HomeMy WebLinkAboutSP 180H; Carlsbad Research Center Specific Plan; Specific Plan (SP) (9)
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: March 8, 2011
P.C. AGENDA OF: June 6, 2012 Project Planner: Van Lynch
Project Engineer: Frank Jimeno
SUBJECT: SP 180(H) – CARLSBAD RESEARCH CENTER SPECIFIC PLAN –
Request for a recommendation of approval of a Specific Plan Amendment (SP
180(H)) on 559 acres of land located westerly of El Camino Real and bisected by
both College Boulevard and Faraday Avenue in Local Facilities Management
Zone 5.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6853
RECOMMENDING APPROVAL of Specific Plan Amendment 180(H) based on the findings
and subject to the conditions contained therein.
II. INTRODUCTION
The 559-acre Carlsbad Research Center Specific Plan project site is located on the west side of
El Camino Real, northerly of Palomar Airport and bisected by College Boulevard and Faraday
Avenue. The proposed project consists of an extensive rewrite of the existing outdated Specific
Plan document. The Specific Plan regulates the uses and provides the development standards for
the area identified as the Carlsbad Research Center Specific Plan. The project meets all
regulations applicable to this legislative action and all necessary findings to approve this
proposal can be made.
III. PROJECT DESCRIPTION AND BACKGROUND
The Carlsbad Research Center (CRC) Specific Plan is the regulatory document governing
development within the area defined as the CRC. The CRC is an existing comprehensively
planned industrial park containing a mixture of research and development, industrial, office,
commercial, and open space uses. The Specific Plan has and will continue to regulate the uses
permitted within CRC and provide development standards such as building height and setback
requirements. The CRC Specific Plan supersedes the development standards of the underlying
C-M zoning designation of the properties within the CRC project area.
The original Specific Plan was adopted in 1981 and has been revised through the years to reflect
changing development standards and use changes. The original Specific Plan was focused on the
overall development and infrastructure of the CRC. The CRC is mostly built-out with 5% of
vacant land (graded pads) remaining to be developed and is in the build-out and maintenance
phase of development. The proposed changes to the Specific Plan are numerous and it was not
possible to present the changes in an underline/strikeout format. Therefore, a new Specific Plan
text document has been prepared.
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The primary objectives of this specific plan amendment are to (1) refocus the Plans’ goal on the
overriding desire of the Owner’s Association to develop, operate and maintain the CRC as an
exclusive, high end industrial park that specifically caters to single tenant building (corporate)
occupancies (2) to clarify the strong regulatory authority of the CRC Owner’s Association
including the requirement that all development proposals are subject to review and approval by
the Association’s Architectural Review and Landscape Review Committees and (3) that the
Association’s Design Review Guidelines are more restrictive than the standards within the
Specific Plan.
The project area is bounded by residential, industrial, office, and open space land uses to the
north, Palomar Airport to the south, industrial development to the east, and the Municipal golf
course and Macario Canyon Park to the west.
The proposed revisions to the Specific Plan are summarized by topic area below.
Purpose and Intent
The Purpose section of the Specific Plan is expanded from the original to provide an “updated
and more modernized” plan. Generally, the plan provides a greater description for the design
and overall vision for the industrial park. The new plan includes a section on the relationship to
the original Specific Plan and its amendments and a section on the context of the new specific
plan.
Land Use, Circulation and Facilities Phasing
Changes to this section of the old Specific Plan include the removal of the phasing plan for
streets, traffic signals, mini-parks and landscaping as all these improvements have been
completed. At one time a wastewater reclamation facility was proposed at the Emerald Lake
location. This facility has not been constructed nor is it anticipated to be needed and has also
been removed from the plan.
Permitted Uses
The permitted uses provided in the CRC Specific Plan are similar to the previous plan and are
adequate to properly develop the CRC as proven by the last 30 years. The proposed industrial,
office, and support commercial uses have been and will continue to be appropriate in the area to
sustain the desirability and quality of the CRC.
The CRC is divided into three use areas. Area One is the industrial (Research and Development)
area, Area Two is the support commercial areas, and Area Three is the park. In Area One, which
is the bulk of the industrial area, new uses have been proposed which include; Medical or
veterinary services and medical clinical trial offices only upon a finding that they qualify as
“research” facilities in addition to occupational and specialty training facilities. New accessory
uses include solar facilities, wind generating devices, auto electrical charging stations.
Accessory uses deleted from the plan are food preparation, food service, and eating facilities as
they conflict with the ancillary eating facilities, restaurants and delicatessens which require a
Conditional Use Permit. Newly proposed Conditional Uses include wireless communication
facilities and ancillary retail up to 2,000 square feet if directly associated with the primary use.
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There are a few uses which have been added to the list of prohibited office type uses in Area
One. Presently non-corporate type office and commercial uses catering to the general public are
prohibited in CRC. Banks and financial institutions, medical and dental offices, employment
agencies, real estate agencies, and travel agencies catering directly to the general public are
presently listed specifically as prohibited uses. Added to the list of prohibited uses are; places of
worship, furniture stores, schools (not related to allowed uses i.e. dance, martial arts, etc. are
prohibited), and retail uses. Many of the above uses are however permitted in Area Two as
service providing uses of the tenants of the industrial park.
The Specific Plan will also prohibit the airspace subdivision of buildings into multi-tenant
condominium ownership. It is the intent of the Association to preclude these types of
subdivisions to maintain the campus-like corporate headquarters and major office,
manufacturing, and research facilities. The Specific Plan will also restrict the building size to
25,000 sq. ft. of new small lot planned unit developments (PUD). This land use pattern has been
used a limited number of times and the Association does not want this development type to
become a dominant land use configuration. The non-residential PUDs do not lend themselves to
the single tenant model of the parks development pattern.
