically through the master planned concept offered under the City of Carlsbad's planned unit development (PUD) ordinance. This conception will be furthered through an emphasis on quality contemporary site, architectural, landscape and recreational design. 1.1 LOCATION Palomar Oaks is located at the entry of the major industrial complex evolving around the Palomar Airport in northern San Diego County. As the most unusual part of the Palomar Airport Business Park, a major element of the industrial complex, Palomar Oaks serves as the gateway to the complex, and can be designed to cater solely to the most discriminating industrial, R & D and corporate office users. 1.2 IMMEDIATE SETTING Palomar Oaks lies in a canyon surrounded by clusters of oaks and dissected by a natural drainage course that culminates in several lakes that serve both amenity and drainage control requirements. The private street system and landscape buffers are designed to provide continuous links for people movement within the business and recreational environs of the park. 1.3 MASTER PLAN AND STREETSCAPE The Palomar Oaks Master Plan is organized around a private street system connecting to the other phases of Palomar Airport Business Park at Camino de la Roble, as well as providing a primary entry at Palomar Airport Road. The private street and complementary landscape buffers are designed 1 to provide an exclusive community within a natural setting, with minimum disruption from development. Approximately 50 percent of Palomar Oaks will remain in its natural undeveloped state, and the lakes and drainage system will be controlled but natural in appearance. As a planned unit development, Palomar Oaks is privately owned in its entirety, including its Street system. An association, controlled by the owners and land lessees, has been established to oversee the operations and maintenance of the common areas and to enforce the proper design and maintenance of the business facilities locating in the park. Generally, the Committee and Owners Association will retain ultimate authority to ensure that the intent of Palomar Oaks is carried out to the greatest extent possible. Intersections leading into Palomar Oaks will be highlighted by landscape and graphic design features to establish these locations as gateways to the park. Recreational opportunities will be available in the form of tree-laned pathways that unite joqqinq and exercise stations with business circulation requirements. The lakes will provide settings for relaxation and picnicking, and the mountainous areas, retained in their natural setting, will provide trails and picnic areas for horsepeople as well as the more adventurous hikers and joggers, 1.4 PLANNING AND ZONING Palomar Oaks is located within the City of Carlsbad. Developments within Palomar Airport Business Park are currently subject to regulations of the P.M. Zone of the City of Carlsbad Zoning Ordinance, Palomar Oaks will operate under the PUD ordinance which provides more flexibility in individual design in return for compliance with an approved master plan in toto. Proposed developments will be reviewed by Carlsbad Planning staff for conformance with the City of Carlsbad Zoning Code and the approved PUD master plan and building guidelines. 2 1.5 Master Drainaqe Plan The Coastal Commission and the City of Carlsbad have determined that Palomar Oaks represents the center of control for all drainage and erosion eminating from the Palomar Airport Business Park and parts of Palomar Airport. A drainage system has been designed with the concurrence of these regulatory entities which will be implemented and maintained by the Committee and the Palomar Oaks Owners Association. 1.6 PERMITTED AND PROHIBITED USES In order to achieve the objective of Palomar Oaks as a high quality business environment, the CC&R's identify uses that are permitted. Although generally for accordance with the P.M. zone, allowed uses will be carefully monitored. The following outlines the objectives related to permitting and prohibiting uses: Objectives 1. to permit business uses whose facilities will contribute to the perception of Palomar Oaks as a series of business "estates' 2. to permit business uses which do not, through their operation, produce objectional visual, sound, smell, or vibrational outputs 3. to permit business uses which are compatible with one another and cornbatible with existing or planned uses surrounding Palomar Oaks Guidelines to Permitted Uses 1. Any use or business operation permitted by the current City of Carlsbad P-M Zoning Ordinance, provided such use is specifically approved in writing by the Committee. The Committee, however, reserves the right to refuse any use which they conclude may adversely affect Palomar Oaks. An approved use shall be performed or carried out entirely within a building that is so designed and constructed that the enclosed operations and uses do not cause or produce a nuisance to adjacent lots or streets such as, but not limited to, vibration, sound, electro-mechanical disturbances, radiation, air or water pollution, dust, or emission of odorous, toxic or non-toxic matter 3 including steam. Certain activities which cannot be carried on within a building may be permitted, provided such activities are specifically approved in writing by the Committee and further provided such activities are screened in an acceptable manner so as not to be visible from neighboring lots and streets. 4 2.0 APPROVALS AND SUBMITTALS 2.1 Plan Review Process In order to ensure that the design standards for Palomar Oaks contained in these guidelines are achieved, a series of plan submissions will be required at different stages of the design process. The number of plan submissions will vary depending upon the complexity and timing of a proposed development. Plan submissions will also be required for sig- nificant revisions, alterations additions, or change of use for approved or existing developments within Palomar Oaks, Required Plan submission shall be submitted to the Committee, care of Birtcher Pacific, general partner. Each stage of plan submission will require two (2) sets of plans containing the specific information described below. The Committee will review all required plan submissions, All submitted plans will be reviewed by the Committee for acceptability of design in compliance with the CC & R's and these Design Guidelines. Upon completion of review by the Committee, one set of submitted plans will be returned to the applicant along with a letter summarizing comments, recommendations, requirements and findings. The length of review by the Committee for all stages of plan submissions shall not exceed 30 days. The returned plans will be marked "Approved" or "Approved subject to conditions" or "Not Approved" with the following intended meanings; 1. "Approved" - approved documents permit the applicant to proceed to the next stage of the approval process. 2. "Approved subject to conditions" - documents so marked permit the applicant to proceed to the next stage of the approval process provided the applicant complies with the conditions specified by the Committee. 5 If the applicant takes exception to the specified conditions, the applicant must do so in writing by certified mail addressed to the Committee within ten (10) days from the date of the applicant's receipt of returned documents. Unless such action is taken, the Committee will assume that all conditions are acceptable to and approved by the applicant. 3. 'Not Approved' documents will be returned to the applicant with comments describing the basis for disapproval. Revised documents must be resubmitted if approval is sought. 4. The Committee's approval of the applicant's plans, specifications, calculations, or work shall not constitute an implication, represen- tation or certification by the Committee that the above items are in compliance with applicable Statutes, Codes, Ordinances or other regulations. The Palomar Oaks Design Guidelines are in no way intended to supersede any applicable Statutes, Codes, Ordinances or regulations of controlling governmental jurisdictions. Should any portions of the Palomar Airport Business Park CC & R's, the Owners' CC & R's, or Design Guidelines be discovered to encourage violation of applicable Statutes, Codes, Ordinances, or other governmental regulations, those discrepancies should be brought to the immediate attention of the Committee. The applicant shall have the sole responsibility for compliance with all applicable Statutes, Codes, Ordinances, or other regulations for all work performed on the premises by or on behalf of the applicant. 