Area Two commercial support uses are the properties located at the intersection of College
Boulevard and Faraday Avenue and El Camino Real and Faraday Avenue. At one time, the four
parcels at the College/Faraday intersection were identified as support commercial. The
northeasterly and southwesterly corners have developed with commercial support uses (Hotel
and Islands Commercial center) and the others have (or are planned to be) developed with Area
One industrial uses. The Specific Plan will be revised to reflect this change in area one and two
uses. A new use of counseling office (medical and non-medical) is being added as a permitted
use. Theaters have been deleted as a permitted use. Other new uses added by CUP are; athletic
clubs, daycare centers, gas stations, hospitals, and hotels and motels. These uses presently
require CUPs in other commercial zones in the City.
Area Three is the Zone 5 park facility located at Faraday Avenue and Camino Hills Drive. No
use changes are proposed for Area Three.
Development Standards
The Specific Plan generally sets forth the Planned Industrial (P-M) zone development and
performance standards although the property is zoned Heavy Commercial – Limited Industrial
(C-M). The C-M zone allows similar light to medium industrial type uses in addition to a wide
variety of commercial uses (C-1 and C-2). It is the intent of the CRC to restrict the uses to
similar uses allowed within the Planned Industrial zone as modified by the Specific Plan. There
is a need by the CRC to modify the proposed uses to clarify and better define the allowed uses
and to address new uses created since the inception of the CRC Specific Plan. The general
development standards remain similar to the existing plan with the exception of the removal of
the old sign and parking standards which have been replaced by a reference to the sign standards
in Chapter 21.41 (Sign Ordinance) and the parking standards in Chapter 21.42 (Parking
Ordinance). Ground signs have traditionally been prohibited along El Camino Real in the
Specific Plan area. A Variance (V-340 (Planning Commission Resolution No. 1992, (July,
1982))) was issued to allow a free standing entry monument sign exceeding the maximum size
limit at the corner of El Camino Real and Faraday Avenue. The Variance is no longer valid as
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the permitted structure has been removed. This Variance also precluded other monument signs
within the CRC to be oriented towards El Camino Real (Condition No 4). The El Camino Real
Corridor Standards (1984) and sign ordinance allow ground (monument type) signs.
The development and performance standards of the CRC Specific Plan do not change from the
previous plan, with the exception of Lots 97 through 100. These lots are located along the north
side of Faraday Avenue, westerly of Camino Hills Drive, and back up to the residential lots of
the Evans Point residential subdivision. There has been past land use compatibility issues related
to land use and noise between the industrial and residential uses. To remediate these issues, the
proposed Specific Plan includes new use restrictions to preclude heavy manufacturing uses and
labor intensive light manufacturing uses with shifts after 10 P.M. and before 6 A. M. All
Specific Plan properties have a performance standard to not locate mechanical or electrical
equipment that would disturb adjacent uses. Loudspeakers, bells, buzzers or other noise
attention or attracting devices exceeding 60 decibels (CNEL) at the property line would not be
permitted at any time. These provisions will remain unchanged.
Procedures
The CRC has a very active owners association which manages the common areas such as
landscaped right of ways, street side building setbacks, seven mini-parks, formal entries and sign
monuments, drainage facilities including Emerald Lake, and open spaces. The Association also
has Covenants, Conditions and Restrictions (CC&Rs) that apply to all development projects
within the CRC and may be equal or more restrictive than the Specific Plan. Architectural
Review and Landscape Review committees were established by the original project developer to
review projects for consistency with both the Specific Plan and the CRC Association’s Design
Guidelines. The original CRC Specific Plan established a development review process to be
regulated primarily by the CRC Association. The City does not enforce the design review
Guidelines as established by the CRC Association. However, the CC&Rs contain the design
guidelines by reference and the City has the right but not the obligation to enforce the CC&Rs.
Only a few projects within the Specific Plan area required a discretionary approval by the City
and these include a three story building located at the southwest corner of Faraday Avenue and
Rutherford Road intersection which required a Site Development Plan. Non-residential
subdivisions and non-residential planned developments over five lots/units received Planned
Development Permits and/or Tract maps. Conditional Use Permits have been issued for a few
delicatessens, City park and office facilities, the service station located in the commercial center
at the southwest corner of College Boulevard and Faraday Avenue, and Wireless
Communication Facilities. The majority of the office, industrial, and commercial buildings are
however approved by only a building permit. The hotel and commercial center (Islands) located
at the intersection of College Boulevard and Faraday Avenue were approved by building permits
only. Otherwise, the CRC does not require the approval of any discretionary permits similar to
an administrative Planned Industrial Permit which is required for Planned Industrial zoned
properties.
The CRC plan proposes to eliminate the SDP requirement for three story buildings. Over the
tenure of the plan, two three-story buildings have been built with only one of the buildings
processing a SDP. The other building was mistakenly built without the benefit of a SDP. The
old Specific Plan only required findings to be made that all buildings over 35 feet in height have
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an interior fire sprinkler system and that fire prevention and fire suppression materials and/or
equipment be incorporated to the satisfaction of the Fire Chief. Buildings today are required to
meet all building and fire safety codes. There were no issues regarding the design or site plan for
either building and the warrants for a SDP for a three story building within the CRC project are
unnecessary. Adequate controls for building placement are regulated through the Specific Plan
and the architectural design is regulated by the CRC association just as every other building in
the Park. Projects are reviewed during building plan check for compliance with the development
standards of the Specific Plan.
IV. ANALYSIS
The proposed project is subject to the following plans, ordinances and standards as analyzed
within the following section of this staff report:
A. General Plan Land Use Element – Planned Industrial (PI) and Open Space (OS)
General Plan Land Use Designations;
B. A Specific Plan as defined by California Government Code Section 65451;
C. Heavy Commercial Limited Industrial Zone – (C-M) (Carlsbad Municipal Code,
Chapter 21.30) and
Carlsbad Research Center Specific Plan (SP 180(H));
D. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP);
E. El Camino Real Corridor Development Standards
F. Habitat Management Plan
G. Growth Management Ordinance (Local Facilities Management Plan Zone 5).
The recommendation for approval of this project was developed by analyzing the project’s
consistency with the applicable regulations and policies. The project’s compliance with each of
the above regulations is discussed in detail in the sections below.
A. General Plan Land Use Element
The Specific Plan area is General Plan Land Use designated as Planned Industrial (PI) and Open
Space (OS). The planned industrial area is the previously developed or graded area within the
CRC. The Open Space areas are the natural undisturbed habitat areas and the Emerald Lake
water detention facility and passive recreation area.
The project complies with all of elements of the General Plan as illustrated in the Table A below:
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TABLE A - GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLY?
Land Use A City which provides for land
uses which through their
arrangement, location and size,
support and enhances the
economic viability of the
community.
The 559 acre CRC Industrial
Park which is located in the
central portion of the city
provides a significant
number of employment
opportunities and thereby
supports the economic
viability of the city.
Yes
A City which develops an
industrial base of light, pollution-
free industries of such magnitude
as will provide a reasonable tax
base and a balance of
opportunities for employment of
local residents.
The CRC Park is a clean and
upscale industrial park
development with
professional office and light
industrial uses which
provides a tax base and
employment opportunities
for local residents.
Yes
Circulation New development shall dedicate
and improve all public right-of-
way for circulation facilities
needed to serve development.
All circulation element
roadways and improvements
located within the Specific
Plan area have been
constructed to serve the
project and surrounding
areas.
Yes
Noise Utilize noise standards contained
in the City of Carlsbad Noise
Guidelines Manual.
The CRC Specific Plan
contains regulations
consistent with the City of
Carlsbad Noise Guidelines
Manual.
Yes
Public Safety Enforce the Uniform Building
and Fire Codes, adopted by the
City, to provide fire protection
standards for all proposed
structures.
All necessary water mains,
fire hydrants, and
appurtenances located within
the Specific Plan area must
be reviewed during building
design and installed prior to
occupancy of any building.
Yes
B. Specific Plan 180(H)
Government Code Section 65451 governs the content of Specific Plans. The Carlsbad Research
Center Specific Plan contains all information required by state law. The plan consists of both
text and diagrams which specify the following in detail: (1) distribution and location of land
uses, (2) infrastructure, (3) development standards, (4) implementation measures, and (5) a
statement of the relationship of the specific plan to the General Plan.
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The purpose of the Specific Plan is to provide for the design, development, and operation of a
quality light industrial park within the area currently designated by the General Plan for Planned
Industrial (PI) land use. The proposed plan revisions are internally consistent with the purpose
and intent objectives of the existing Specific Plan to ensure an industrial development that
conforms to the community goals and values for industrial development. As indicated in the
General Plan consistency Table A above, the amended Specific Plan complies with the goals,
objectives, and policies of the various elements of the General Plan and can therefore be found to
be consistent with the General Plan. The CRC Specific Plan will continue to be the controlling
document for the development of the CRC. It will continue to further the objectives and policies
of the General Plan and not obstruct their attainment. All infrastructures needed to serve the
industrial park are presently in place in accordance with the Zone 5 Local Facilities Management
Plan.
C. Heavy Commercial Zone – Limited Industrial (C-M) (Carlsbad Municipal Code,
Chapter 21.30)
As noted above, the C-M zone development standards are being replaced by the development
standards of the Specific Plan and are not applicable to the CRC.
D. McClellan-Palomar Airport Land Use Compatibility Plan
The proposed project falls within the boundaries of the McClellan-Palomar Airport Land Use
Compatibility Plan (ALUCP). The ALUCP was adopted on March 4, 2010 and all projects
within its boundary are required to be reviewed for consistency with its goals and policies. The
project was submitted to the Airport Land Use Commission for a determination of consistency
with the ALUCP. On December 1, 2011, the Airport Land Use Commission adopted a
resolution 2011-0019 ALUC determining that the Specific Plan was conditionally consistent
with the ALUCP. The conditions consist with complying with the requirements of the ALUCP
for development within the Airport Influence Area.
E. El Camino Real Corridor Development Standards
The CRC is located within Area Four of the El Camino Real Corridor Development Standards.
Area Four identifies this area as a “planned campus” research, business, and service center area.
The CRC is fully developed along the El Camino Real frontage. Any future development would
be required to follow the corridor development standards and the CRC Specific Plan as amended.
F. Habitat Management Plan
The western portion of the CRC Specific Plan area is located in Core Area 4 of the HMP. This
area contains upland habitats of diegan coastal sage scrub, southern mixed chaparral, and
southern maritime chaparral and is mapped as a Hardline Preserve Area in the HMP. A portion
of the open space area contains the improvements related to the storm water detention facility
known as Emerald Lake, which is used for water quality purposes and passive open space and
recreational use. Portions of the habitat areas fall on private properties with a bulk (31 acres)
being owned by the CRC Association. The property has been mapped as Open Space on the
General Plan Land Use Map, Open Space and Conservation Element Map and Open Space in the
CRC Specific Plan.
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G. Growth Management Ordinance (Local Facilities Management Plan Zone 5)
The project area is located within Local Facilities Management Zone 5 in the northwest quadrant
of the City. The Specific Plan amendment project does not have any impacts on public facilities.
All required infrastructure is already in place to serve the CRC Park. Fees for development
impacts are levied at building permit issuance pursuant to LFMP Zone 5 requirements.