2.2 PALOMAR OAKS MASTER PLAN DESIGN SUBMITTAL Submission of a site Master Plan will be required only when the ultimate site development is planned to be constructed in separate phases over a period of time. The site Master Plan is to be submitted and approved before Schematic Plans are submitted. [.1 Master Plan submissions shall show an indication of: 1. All major buildings and structures including: a. building footprints b. overhangs c. net floor area d. site coverage - building-ground contact area/net lot area e. building coverage - area of all floors/net lot area f. a brief description of the use of each building or structure including an estimate of the number of employees 2. Parking Area a. configuration of parking and vehicular circulation including employee and guest parking b. dimensions of typical parking stalls and parking aisles c. total parking provided d. calculation demonstrating total parking required 3. Loading and Service Areas a. truck service and loading dock areas b. truck and service vehicle circulation areas c. trash enclosure areas d. location of screening devices for truck and service areas 4. Landscape and Pedestrian circulation concept including any major site design features 5. Interfaces with off-site circulation including the location and design of all access drive curb cuts 6. Interfaces with adjacent properties 7. Conceptual grading, drainage and utilities 8. Descriptions or sketches of the architectural design concept including intended character and materials 9. Phasing Plans - plans indicating the phasing of the ultimate Master Plan development illustrating the extent of development at the completion of each phase and compliance with the PUD Master Plan for the entire park. 7 While only the above information is required for all Master Plan submis- sions, it would be desirable for applicants to utilize all available presentation materials and media in order to fully communicate the intent and design character to the Committee; 2.3 PALOMAR OAKS SCHEMATIC PLAN SUBMITTAL The schematic Plan Submittal is required to give an indication of the design, character, and extent of the proposed immediate development. The Schematic Plan is to be submitted and approved before Preliminary Plans are submitted. Schematic Plan submissions shall show, an indication of: 1. All major buildings and structures including: a. building footprints b. overhangs c. net floor area d. site coverage - building - ground contact area/net lot area e. building coverage,- area of all floors/net lotarea f. a brief description of the use of each building or structure including an estimate of the number of employees 2. Parking Area a. a configuration of parking and vehicular circulation including employee and guest parking b. dimensions of typical parking stalls and parking aisles c. total parking provided d. calculation demonstrating total parking required 3. Loading and Service Area a. truck service and loading dock areas b. truck and service vehicle circulation areas c. trash enclosure areas d. location of screening devices for truck and service areas 4. Landscape and Pedestrian circulation concept including any major site design features 5. Interfaces with off-site circulation systems Rl 6. Interfaces with adjacent properties 7. Conceptual grading, drainage and utilities 8. Descriptions or sketches of the architectural design concept including intended character and materials Again, the above information is required for all Schematic Plan submissions. It would be desirable for applicants to utilize all available presentation materials and media in order to fully communicate the intent and design character to the Committee. 2.4 PALOMAR OAKS PRELIMINARY PLAN SUBMITTAL The Preliminary Plan submission is required to convey specific information about the site planning and architecture of the proposed development. The Preliminary Plan package should be submitted to the Committee prior to or concurrent with submission of plans to the City of Carlsbad for Site Development Review. Preliminary Plans are to be submitted and approved before construction documents are submitted. The Preliminary Plan submission requires each of the following exhibits: 1. Site Plan indicating the following: a. building footprints and dimensions to property lines b. building roof overhangs c. configuration of parking and vehicular circulation areas d. location of parking lot electroliers e. truck service, loading area, trash enclosures f. lines of setbacks and easements g. locations of on-site transformers, electrical switch gear, and gas meters h. adjacent roadways including curblines, medians and median openings i. tabulation of: I. Parcel Area II. Total Building Floor Area III. Site Coverage IV. Building Coverage V. Total Parking Provided Vi. Total Parking Required VII. Estimated total employees on site at any peak time VIII. The anticipated number of shifts and the hours and days of their operation 2. Conceptual Grading and Drainage Plan indicating: a. proposed finish grades, slopes and building pad elevations b. site drainage structures and systems c. grades of existing streets and curbs d. locations of street lighting and utility structures within landscape easement e. compliance with the master drainage plan for the park 3. Conceptual Landscape Plan indicating: a. preservation of existing trees and related natural vegetation b. plant materials, sizes, and spacings c. walkways and paved areas d. other landscape design features 4. Building Elevations of all sides of all proposed buildings indicating: a. wall and roof materials, textures and colors b. locations of wall mounted signing and lighting c. roof and parapet heights above ground floor line d. the profile of any roof mounted mechanical equipment which extends above the roof parapet 5. Building Floor Plans 6. .Building Roof Plans indicating: a. roof elevations above finish floor b. heights and locations of roof mounted mechanical equipment where available 7. Outline Specifications of all building materials 8. Conceptual Graphics and Wall Mounted Signs a. ground signs and wall mounted signs I. locations II. designs, materials, textures, colors, heights, areas III. illumination IV. typography 10 b. directional and information signs I. locations II. designs, materials, textures, colors, heights, areas III. illumination - IV. typography 2.5 PALOMAR OAKS CONSTRUCTION DOCUMENT SUBMITTAL All applicants are required to submit copies of the same construction documents to be approved by the City of Carlsbad building officials in order to demonstrate the precise construction details for implementing the approved Preliminary Plans. The construction document submission requires one (1) set of the following: 1. Final Grading and Drainage Plan 2. Architectural, structural, mechanical, plumbing, and electrical drawings 3. Construction specifications 4. Landscape planting and irrigation plans 2.6 PALOMAR OAKS REVISION, ALTERATION, ADDITION OR CHANGE OF USE PRELIMINARY PLAN SUBMITTAL Preliminary plans are required to be submitted for any significant revisions, alterations, additions or change of use to approved or existing developments within Palomar Oaks. Preliminary plans for this purpose must be submitted and approved before construction documents are submitted and before the commencement of construction. Revision, Alterations, Additions or Change of Use require the submission of two (2) sets of documents including: 1. A written description of the nature and extent of the proposed revision, alteration, addition or change of use to be undertaken. 2. Indications of proposed revisions, alterations additions or changes to: a. the site plan b. the grading and drainage plan c. the landscape plan d. the building elevations including: 11 I. wall and roof materials, textures and colors II. locations of wall mounted signing and lighting III. roof and parapet heights above the ground floor line IV. the profile of any roof mounted mechanical equipment which extends above the roof parapet e. the building floor plans 3. Tabulation of: a. the new total building floor area b. the new site coverage c. the new building coverage d. the new parking provided e. calculations demonstrating the new required parking f. the new estimated peak employee count 4. Outline specifications of construction materials. 