V. ENVIRONMENTAL REVIEW
The City Planner has determined that the project is exempt from the provisions of CEQA,
pursuant to CEQA Guidelines Section 15061(B)(3) (General Rule) and City of Carlsbad
Municipal Code Chapter 19.04.070(A)(1)(c), minor municipal code amendments that do not
involve physical modifications or lead to physical improvements beyond those typically exempt.
ATTACHMENTS:
1. Planning Commission Resolution No. 6853
2. Specific Plan 180(H)
3. Specific Plan 180(F) w/amendment SP180(G) ordinance
4. Location Map
5. Background Data Sheet
6. Disclosure Statement
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A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF A SPECIFIC PLAN AMENDMENT (SP
180(H)) ON 559 ACRES OF LAND LOCATED WESTERLY OF
EL CAMINO REAL AND BISECTED BY BOTH COLLEGE
BOULEVARD AND FARADAY AVENUE IN LOCAL
FACILITIES MANAGEMENT ZONE 5.
CASE NAME: CARLSABD RESEARCH CENTER
SPECIFIC PLAN
CASE NO.: SP 180(H)
WHEREAS, CRC Owner’s Association, “Developer,” has filed a verified
application with the City of Carlsbad regarding property described as
Lots 1-43 of Carlsbad Tract 81-10, Units 1 and 2a, and Lots 44-
110 of Carlsbad Tract 85-24, in the City of Carlsbad, State of
California, filed in the office of the County Recorder of San
Diego County,
(“the Property”); and
WHEREAS, said verified application constitutes a request for a Specific Plan
Amendment, on file in the Carlsbad Planning Division, CARLSBAD RESEARCH CENTER
SPECIFIC PLAN - SP 180(H) as provided by SP 180(G) and Government Code Section
65453; and
WHEREAS, the proposed CARLSBAD RESEARCH CENTER SPECIFIC
PLAN - SP 180(H) is set forth and attached in the draft City Council Ordinance, Exhibit “X”
dated, June 6, 2012, and attached hereto as CARLSBAD RESEARCH CENTER SPECIFIC
PLAN – SP 180(H); and
WHEREAS, the Planning Commission did, on June 6, 2012, hold a duly noticed
public hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, if any, of all persons desiring to be heard, said Commission considered all factors
relating to the Specific Plan Amendment; and
PLANNING COMMISSION RESOLUTION NO. 6853
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WHEREAS, on May 17, 2005, the City Council approved SP 180 (G), as
described and conditioned in Planning Commission Resolution No. 5875 and City Council
Resolution Ordinance No. NS-754.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission of the City of Carlsbad as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission
RECOMMENDS approval of CARLSBAD RESEARCH CENTER
SPECIFIC PLAN – SP 180(H) based on the following findings [and subject to
the following conditions]:
Findings:
1. The proposed development as described by the Specific Plan (SP 180(H)) is consistent
with the provisions of the General Plan in that it will guide the development of a
planned industrial park that is compatible with surrounding land uses.
2. The proposed plan would not be detrimental to the public interest, health, safety,
convenience, or welfare of the City in that the Carlsbad Research Center SP 180(H)
provides development regulations that will guide the development of a quality
planned industrial park within the area identified as the Carlsbad Research Center
Specific Plan.
3. That the CRC Specific Plan will continue to be the controlling document for the
development of the CRC. It will continue to further the objectives and policies of
the General Plan and not obstruct their attainment. The proposed amendments to
the Carlsbad Research Center Specific Plan are consistent with the intent and
purpose of the Specific Plan to ensure an industrial development that conforms to
the community goals and values for industrial development.
4. All necessary public facilities can be provided concurrent with need, and adequate
provisions have been provided to implement those portions of the capital improvement
program applicable to the subject property.
5. The proposed industrial uses will be appropriate in area, location, and overall design to
the purpose intended. The design and development standards are such as to create an
environment of sustained desirability and stability. Such development will meet
performance standards established by this title.
6. Any proposed commercial development can be justified economically at the location
proposed and will provide adequate commercial facilities of the types needed at such
location proposed.
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7. The area surrounding the development is or can be planned and zoned in coordination
and substantial compatibility with the development.
8. The proposed plan will contribute to the balance of land use so that local residents may
work and shop in the community in which they live.
9. That the City Planner has determined that the project is exempt from the provisions of
CEQA, pursuant to CEQA Guidelines Section 15061(B)(3) (General Rule) and City
of Carlsbad Municipal Code Chapter 19.04.070(A)(1)(c), minor municipal code
amendments that do not involve physical modifications or lead to physical
improvements beyond those typically exempt.
10. The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed
to mitigate impacts caused by or reasonably related to the project, and the extent and the
degree of the exaction is in rough proportionality to the impact caused by the project.
Conditions:
1. If any of the following conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to
revoke or modify all approvals herein granted; deny or further condition issuance of all
future building permits; deny, revoke, or further condition all certificates of occupancy
issued under the authority of approvals herein granted; record a notice of violation on the
property title; institute and prosecute litigation to compel their compliance with said
conditions or seek damages for their violation. No vested rights are gained by Developer
or a successor in interest by the City’s approval of this Specific Plan Amendment.
2. Staff is authorized and directed to make, or require Developer to make, all corrections
and modifications to the Specific Plan Amendment document(s) necessary to make
them internally consistent and in conformity with final action on the project.
Development shall occur substantially as shown in the approved Exhibits. Any proposed
development, different from this approval, shall require an amendment to this approval.
3. Prior to the issuance of any permits for the project, the applicant shall submit to the
Planning Director a digital copy and a camera-ready master copy of the Carlsbad
Research Center Specific Plan (SP 180(H)), in addition to 10 bound copies.
4. Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
5. If any condition for construction of any public improvements or facilities, or the payment
of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project
are challenged, this approval shall be suspended as provided in Government Code
Section 66020. If any such condition is determined to be invalid, this approval shall be
invalid unless the City Council determines that the project without the condition complies
with all requirements of law.
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6. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims
and costs, including court costs and attorney’s fees incurred by the City arising, directly
or indirectly, from (a) City’s approval and issuance of this Specific Plan Amendment,
(b) City’s approval or issuance of any permit or action, whether discretionary or
nondiscretionary, in connection with the use contemplated herein, and
(c) Developer/Operator’s installation and operation of the facility permitted hereby,
including without limitation, any and all liabilities arising from the emission by the
facility of electromagnetic fields or other energy waves or emissions. This obligation
survives until all legal proceedings have been concluded and continues even if the City’s
approval is not validated.
NOTICE
Please take NOTICE that approval of your project includes the “imposition” of fees,
dedications, reservations, or other exactions hereafter collectively referred to for convenience as
“fees/exactions.”
You have 90 days from date of final approval to protest imposition of these fees/exactions. If
you protest them, you must follow the protest procedure set forth in Government Code Section
66020(a), and file the protest and any other required information with the City Manager for
processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely
follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or
annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions
DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning,
zoning, grading, or other similar application processing or service fees in connection with this
project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a
NOTICE similar to this, or as to which the statute of limitations has previously otherwise
expired.
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning
Commission of the City of Carlsbad, California, held on June 6, 2012, by the following vote, to
wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
MICHAEL SCHUMACHER, Chairperson
CARLSBAD PLANNING COMMISSION
ATTEST:
DON NEU
City Planner
Exhibit “X” June 6, 2012
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AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING A SPECIFIC PLAN
AMENDMENT (SP 180(H)) ON 559 ACRES OF LAND LOCATED
WESTERLY OF EL CAMINO REAL AND BISECTED BY BOTH
COLLEGE BOULEVARD AND FARADAY AVENUE IN LOCAL
FACILITIES MANAGEMENT ZONE 5.
CASE NAME: CARLSBAD RESEARCH CENTER SPECIFIC
PLAN
CASE NO.: SP 180(H)
WHEREAS, the City Council of the City of Carlsbad, California, has reviewed and
considered a Specific Plan Amendment (SP 180(H)); and
WHEREAS, after procedures in accordance with the requirements of law, the
City of Carlsbad has determined that the public interest indicates that said Specific Plan
Amendment be approved.
NOW, THEREFORE, the City Council of the City of Carlsbad, California, does
ordain as follows:
SECTION 1: That the Carlsbad Research Center Specific Plan SP 180(G) is
repealed.
SECTION 2: That the CARLSBAD RESEARCH CENTER Specific Plan
Amendment, SP 180(H), dated June 6, 2012, on file in the Planning Department and
incorporated herein by reference, is approved. The Carlsbad Research Center Specific Plan
Amendment SP 180(H) shall constitute the zoning for the property and all development of the
property shall conform to the Plan.
SECTION 3: That the findings and conditions of Planning Commission
Resolution No. 6853 shall also constitute the findings and conditions of the City Council.
EFFECTIVE DATE: This ordinance shall be effective thirty days after its
adoption, and the City Clerk shall certify to the adoption of this ordinance and cause it to be
published at least once in a publication of general circulation in the City of Carlsbad within
fifteen days after its adoption.
INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City
Council on the day of 2012, and thereafter.
ORDINANCE NO.
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PASSED AND ADOPTED at a regular meeting of the City Council of the City of
Carlsbad on the day of 2012, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
APPROVED AS TO FORM AND LEGALITY
RONALD R. BALL, City Attorney
MATT HALL, Mayor
ATTEST:
LORRAINE M. WOOD, City Clerk
(SEAL)
DRAFT
CARLSBAD RESEARCH CENTER
SPECIFIC PLAN
SP-180(H)
City of Carlsbad
Applicant: Carlsbad Research Center
Board of Directors
PREPARED BY:
Planning Systems
1530 Faraday Ave.
Suite 100
Carlsbad, CA 92008
3/12/12
CARLSBAD RESEARCH CENTER SPECIFIC PLAN Table of Contents
CARLSBAD RESEARCH CENTER SPECIFIC PLAN
MARCH 12, 2012
TABLE OF CONTENTS
1. INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
I‐1
1.1 Purpose of the Specific Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I‐1
1.2 Objectives of the Specific Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I‐6
1.3 Project Location. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I‐6
1.3.1 Relationship to City Center, Airport, Municipal Golf course, etc. . . . . . . . . . . . I‐7
1.3.2 Other Business Parks in Carlsbad. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I‐7
1.4 Project Relationship to the 1981 Specific Plan and Amendments. . . . . . . . . . . . . I‐8
1.5 Context of the 2011 CRC Specific Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I‐9
1.6 Legal Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I‐9
2. SPECIFIC PLAN COMPONENTS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II‐1
2.1 Land Use Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II‐1
2.1.1 Area 1 – Research & Development. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II‐4
2.1.2 Area 2 – Commercial. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .II‐4
2.2 Infrastructure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II‐5
2.2.1 Circulation Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .II‐5
2.2.2 Utilities and Services. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II‐7
2.3 Existing Lots Within CRC. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II‐9
2.4 Common Design Themes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II‐9
2.4.1 Owner’s Association. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II‐9
2.4.2 Common Areas. . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .II‐9
2.4.3 CC&Rʹs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II‐11
3. DESIGN GUIDELINES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐1
3.1 Overall Design Concept. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐1
3.2 Common Area Design. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐2
3.2.1 Streetscape Design. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐2
3.2.1.1 Arterial Roadway Design. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐2
3.2.1.2 Collector Street Design. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐3
3.2.1.3 Local Street Design. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐3
3.2.1.4 Sidewalks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐3
3.2.1.5 Streetscape Landscaping. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐3
3.2.1.6 Landscape Maintenance Area. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐4
3.2.1.7 Parking. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐10
3.2.2 Entry and Intersection Statements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐10
3.2.3 Open Spaces. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐11
3.3 Individual Lot Site Design. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐11
3.3.1 Architectural Guidelines. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐12
CARLSBAD RESEARCH CENTER SPECIFIC PLAN Table of Contents
CARLSBAD RESEARCH CENTER SPECIFIC PLAN
MARCH 12, 2012
3.3.1.1 Architectural Goals and Objectives III‐12
3.3.2 Landscape Design Guidelines. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐12
3.3.2.1 Landscape Goals and Objectives. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐13
3.3.3 Landscape Maintenance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐13
3.3.3.1 Private Lot Maintenance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐13
3.3.3.2 Maintenance of Unimproved Sites. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐13
3.3.3.3 General Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐13
3.3.4 Storm Water Quality Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III‐14
4. DEVELOPMENT REGULATIONS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐1
4.1 General Provisions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐1
4.2 Permitted Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐1
4.2.1 Area 1. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . .. . . . . . . . . . . . . . IV‐1
4.2.1.1 Permitted Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐1
4.2.1.2 Accessory Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐4
4.2.1.3 Conditional Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐4
4.2.1.4 Prohibited Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐4
4.2.2 Area 2a. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐4
4.2.2.1 Permitted Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐5
4.2.2.2 Conditional Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐6
4.2.3 Area 2b. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . .IV‐8
4.2.3.1 Permitted Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐8
4.2.4 Restrictions on Non‐Residential PUD’s. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .IV‐8
4.2.5 Existing Non‐Conforming Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐9
4.2.6 Other Use Restrictions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .IV‐9
4.3.6.1 Outside Storage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐9
4.3.6.2 Noise Generation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐9
4.3.6.3 Hazards on Private Property. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐10
4.2.7 Special Events. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .IV‐11
4.3 Development Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐11
4.3.1 Building Height. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐11
4.3.2 Site Planning Design. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐11
4.3.2.1 Site Coverage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐12
4.3.2.2 Setbacks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐12
4.3.2.3 Parking. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐13
4.3.2.4 Storage and Loading Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐13
4.3.2.5 Refuse Collection Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐13
4.3.2.6 Screening of Equipment. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐14
4.3.2.7 Walls and Fences. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐15
4.3.3 Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .IV‐16
4.3.3.1 Front Yard Landscaping. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐16
4.3.3.2 Interior Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐17
4.3.3.3 Parking Lot Landscaping. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐17
4.3.3.4 Slope Banks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV‐18
CARLSBAD RESEARCH CENTER SPECIFIC PLAN ‐ CHAPTER 1 Introduction
CARLSBAD RESEARCH CENTER SPECIFIC PLAN
MARCH 12, 2012 Page I-1
1 INTRODUCTION
This Carlsbad Research Center ("CRC") Specific Plan (SP-180(H)) is intended to provide an
extensive amendment to the existing specific plan for the CRC business park in Carlsbad.
Approval of this document will provide updated, clear regulatory direction for the continuing
design, development and operation of the CRC. The CRC is an existing comprehensively
planned business park containing a mixture of research and development, industrial, office,
commercial and open space uses, located in the city of Carlsbad, California (See Figure 1;
Regional Map). This Specific Plan is an updated and modernized version of the original specific
plan, which was approved in 1981, and has since been amended a number of times. For purposes
of this document, this specific plan amendment will be referred to simply as the "specific plan".
The geographical area covered by this specific plan is approximately 559 acres in area, located in
an urbanized area in the approximate center of the city of Carlsbad, approximately 2 miles inland
from the Pacific Ocean. More specifically, the CRC business park is located on the north side of
the McClellan-Palomar Airport, west of El Camino Real, and bisected by Faraday Avenue and
College Boulevard. Please see Figure 2; Location Map. As of 2012 the CRC business park is
approximately 95% built-out. Please refer to the recent aerial photograph of the CRC; shown on
Figure 3; Aerial Photograph.
The original specific plan regulated the initial subdivision, infrastructure construction, and
development of the vast majority of the 131 lots (153 including PUD parcels and condominium
offices) within the park. This present specific plan will replace all earlier approved versions of
the specific plan, and will serve as the ongoing regulatory zoning plan for the CRC. This
document serves to provide the regulatory framework for any and all development within the
Specific Plan area, including the remaining 5% un-built portion of the park, and any re-
development of lots, or changes in use that are proposed in the future.
1.1 Purpose of Specific Plan
The CRC Specific Plan is intended to ensure a continuance of the program of responsible
business park development through strict design regulations and development guidelines based on
a comprehensive land use planning approach. This document is intended to implement the
provisions of the City of Carlsbad General Plan and to supplement the provisions of the Carlsbad
Zoning Ordinance.
CARLSBAD RESEARCH CENTER SPECIFIC PLAN ‐ CHAPTER 1 Introduction
CARLSBAD RESEARCH CENTER SPECIFIC PLAN
MARCH 12, 2012 Page I-5
The development type and pattern that has evolved over the last 25 years in the CRC Specific
Plan area has included the evolution of the CRC Owner's Association. This Specific Plan
recognizes that this entity was established and required by the original Specific Plan document
and acknowledges the Owner's Association as an additional development reviewing body within
the Specific Plan boundaries. The Specific Plan and the Owner's Association have common
interests and priorities to maintain and enhance the well-established development types and
patterns in place within the CRC.