5. Variations compliance with the PUD master plan for the park. 2.7 PALOMAR OAKS REVISION, ALTERATION, ADDITION OR CHANGE OF USE CONSTRUCTION DOCUMENT SUBMITTAL All applicants are required to submit copies of the same construction documents to be approved by City of Carlsbad building officials, in order to demonstrate precise construction details for implementing approved preliminary plans. The construction document submission requires one (1) set of the following: 1. Final grading and drainage plan 2. Architectural, structural, mechanical, plumbing, and electrical drawings 3. Construction specifications 4. Landscape planting and irrigation plans 2.8 INSTITUTIONAL REVIEW PROCESS In the course of designing proposed developments for lots within Palomar Oaks, additional reviews and approvals will be required beyond the Palomar Oaks design review process. The following summary of Palomar Oaks and other review and approval processes is included to assist individual 12 applicants in understanding the approximate nature and sequence of those reviews. An understanding of the total review process from the outset, it is hoped, will contribute to smoother and more efficient processing of each proposed development. 1. The design process should begin with a review of the Palomar Airport Business Park CC & R's, the Owners' CC & R's, and Palomar Oaks Design Guidelines, and the City of Carlsbad P-M and PUD ordinances. Copies of the City of Carlsbad Site Development Review applications and submission requirements should also be obtained at this time. 2. Prior to commencement of design, a qualified civil engineer should be consulted as to grading and drainage restrictions. 3. Master plan should be submitted to and approved by the Committee. 4. Applicants should review master plans with the City of Carlsbad Planning Department staff for comments. This is not a required review but it may help to avoid problems and duplications of work. 5. Master Plans should be reviewed by a qualified civil engineer for compliance with grading and drainage restrictions. 6. Schematic plan should be submitted to and approved by the Committee. 7. Schematic plans should be reviewed by a qualified civil engineer for compliance with grading and drainage restrictions. 8. Schematic plans should be reviewed with the City of Carlsbad Planning Department staff several weeks prior to the intended submission for Site Development Review. 9. Preliminary plans should be submitted to and approved by the Committee. 10. Submit plans to the City of Carlsbad for Site Development Review. Site Development Review is the only Planning Department review and approval process required prior to submission for building department plan check unless variances or conditional use permits are required, or the specific plan in the judgment of the Planning Department requires Planning Commission approval. Site Development Review covers site planning, architectural, conceptual landscape, and conceptual grading and drainage design review. 13 11. Submit plans for building department plan check. 12. Submit building department approved construction documents to Committee for approval. 14 3.0 SITE PLANNING GUIDELINES 3.1 BUILDING SITE COVERAGE - Objectives 1. to insure that the intensity of site development is not excessive or detrimental to the perception of Palomar Oaks as a unified series of industrial estates' Guidelines 1. Site Coverage (defined as the building-ground contact area divided by the total net lot area) shall not exceed 45% or the amount specified in the then current City of Carlsbad Zoning Ordinance (whichever is the more restrictive). 2. Building Coverage (defined as the total area of all floors divided by the total net lot area) shall not exceed 60% unless otherwise approved in-writing by the Committee. 3.2 LANDSCAPE COVERAGE Objectives 1. to insure that at least a minimum portion of a development site is devoted to landscape materials in order to maintain a sense of continuity with adjacent sites and the natural surroundings, and to contribute to the perception of Palomar Oaks as a natural, 'park-like environment 2. to insure that at least a minimum of landscape materials are available on a development site in order to contribute to the environmental well being of potential users of each site 1. A minimum of at least 15% of the area within the property lines of a development site (excluding the common area natural setting) shall be devoted to landscape materials unless otherwise approved in writing by the Committee. (For additional landscape requirements, see Landscape Guidelines Section 5.0.) 15 3.3 BUILDING HEIGHTS Objectives 1. to maintain a reasonably consistent and compatible height profile throughout Palomar Oaks while allowing for vertical and horizontal variations to create acceptable individuality between facilities 1Th4,4,,1 1. No building shall exceed feet in height unless approved by the Committee and the City of Carlsbad. 3.4 STREET SETBACK Objectives 1. to achieve a feeling of openness and privacy along the streets that reinforces the perception of Palomar Oaks as a series of industrial "estates" within the exclusive community concept 2. to encourage some regularity of space formed by buildings on either side of a street 3. to achieve a landscaped setting between the street and buildings 4. to provide for a street-side edge which will have a landscape character that will unify the total development and be sufficiently distinctive in design to differentiate Palomar Oaks from other business developments 5. to provide vehicular sight lines which allow discrimination of one company from another 6. to provide vehicular sight lines which allow safe ingress and egress to properties and safe movements along roadways 7. to accommodate major Palomar Oaks identity statements at street inter- sections leading into and within the Park 16 Guidelines 1. No building or parking shall be permitted to be constructed closer than thirty (30) feet from the curb line of the interior Street system. All area within this thirty (30) foot setback shall be landscaped. Planters, walls, sign elements not exceeding 3'-0" in height may be permitted in street-side setback areas with written approval of the Committee. Roof overhangs may extend a maximum of 6'-0" into setback areas. 2. The setback area shall be fully landscaped in a manner compatible with the on-site architecture and landscape design concepts. 3. Parking areas shall be permitted beyond the thirty (30) foot setback and shall be lower than street level where possible to screen the view of the parking area and automobiles from adjoining streets. 3.5 INTERIOR PROPERTY LINE SETBACK Objectives 1. to provide a definite physical separation between buildings on adjoining lots suitable for distinguishing separation of responsibilites 2. to allow companies on adjoining lots to be individually identifiable Guidelines 1. No building shall be permitted to be constructed closer than ten (10) feet from an interior property line and the aggregate distance between contiguous buildings on the sideyards shall not be less than twenty (20) feet. 2. No parking, other than automobile overhangs, shall be permitted to be constructed closer than five (5) feet from an interior property line, unless otherwise approved in writing by Palomar Oaks Partners. 3. All setback areas shall be fully landscaped in a manner both compatible with and complementary to the on-site architecture and landscape design concepts. 4. Building-by-building increases or decreases in the setbacks, and locations of parking areas may be required by the City of Carlsbad as a condition of approval of the overall project phase site plan. 17 3.6 PARKING REQUIREMENTS Objectives 1. to provide sufficient on-site parking to accommodate all vehicles associated with the use of each lot at any one time, and therefore not require vehicles to be parked on public roadways or on lots of other companies 2. to configure parking areas such that they contribute to an increase of the ratio of on-site persons to on-site vehicles Guidelines 1. On-site parking shall be provided in a ratio of one space per 400 square feet or less of net industrial floor area for all industrial buildings, and one space for 250 square feet or less of net office floor area for all office buildings, unless otherwise approved by the Committee. 