The CRC business park contains planned industrial lots of a variety of sizes. The park is a unique
resource in which corporate headquarters and major office and research facilities are
accommodated in an efficient and aesthetically-pleasing setting. The park's intrinsic location
value is its proximity to the southern California Pacific coast, convenient proximity to McClellan-
Palomar Airport, proximity to Interstate 5, and relatively short distance to the large urban areas of
both San Diego and Los Angeles. In general, the CRC's business-centric attributes create an ideal
atmosphere for high-end corporate-oriented uses. The CRC real estate market has reflected this
factor for the last 25 years.
The CRC business park features high-end design elements and themes which allow it to stand out
from other similar land uses in the coastal southern California area. These elements include high-
tech building designs, extensive landscaping along major roadways, widespread parking lot
landscaping and efficient and attractive park design. Broad setback requirements, upgraded
building materials, and sign controls further serve to create an aesthetically pleasing business park
environment. Through implementation of this specific plan, special design standards are applied
to areas along arterial roadways, at entryways, and at the commercial center hub of the park.
The office, research & development, and manufacturing business park sites within CRC are also
complemented by public uses and commercial support facilities. Public uses, including the public
Zone 5 ballfield city park (of which only the first phase that is located within the CRC has been
completed), a series of seven passive mini-parks, and a passive man-made lake area are all
accessed by an efficient roadway system, with bicycle lanes and pedestrian sidewalks. In
addition, individual lot owners are encouraged to provide on-site private recreational facilities for
employees. The steeper hillside areas are preserved as natural open space for biological habitat
conservation. CRC also features a retail commercial area in which commercial services such as
printing, photography and food service support the main park users.
As mentioned, at the time of this specific plan amendment (2012), the CRC is 95% developed.
For the most part, the development which has occurred within CRC has set and maintained high
standards. Exceptions and conflicts exist however, which are anticipated to be resolved through
the policies adopted with this specific plan. It is anticipated that adoption of this specific plan
will result in greater consistency in application of the standards. Adoption of the standards
articulated in this specific plan will re-emphasize the high and discriminating standards of the
park, and thus reduce the potential for incremental erosion of the standards by small "exceptions"
or variances, the cumulative effect of which can be a long term reduction in the CRC image.
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1.2 Objectives of the Specific Plan
The following listed objectives provide the framework upon which this specific plan is based.
These objectives are intended to ensure the functionality, economic viability, environmental
sensitivity and positive aesthetic contribution of the specific plan. The project will;
Continue the program of responsible and aesthetically-pleasing, high-end business park
development.
Continue to provide a location for high-end technological businesses and corporate
headquarters and their owners and employees.
Provide a regulatory document for the regulation of development within the CRC.
Continue to provide employee amenities and support services and facilities that serve to
attract quality businesses and industries who wish to locate within an attractive and
upscale working environment.
Continue to provide aesthetic consistency and high quality of design and materials
throughout the specific plan area, which provides a continuity of design and a sense of
identity within the specific plan area.
Continue to provide a cohesive and well-planned area which successfully addresses the
needs of the businesses within it and which successfully addresses the needs of the
employees of these businesses.
Actively promote and enhance the existing development types and patterns well
established in the business park.
Discourage uses and improvements inconsistent with the existing character of the
business park.
Communicate and interface with the established CRC Owner's Association to implement
common development goals.
1.3 Project Location
The CRC area encompasses approximately 559 acres of primarily developed land, located near
the geographic center of the city of Carlsbad. This area is adjacent to the regional McClellan-
Palomar Airport. The CRC is surrounded by residential land uses on the north, industrial and
business park uses across El Camino Real to the east, the Crossings at Carlsbad public golf
course, future Veteran's Memorial Park and related open spaces on the west, and McClellan-
Palomar Airport on the south. The CRC is located within the City of Carlsbad Local Facilities
Management Plan (LFMP) Zone 5.
Vehicular access within the CRC business park is provided by a hierarchy of circulation
roadways. Two arterial roadways bisect the CRC in both north-south and east-west directions
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and intersect at the approximate center of the park. These arterials (College Boulevard and
Faraday Avenue) connect with the secondary collector roadways, which, in turn, provide internal
access to the several local streets (including cul-de-sacs), within the park. The existing business
park lots within the CRC all front on streets which make up this hierarchy of roadways.
The CRC project was originally approved by the City of Carlsbad in 1981, and construction in the
CRC began soon thereafter. Development of lots within the park has taken place over the years
since this time, and continues at present. The existing development consists primarily of planned
industrial manufacturing facilities and office buildings of varying sizes. The existing
development establishes precedent for the look and pattern of use in the CRC. It is the goal of
this specific plan to ensure that new development or alteration of existing facilities is constructed
in a manner compatible with the existing aesthetic character of the CRC.
1.3.1 Relationship to City Center, Airport, Municipal Golf Course, etc.
Carlsbad Research Center is located generally in the geographic center of the city of
Carlsbad, directly north of McClellan-Palomar Airport. The airport is owned by the County
of San Diego and an Airport Land Use Compatibility Plan has been prepared and adopted by
the San Diego County Regional Airport Authority. The southern property boundary of the
Specific Plan abuts the northern boundary of the airport. The proximity of the airport which
supports a variety of charter and regional airline services is considered a valuable asset to the
businesses in the park and allows convenient access to the park from anywhere in the world
through connections with other airports.
The Crossings Golf Course (Carlsbad Municipal Golf Course) is located directly west of the
Specific Plan and abuts the CRC property at Faraday Avenue. This area was formerly known
as Macario Canyon and contains a large low-lying natural riparian drainage area. Also, CRC
abuts the City of Carlsbad Veterans Memorial Park property in this same area. Emerald Lake
which was initially designed as a possible reclaimed water facility within CRC is adjacent to
the golf course. Much of the upstream drainage from the area surrounding the park is
channeled through and around the Emerald Lake facility. This drainage runoff is directed
through the Emerald Lake facility and ultimately the water flows downstream through the
golf course to Agua Hedionda Lagoon to the northwest of the CRC. Emerald Lake is
landscaped and is available to the park owners, tenants and employees as a private common
area open space facility.