2. Standard parking stalls shall be a minimum of 9 feet by 19 feet. Such standards as vehicle overhangs and compact stalls shall be governed by City code. 3. In addition to the parking required above, one desinated parking space shall be provided for each company vehicle to be parked on-site during normal working hours. Parking spaces for company vehicles shall be of a size, area, and configuration that the company vehicles can be parked such that they are fully contained within their designated spaces. 4. Designated 'Handicap Parking" spaces, 12 feet in width, shall be provided. Such parking spaces shall be given preferential locations near building entrances which provide full and convenient handicap access. 5. Should businesses locating on a Palomar Oaks development site wish to encourage the formation of car pools by their employees, consideration should be given to designating reserved "Car Pool" parking spaces. Designated "Car Pool" spaces should be given preferential locations in relatively close proximity to primary employee building entrances. 6. Designated "Cycle Parking" areas should be considered for the convenience of employees using bicycles or motorcycles. In order to avoid the clutter of cycles parked in unplanned locations, it is recommended that planned "Cycle Parking" areas be conveniently located to employee entrances and be provided with racks having security locking capabilities. in I1!J 3.7 ACCESS AND DRIVE LOCATION Objectives 1. to have access drives located such that vehicular traffic arriving at and leaving from lots, as well as traffic passing continuously in streets, flow at an optimum level of efficiency 2. that the continuity of street-side landscaping is minimally disrupted by the construction of access drives 3. that utilities located in the landscape easement are not or are minimally disrupted by the construction of access drives Guidelines 1. Access drives should be coordinated with adjacent lots so as not to impede the efficient flow of peak period traffic. Consideration should be given to adequate separation of adjacent access drives or the development of common access drives. 2. Access drive designs should incorporate provisions for efficient vehicle stacking during peak periods of use. 3. Access drives should be located such that their construction results in a minimal disruption of the street side landscaping and utilities located within the designated landscape easement. 3.8 SIDEWALKS Objectives 1. to provide a safe (separated from vehicles), efficient and aesthetically pleasing means of pedestrian circulation connecting lots along the streetside perimeter, as well as to the lakes and recreational areas. 2. to provide a safe (separated from vehicles), efficient and aesthetically pleasing means of pedestrian circulation serving each site, including connecting parking areas with building entries, connecting buildings to one another, and connecting building entries with on-site and off-site amenities 19 iHca inc I. Streetside sidewalks will be installed within perimeter landscape areas incorporating walking, jogging and exercise station features in a safe, efficient and pleasing manner. 2. On-site pedestrian circulation systems shall be provided to meet the circulation needs of on-site users. Such systems should provide safe, efficient and aesthetically pleasing means of on-site movement and should be an integrated part of the overall architectural and site design concept. 3. Where usage dictates, connections should be made between on-site and perimeter pedestrian circulation systems. 3.9 STORAGE, SERVICE, AND LOADING AREAS Objectives 1. to ensure that storage, service, and loading areas are not visible from primary visual exposure areas (streets, primary image entry drives, floors of image buildings, common visual and recreational amenity areas, etc.) 2. to ensure that storage, service, and loading areas are located upon a site so as to minimize the visibility of loading and service vehicles from primary visual exposure areas 3. to ensUre that the storage, service, and loading areas are designed and located on the site so that service vehicle activities and movements do not disrupt the efficient flow of on-site and off-site traffic (TEl 4nc 1. Storage, service, maintenance, and loading areas must be constructed, maintained, and used in accordance with the following conditions: a. Unless approved in writing by the Committee, no materials, supplies, or equipment, including trucks or other motor vehicles, shall be stored upon a site except inside a closed building or behind a visual barrier screening such materials, supplies, or vehicles from adjacent sites so as not to be visible from 20 neighboring properties and streets. Any storage areas screened by visual barriers shall be located upon the rear portions of a site, unless otherwise approved in writing by the Committee. No storage areas may extend into a setback area except with the written approval of the Committee. b. Provisions shall be made on each site for any necessary vehicle loading and no on-street vehicle loading shall be permitted. c. Loading dock areas shall be set back, recessed, or screened so as not to be visible from adjacent lots, or sites, neighboring properties, or streets, and in no event shall a loading dock be closer than seventy-five (75) feet from a property line fronting upon a Street unless otherwise approved in writing by the Committee. 3.10 REFUSE COLLECTION AREAS Objectives 1. to ensure that refuse and refuse containers are not visible from primary visual exposure areas (streets, primary image entry drives, floors of image buildings, common visual and recreational amenity areas, etc.) 2. to ensure that refuse enclosures are effectively designed to receive and contain generated refuse until collected, and enclose refuse containers after refuse is collected 3. to ensure that refuse collection vehicles have clear and convenient access to refuse collection areas and thereby not contribute to excessive wear-and-tear to on-site and off-site developments Guidelines 1. All outdoor refuse containers shall be visually screened within a durable 6'-0' or higher non-combustible enclosure, so as not to be visible from adjacent lots or sites, neighboring properties or streets. No refuse collection areas shall be permitted between a street and the front of a building. 21 2. Refuse collection areas should be effectively designed to contain all refuse generated on-site and deposited between collections. Deposited refuse should not be visible from outside the refuse enclosure. 3. Refuse collection enclosures should be designed of durable materials with finishes and colors which are unified and harmonious with the overall architectural theme. 4. Refuse collection areas should be so located upon the lot as to provide clear and convenient access to refuse collection vehicles and thereby minimize wear-and-tear to on-site and off-site developments. 5. Refuse collection areas should be designed and located on the lot so as to be convenient for the deposition of refuse generated on- site. 3.11 SCREENING OF EXTERIOR MECHANICAL EQUIPMENT Objectives 1. to have all exterior components of plumbing, procesing, heating, cooling and ventilating systems not be directly visible from within the lot or from adjoining streets, lots, or buildings (ti4 rl1 4ntc 1. Exterior components of plumbing, processing, heating, cooling, and ventilating systems (including but not limited to piping, tanks,'stacks, collectors, heating, cooling, and ventilating equipment fans, blowers, ductwork, vents, louvers, meters, compressors, motors, incinerators, ovens, etc.) shall not be directly visible from a height of 5-0' above any ground or ground floor elevation at a distance closer than 500 feet from the closest building wall on any lot, unless otherwise approved in writing by the Committee. 22 2. It is recommended that in the case of roof mounted mechanical equipment, that building parapets be of such a height that roof mounted screening devices not be required. If building parapets do not provide the required screening, mechanical equipment shall be screened by an unobtrusive screening device that will appear as an integrated part of the overall architectural design. 3. Any devices employed to screen exterior components of plumbing, processing, heating, cooling, and ventilating systems from direct view shall appear as an integrated part of the architectural design, and as such, be constructed of complementary and durable materials and finished in a complementary texture and color scheme to the overall architectural design. 4. Any exterior components of plumbing, processing, heating, cooling, and ventilating systems and their screening devices, that will be visible from upper floors of adjacent buildings or from Palomar Airport Road, shall be kept to a visible minimum, shall be installed in a neat and compact fashion, and shall be painted such a color as to allow their blending with their visual background. 5. No exterior components of plumbing, processing, heating, cooling, and ventilating systems shall be mounted on any building wall unless they are an integrated architectural design feature, and in any case, shall be permitted only with the written approval of the Committee. 3.12 SCREENING OF EXTERIOR ELECTRICAL EQUIPMENT AND TRANSFORMERS Objectives 1. to minimize the visibility of exterior electrical equipment and transformers from primary visual exposure areas (streets, primary image entry drives, floors of image buildings, and common visual and recreational amenity areas, etc.) 23 Gui del ines 1. Transformers that may be visible from any primary visual exposure area shall be screened with either planting or a durable non- combustible enclosure (of a design configuration acceptable to San Diego Gas and Electric). Where possible, it is recommended that refuse containers and transformers be integrated into the same enclosure. 2. Transformer enclosures should be designed of durable materials with finishes and colors which are unified and harmonious with the overall architectural theme. 3. Exterior mounted electrical equipment shall be mounted on the • interior of a building wherever possible. When interior mounting is not practical, electrical equipment shall be mounted in a location where it is substantially screened from public view. In no case shall exterior electrical equipment be mounted on the street-side or primary exposure side of any buildipg. 4. Exterior mounted electrical equipment and conduits shall be kept to a visible minimum, where visible shall be installed in a neat and orderly fashion, and shall be painted to blend with its mounting background. 3.13 FENCES AND WALLS Objeátives - 1. to permit the installation of fences and walls within a lot for the purpose of site security, sound attenuation, separation of functional activities, and screening of unsightly functions and activities 2. to have fences and walls installed such that they are as inconspicuous as possible or designed as an integrated and complimentary architectural design element adding interest to the overall architectural design concept 3. to have no walls or fences reduce the intended quality of development or reduce the perception of Palomar Oaks as a series of business "estates" 91 4. to discourage the construction of walls and fences except as necessary to screen outside storage, loading, and service areas 5. to ensure that fences and walls do not, because of their height, location, or design, cOntribute to a decrease in the safety or efficiency of traffic flows on-site or in fronting streets Guidelines 1. No fence or wall shall be constructed closer than thirty (30) feet from the curbline of a fronting street unless it is of a height not to exceed 3-0". 2. No fence or wall shall exceed a height of 8-0" unless otherwise approved in writing by the Committee. 3. Walls and fences between buildings and fronting streets are discouraged, but when necessary shall require written approval by the Committee. 4. All fences and walls shall be designed as an integrated part of the overall architectural and site design. All matertals shall be durable and finished in textures and colors complementary of the overall architectural design. 5. Where chain link fencing is permitted by the Committee, it shall be of a dark color and shall be hidden behind plant materials and/or earth mounding. 3.14 UTILITIES AND COMMUNICATION DEVICES Objectives 1. to have the entire Palomar Oaks visually free of unsightly overhead power and telephone lines, utility poles, and other utility and communication equipment components 2. to protect off-site utility systems from becoming over-burdened by individual lot utility systems 3. to achieve minimum disruption of off-site utilities, paving, and landscape during construction and maintenance of on-site utility systems 25 (ii4d1 4nc 1. All exterior on-site utilities including, but not limited to, drainage systems, sewers, gas lines, water lines, and electrical, telephone, and communications wires and equipment shall be installed and maintained underground, except on-site septic systems, if required, which shall be screened in a manner similar to transformers in Section 3.12, above. 2. On-site underground utilities shall be designed and installed to minimize the disruption of off-site utilities, paving, and landscape during construction and maintenance. 3. No antenna or device for transmission or reception of any signals, including, but not limited to, telephone, television, and radio, shall be placed on any lot so that it is visible from 5'-0" above the ground or ground floor level at a distance of 500 feet in any direction, unless specific written approval is granted by the Committee. 4. Temporary overhead power and telephone facilities are permitted during construction. 3.15 GRADING Objectives 1. to encourage site design which protects buildings and business activities from damage or disruption during extreme storm conditions 2. to allow precipitation falling on site and surface water flowing from adjacent sites to be effectively absorbed or to drain off the site without causing excessive water concentrations or erosion on site or on adjacent sites or streets 3. to have site grading compliment and reinforce the overall architectural and landscape design character 26 n1 l iAo l inoc 1. All building first floor elevations should be approximately two to three feet above the flow line of adjacent streets and/or the lowered parking areas as applicable. Specific pad elevations and on-site drainage plans should be established by the project civil engineer in conjunction with the guidelines established as part of the master drainage plan. 2. Site grading design should complement and reinforce the architectural and landscape design character by helping to screen parking, loading, and service areas, by helping to reduce the perception of height and mass on larger buildings, by providing reasonable transitions between on-site uses, by providing elevation transitions contributing to the efficiency of on-site and off-site movement systems, and by providing reasonable transitions between lots. 3.16 NUISANCES Objectives 1. to ensure that no portion of Palomar Oaks is used in such a manner as to create a nuisance to adjacent sites or streets such as, but not limited to, vibration, sound, electro-mechanical disturbance and radiation, electro-magnetic disturbance, radiation, air or water pollution, dust, emission or odorous, toxic or noxious matter Guidelines 1. No nuisance shall be permitted to exist or operate upon any lot or site so as to be offensive or detrimental to any adjacent lot or site or neighboring property or to its occupants. A "nuisance' shall include, but not be limited to, any of the following conditions: (a) Any use of the lot or site which emits dust, sweeping, dirt or cinders into the atmosphere, or discharges liquid, solid wastes or other harmful matter into any stream, river, or other waterway which, in the opinion of the Committee, may adversely affect the health, safety, or comfort of persons within the area or the intended use of their property. No waste nor any substance or materials of any kind shall be discharged into any public sewer serving the subject property or any part 27 thereof in violation of any regulation of any public body having jurisdiction over such public sewer; (b) The escape or discharge of any fumes, odors, gases, vapors, steam, acids or other substances into the atmosphere which discharge, in the opinion of the Committee, may be detrimental to the health, safety or welfare of any person or may interfere with the comfort of persons within the area or which may be harmful to property or vegetation; (c) The radiation or discharge of intense glare or heat or atomic, electro-magnetic, microwave, ultrasonic, laser or other radiation. Any operation producing intense glare or heat or such other radiation shall be performed only within an enclosed or screened area and then only in such manner that the glare, or heat or radiation emitted will not be discernible from any point exterior to the site or lot upon which the operation is conducted; (d) Excessive noise. Except as specifically approved by the Committee, at no point outside of any lot plane shall the sound pressure level of any machine, device, or any combination of same, from any individual plant or operation, exceed the decibel levels in the designated preferred octave bands as follows: Octave Band Maximum Sound Pressure Levels Center Frequency (db) at Boundary Plane of Lot 31.5 78 63 72 125 65 250 59 500 55 1000 52 2000 50 4000 48 8000 47. A-scale levels for monitoring purposes are equivalent to 60db(A). The maximum permissible noise levels for the octave bands shown above are equal to an NC-50 Boise Criterion curve when plotted on the preferred frequency scale. RE Reasonable noise from motor vehicles and other transportation facilities are exempted, so long as the vehicles or other transportation facilities are not continuously on the subject property. The operation of signaling devices and other equipment having impulsive or non-continuous sound characteristics shall have the following corrections applied: CE-firnc Pure Tone Content - 5db Impulsive Character - 5db Duration for Non-Continuous Sounds in Daytime Only: 1 mm/hr + 5db 10 sec/lOmin +10db 2 sec/10 mm +15db The reference level for the db values listed above is the pressure of 0.00002 microbar or 0.0002 dyne/cm 2 . Adjustments by the Committee, where such criteria is unreasonable, may be made on a case by case basis. (e) Excessive emissions of smoke, steam or particulate matter. Visible emissions of smoke or steam will not be permitted (outside any building) which exceed Ringlemann No. 1 on The Ringlemann Chart of the United States Bureau of Mines. This requirement shall also be applied to the disposal of trash and waste materials. Wind-borne dust, sprays and mists originating in plants are not permitted. (f) Ground vibration. Buildings and other structures shall be constructed, and machinery and equipment installed, and insulated on each lot or site so that the ground vibration inherently and recurrently generated is not perceptible without instruments at any point exterior to any lot or site. 29 4.0 ARCHITECTURAL GUIDELINES Objectives 1. to encourage high quality, contemporary architectural design of all facilities to be constructed within Palomar Oaks, thus allowing Palomar Oaks to be positively differentiated from other business parks 2. to encourage businesses locating within Palomar Oaks to express themselves individually through the architectural design of their facilities (2ii4h1 4nE.c, 1. An design shall appear as an integrated part of an overall site design concept. 2. No "Period Buildings' shall be permitted. Contemporary building forms and materials will be encouraged. 3. Pre-engineered metal buildings will not be permitted. Metal clad buildings will be permitted only if designed by an architect and only if specifically approved in writing by the Committee. 4. Design. consideration should be given to: a. views and vistas b. solar orientation and climate C. orientation toward major streets and thoroughfares d. vehicular and pedestrian flows e. the character of surrounding developments f. expressions of a facility's functional organization g. expressions of the individual character of each business h. the satisfaction of physical, psychological, social, and functional needs of facility users. i. energy conservation through facility design j. potential environmental hazards k. enhancement of the overall landscape 30 5. Consideration should be given to the incorporation of design features such as: a. ceremonial entrance drives b. enriched visitor parking areas • C. highlighted visitor entrance and entry plazas d. highlighted employee entries and entry plazas e. decorative pedestrian plazas and walkways f. focal site sculptures g. enriched employee lunch areas h. employee recreational facilities i. accent landscaping j. accent lighting k. atriums and interior courts 1. dynamic building and roof forms M. striking window patterns n. light and shadow patterns o. color accents 31 5.0 LANDSCAPE GUIDELINES The landscape consists of elements that give form to exterior spaces. Thus, the character of the landscape is created by elements such as streets and building setbacks, the variety and placement of elements such as signing, site lighting, walkways, and plant materials, and the arrangement of major functional elements such as project entrances, parking lots, buildings, service areas, etc. Given that project architecture and building sites within Palomar Oaks will most likely be of varying types and sizes, landscaping (both on-site and the natural off-site areas) as a design element will play the key role in creating and conveying the overall character of Palomar Oaks as a parklike" working environment. The purpose, then, of these Master Landscape Design Guidelines, is to provide design criteria which will help to ensure that Palomar Oaks achieves an image that is distinctive, clearly understandable, and unified. 5.1 INTRODUCTION TO THE PALOMAR OAKS LANDSCAPE CONCEPT As a part of the Palomar Oaks master plan, a Master Landscape Plan has been conceived to organize, unify, and create a distinctive character for the whole of Palomar Oaks. Attached are the conceptual landscape plans and the proposed pedestrian and equestrian trails, which will be provided by the developer as part of subdivision improvements, and the sample lot landscape development plan which has been conceived in accordance with the landscape guidelines which are provided herein. Each Owner should use this sample plan as a guide- line in preparing his specific plan, 5.2 LANDSCAPE GUIDELINES 5.2.1. Submittals of Drawings Submittal of landscape drawings will occur in accordance with procedures as outlined in Section 2.0 Approvals and Submittals. 32 5.2.2. Landscape Coverage 1. A minimum of 15% of the area within the property lines of a development site shall be devoted to landscape materials unless otherwise approved in writing by the Committee. 5.2.3. Vehicular Access Drive Design Guidelines 1. Location Criteria a. Major access drives are to be located as described in Access and Drive Location Guidelines, Section 3.7. 2. Limited Use Area at Primary and Secondary Access Drives a. The limited use area is defined as the area extending ten feet on either side of an access drive and in that area the first ten feet extending in from the curbline of the public street. b. All objects higher than 30 inches above the top of curb at the access drive curb opening, including, but not limited to, shrubs, trees, signs, and earth berms, shall be located outside of the limited use area. 5.2.4. Front Yards 1. Definition: The front yard is defined as that portion of the site which fronts on the street and extends back to the building or parking line. 2. Visibility: Although landscaping will be used to screen the parking and service areas, no landscaping over 30" high should be allowed in areas which would block visibility of automobile access or egress. 3. Screening of Service Area: Screening of storage, loading, electrical cages, and other offensive areas within the front yards will be accomplished with enclosures with solid walls and screening with shrubs. 33 4. Grading Emphasis on landscape grading will be on a natural, non-uniform, yet planned horizontal and vertical plan which complements the natural terrain and yet provides screening of undesirable elements and functional areas for major landscape statements. 5. Parking Surface parking areas within the street front yards shall be screened by the use of shrub screen (see 7-C) or by keeping the surface of the parking at least 2 feet below the top elevation of berms within the front yard landscape. 6. Expansion Areas: Areas designated for future expansion of existing facilities shall be landscaped, irrigated, and maintained as per guidelines (set back distance) 30 feet behind the property line. The future design of building and parking lots should be taken into consideration when designing expansion area landscapes. 7. Planting Requirements: Preservation of natural vegetation and trees in various areas of Palomar Oaks is of utmost importance. All planting requirements are to be applied with this high priority goal as the focus of the plan. A. Front yard trees - the following combination of trees shall be used: 1. Entry accent trees - these should be clustered around the parking lot entrances with a minimum of two trees per entrance: a) Erythrina caffra (30" Box) "Coral tree" - use in planting area with a minimum width of twelve feet. 2. Building Entrance Accent trees - the trees should be clustered around building entrances with a minimum of 25%-30 Box and 75%-24 Gallon size: a) Nerium oleander (Oleander) b) Prunus Pissardi 34 c) Gleditsia tricanthus d) Lagerstroemia indica 3. Street trees - the trees in the street planting area should be a mix of: a) 80% - Pinus halepensis (Aleppo pine) b) 20% - Gleditsia sunburst (Sunburst locust) Planted at the rate of three (3) trees per 1,000 square feet of landscape area with the minimum sizes listed below: a) 10% - 30' Box b) 20% - 24" Box c) 70% - 15 Gallon B. Front yard shrubs - the following is a list of acceptable shrubs for the front yard: 1. Escallonia Rubra 2. hex cornuta "Dazzler" 3. Pittosporum tobira 4. Photinia fraseri 5. Raphiolepis indica "Springtime" 6. Raphiolepis indica "Ovata" 7. Trachelosperum jasminoides 8. Xylosma congestum 9. Agapanthus africanus 35 C. Front yard screen shrubs shall be Ligustrum texanum 5-gallon at 3.5 O.C. (see 5.2.4.3 Screening of Service Area). D. Front yard groundcover - between the curb and parking lot shall be lawn (see lawn..mix) unless the slope is over 3:1 or shrub screen requires groundcover below. The groundcover shall be Hedera helix hahnii 'Hahn's Ivy" planted at 12" 0.C.. E. Lawn - the lawn mix shall be as follows: 1. Seed @ 260 lbs/acre 50% - Manhattan perennia "Rye Grass' 20% - Fylking kentucky bluegrass 15% - Baron kentucky bluegrass 15% - Newport kentucky bluegrass 2. Mulch (cobweb type II) @ 1,600 lbs/acre 3. Gro-power fertilizer @ 900 lbs/acre - 4. Sta-grow 13-13-5 fertilizer @ 400 lbs/acre F. Color bed - the use of color beds for accent is encouraged. 5.2.5. Side Yard and Rear Yard Requirements 1. Definition: A 5 foot minimum planting strip is to be provided continuously along and adjacent to all interior property lines, which would create a 10 foot strip where two properties adjoin. Variations in these setbacks may be required by the City of Carlsbad as a condition of approval of the overall project phase site plan. 2. Drainage: All site drainage shall be directed away from the landscape area. 3. Edging: All planting areas shall be curbed with a 6" wide conrete curb except on a property line with landscaping immediately adjacent on the neighboring property. 36 4. Planting Requirements: The following plant materials are required as minimum: a. Trees - Platanus orientalis 18 feet on center located 3 feet from curb or one foot from the property line. b. Shrubs - Pittosporum tobira (Mock orange) 2 feet from the property line or 3 feet from the curb and planted 4' O.C.. c. Groundcover - Rosemarinus officinalis (Rosemary) 18 inches on center covering all ground surfaces. 5.2.6. Parking Lots (See also Parking Guidelines Section 3.5) 1. Interior Planter Size Tree wells and areas within paved parking areas shall provide a minimum 4 foot clear planting area. 2. Planter Edge: Tree well and planter shall be curbed with a 6" concrete curb. 3. Planting Requirements: The following planting materials are required as a minimum: a. Tree quantities - a minimum of one 15 gallon tree is required per each four parking stalls. Trees must be placed in the immediate vicinity of parking stalls; credit will not be given for perimeter edge and front yard plantings. b. Tree list - the following list of trees have been selected. A minimum of two types of trees should be used in each parking area: Deciduous a. Koelreuteria paniculata (Golden Raintree) b. Platanus acerifolia (London Plane tree) c. Pitacia chinensis (Chinese pistache) Evergreen a. Schinus terebinthifolius (Brazilian Pepper) b. Quercus ilex (Holly oak) 37 c. Brachychiton populneum (Bottle tree) d. Eucalyptus rudis (Swamp gum) c. Groundcovers - Rosemarinus officinalis (Rosemary) 18 inches on center covering' overin all ground surfaces. 5.2.7. Planting and Irrigation Details and Specifications 1. All planting and irrigation details and specifications shall conform to City of Carlsbad design standards. 5.2.8. Fertilizing Methods and Soil Analysis 1. Soil Tests All sites shall have a minimum of two soil tests for agricultural suitability and fertility prepared by a California Association of Agricultural Laboratories member. One test shall be in fill area and one test shall be in cut area. 2. Fertilizing Programs: Fertilizing programs shall be based upon the results of the soil tests. 5.2.9. Maintenance of Unimproved Site Sites that are not improved or built upon shall be maintained in a clean and neat appearance by the property owner. Weeds, brush, and trash will be removed twice a year; once in the spring and once in the fall. The Owners Association and its representatives have the right to perform the necessary maintenance and charge the individual tenant or property owner as necessary. 5.3.0. Review of Soil Conditions Note: all suggested plants or required plants are contingent upon the final soil test reports for the area. I.] ] 6.0 SIGN GUIDELINES Objectives - I. to allow sufficient, though not excessive, business identification devices so that the name of each business locating in Palomar Oaks is clearly and individually associated with the facilities it ocpies, when viewed by motorists passing by on fronting streets 2. to prohibit signs and business identification devices from being used for advertising of any kind including, but not limited to, advertising of products, services, or job openings 3. to allow on each lot sufficient, though not excessive, informational, directional, and traffic control signing for convenient and efficient operation 4. to have all informational, vehicular control, and temporary signing to be uniform in design, size, height, color, material, and typography 5. to permit sufficient, though not excessive, temporary signing including those identifying the future occupant, the design consultants, the general contractor, lending institutions, sale or leasing agents, and the building product to be offered 6. 'to ensure that signing and identification devices do not, because of their height, location or design, contribute to a decrease in the safety and efficiency of traffic flows in fronting streets ruidQl Sign Submittals 1. An overall sign program including any (1) detached business identifi- cation signs, (2) building mounted business or building identification signs and (3) informational and vehicular control signs shall be submitted as part of the preliminary plan submittal to the Committee. 39 Detached Business Identification Signs 1. Detached business identification signs shall be limited to the display of the name and/or symbol of the business or businesses occupying the site. No messages or advertising of any kind including, but not limited to, advertising of products, services, or job openings shall be permitted. 2. No more than one detached business identification sign shall be permitted on each street frontage of a development parcel. 3. No detached business identification sign shall exceed a sign area which is the lesser of 50 square feet per side or the maximum sign area permitted by the local governing authority. The sign area is defined as the area of the surface or surfaces which displays letters or symbols identifying the business or businesses occupying the site, or when the sign is of free-standing letters, the single rectangular area which fully encloses all letters or symbols identifying the business or businesses occupying the site. The sign area shall not include the base or pedestal to which the sign is mounted. 4. All detached business identification signs shall be permanent 'ground hugger' type signs and shall not exceed a height of five feet above the underlying finish grade unless otherwise approved in writing by the Committee. 5. All detached business identification signs shall be of such materials and design to be compatible with and complimentary to the on-site design concept as well as landscape and physical design features. 6. Detached business identification signs may be illuminated by continuous and uniform internal illumination, back-lighting, or ground lighting. No flashing or moving lights will be permitted. No unprotected lamp providing sign illumination shall be directly visible when viewed at any angle from a distance of twenty feet or more. No sign illumination shall cast a glare which will be visible from any street or access drive. 40 7. Location - Detached business identification signs must be located within 20 feet of a fronting street and the access drive, but shall not exceed 30 inches in height when located in the first 10 feet adjacent to access driVe closest to the street. Building Mounted Business or Building Identification Signs 1. Building mounted business or building identification signs shall be limited to the display of the building name or the name and/or symbol of the business occupying the site. No message or advertising of any kind including, but not limited to the advertising of products, services or job openings shall be permitted. 2. No more than one building mounted sign shall be permitted for each street frontage of a development parcel. 3. Business or building identification signs may be mounted to any vertical surface of a building or building associated wall provided such signs appear as an integral part of the overall architectural and site design concept. 4. The sign area of building mounted business or building identification signs may not exceed the lesser of 50 square feet or the maximum building mounted sign area permitted by the local governing authority. The building mounted sign area is defined as the area of the surface or surfaces which displays letters or symbols identifying the business or businesses occupying the site or when the sign is of freestanding letters, the single rectangular area which fully encloses all letters or symbols identifying the business or businesses occupying the site. 5. Building mounted business or building signs shall not extend beyond a height above the ground floor which is the lesser of 42 feet or the maximum height permitted by the local governing authority. 41 6. Building mounted business or building identification signs may be illuminated by internal illumination or backlighting provided that the color and intensity of such lighting appears as an integral part of the overall architectural and site design concept. No sign illumination shall cast a glare which will be visible from any street or access drive. Informational and Vehicular Control Signs 1. All informational and vehicular control signs shall be of uniform design using Matthews Architectural Division's Post & Panel Assembly 1 system or a sign system of equal design which is specifically approved in writing by the Committee. Both posts and panels shall have a durable black finish. All lettering shall be Helvetica Medium, white in color. Red and yellow may be used for stop and yield signs respectively. 2. No informational or vehicular control sign shall have a panel face which exceeds 5 square feet in area per side., 3. No business name, symbol, or advertising of any sort shall be permitted on any informational or vehicular control sign. 4. No informational or vehicular control sign shall exceed a height of 4 feet above the underlying grade. 5. No informational or vehicular control sign shall be located so as to reduce the safe flow of vehicles or pedestrians. 6. No informational or vehicular control sign shall be internally illuminated or illuminated from the ground. Temporary Signs 1. Only one temporary development sign plus one financing sign shall be permitted per development parcel. No additional individual signs shall be permitted. The Committee or its representatives have the right to remove unpermitted signs and charge the individual tenant or property owner for the cost of such removal, 42 2. Temporary development signs shall be of a uniform size, area, height, color and design, and shall, at a minimum, identify Palomar Oaks, including its logo and colors, and the business or company developing the parcel. The remaining sign area shall be limited to identification of the following and no other information: a. a concise identification of the nature of the development b. the projected date of completion c. the construction lender d. the real estate brokerage firm e. the general contractor f. the architect g. the structural engineer h. the civil engineer i. the mechanical engineer j. the electrical engineer k. the landscape architect 3. No temporary development sign shall be located so as to reduce the safe flow of vehicles and pedestrians. 4. All temporary development signs shall be removed prior to occupancy. 43 7.0 LIGHTING GUIDELINES Objectives - 1. to have on-site lighting contribute to the safe and efficient use of a development site 2. to have on-site lighting contribute to site security 3. to have on-site lighting complement and reinforce the architecture and site design character 4. to have on-site parking lot lighting fixtures and illumination levels be consistent throughout Palomar Oaks 5. to prevent on-site lighting from casting glare onto adjacent lots 6. to prevent on-site lighting from casting glare onto adjacent streets in such a manner as to decrease the safety of vehicular movement 7. to encourage lighting design that is in conformance with energy saving guidelines (4th14 Vi 1. All lighting potentially visible from an adjacent street except bollard lighting less than 42 inches high, shall be indirect or shall incorporate a full cut-off shield type fixture. 2. Parking areas, access drives, and internal vehicular cir- culation areas --'All parking lot lighting fixtures shall be a zero cutoff McPhilben - Exacta 17 Series or a fixture of similar "shoe box type design mounted at 18'-0" atop a square metal pole. Both the fixture and pole are to have a durable black finish. The light source shall be 150 watt color corrected high pressure sodium unless specifically designated otherwise by the City of Carlsbad. The parking lot illumination level shall achieve a uniformity ratio of 3 to 1 (average to minimum) with a maintained average of 1 foot candle and a minimum of .3 foot candle. 44 3. Service area lighting shall be contained within the service yard boundaries and enclosure walls. No light spillover should occur outside the service area. The light source should not be visible from the street. 4. Building illumination and architectural lighting shall be indirect in character. (No light source visible). Indirect wall lighting or "wall washing" overhead down lighting, or interior illumination which spills outside is encouraged. Architectural lighting should articulate and animate the particular building design as well as provide the required functional lighting for safety and clarity of pedestrian movement. 5. Pedestrian walk and area lighting is segmented into 2 zones. 1. the first zone is pedestrian area lighting. This is for outdoor pedestrian use areas such as courtyard, entry way, etc. Pedestrian area lighting should achieve a uniformity ratio of 3.5 to 1 average to minimum, with an average il- lumination of .60 foot candles and a minimum of .18 foot candles. 2. The second zone is pedestrian walk lighting where point to point lighting is acceptable with no specific illumination levels required. The main emphasis in this zone should be to clearly identify the pedestrian walkway and direction of travel. 45