1.3.2 Other Business Parks in Carlsbad
While the CRC has developed into a prestigious business park containing a high number of
major corporate headquarters and Fortune 500 companies, it is by no means the only business
park in Carlsbad. The CRC is one of several light industrial business parks located in
proximity to the McClellan-Palomar Airport. Other business parks in the area include the
Carlsbad Airport Business Center, the Carlsbad Airport Center, the Palomar Airport Business
Park, the Bressi Ranch Business Park, the Palomar Forum Business Park, the Raceway
Business Park, the Carlsbad Oaks Business Park, and the Carlsbad Oaks North Business Park.
All of these parks are located generally in the center of the city, in the general vicinity of the
airport.
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The business parks in Carlsbad vary from the well established, upscale, large lot with
freestanding buildings, which cater primarily to single users or corporate headquarters (such
as CRC), to the latest, multi-tenant industrial project of multiple condo buildings catering to
smaller users of warehouse/office mix. Together these business parks provide for a
significant industrial base of light, pollution-free industries of a magnitude that they provide a
reasonable tax base and a balance of opportunities for employment for local residents of the
city of Carlsbad and the surrounding north San Diego County area.
1.4 Project Relationship to 1981 Specific Plan and Amendments
The original proposal for a specific plan on the 559 acre CRC property was made by the Koll
Company in 1979. The Koll Company had developed a state-of-the-art business park in the City
of Irvine, and based on that success, desired to pursue a similar venture in the city of Carlsbad.
The premise of the Irvine and Carlsbad business parks was to create a development concept in
which there would be well defined, strict, codified design and development provisions for the
property. Unified design themes would be incorporated into the project and the master developer
would install common area facilities within the development in advance of individual
development in order to establish the "identity" of the park. The creation of a readily-identifiable
park included common signing, landscaping and design standards for individual properties. The
specific plan would be approved by City Ordinance and would become the effective zoning
regulations for the property to ensure continuing design and development standards in perpetuity
as the property developed and beyond.
As a result of the fact that Carlsbad, even in the early 1980's, had created a reputation for
encouraging comprehensive planning in the form of master plans and specific plans, Koll
Company saw an ideal environment to implement an "Irvine-style" development. The CRC was
effectively the first non-residential comprehensively planned project within the City. This was
during the period that the La Costa Master Plan (residential) was underway, and following that,
Calavera Hills, Aviara and others.
One of the concerns that many communities had at the time was the tendency of business parks,
even "high end" parks, to begin as desirable and attractive, but as the project became more
mature, the park would gradually decline and lose value. In part, this progression was due to the
departure of the master developer, who after selling all the property to individual owners no
longer sustained any interest in maintaining the high quality and related prestige and value of the
park. Under this scenario, individual owners would begin to compromise standards in order to
keep their building occupied. As a result, the park, property by property, would lose its
comprehensively designed qualities. Thereby, values would decline and over time, the overall
quality of the park and park infrastructure would decline. Historically, older business parks
became, for the most part, unattractive places in many communities. The City of Carlsbad
desired to avoid this situation and thus considered the "in perpetuity" specific plan, a good
remedy for the possible decline of business parks which would be proposed for the Carlsbad area.
Since the approval of the original CRC Specific Plan, a number of amendments have been made
over the years. This specific plan amendment is intended to confirm the vast majority of the
original intent of the plan, and address in detail the land use issues and concerns that have arisen
during the intervening period.
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I.5 Context of the 2012 CRC Specific Plan
This Specific Plan constitutes the City's base land use document intended to encourage the high
quality of structures, landscape, maintenance and overall business park environment that has been
developed over time and which presently characterizes the park. In addition, a separate adopted
CRC Design Guidelines document provides a more detailed level of development criteria which
implements the objectives of this Specific Plan. The Design Guidelines are enforced separately
by the CRC Owner's Architectural Review Committee (ARC). This parallel review and
enforcement has played an important role in contributing to the high quality level of development
presently enjoyed in the park. The Design Guidelines include architectural, landscape and
signage design standards and, although not enforced directly by the City of Carlsbad, dictate,
through the adopted Declaration of Conditions, Covenants and Restrictions (CC&Rs), separate
review and approval by the ARC of proposals for new construction in the CRC. The strict control
of design, development, construction and maintenance activities of properties within the CRC is
essential in order to continue to achieve the high level of development quality.
All business parks constantly evolve as time passes. It is the intent of this specific plan that
changes in use of existing structures and the possible resulting effect on parking, landscaping and
relationships to adjacent buildings should be thoroughly reviewed prior to approval. Further, It is
the intent of this Specific Plan to avoid non-conforming development and use characteristics
within the CRC. In many cases the existing non-conforming park features such as signs,
landscaping, parking lots and uses are known, and some enforcement action could be taken.
Depending on the site-specific circumstances, these may be minor in nature and can be handled
by notifying the property owner of the situation and requiring that no further approvals will be
issued for the site until the problem is resolved. For the more egregious problems, remedial
action may be necessary. Any remedial actions taken will be processed in accordance with
Chapter 21.48 of the Carlsbad Municipal Code.
1.6 Legal Authority
This document serves as a specific plan of development for the CRC business park. It provides
text and exhibits which articulate the design, development and operational parameters for the
park. The development regulations herein will ensure conformity to community goals and values,
and the protection of existing businesses within the park and surrounding area. This Specific Plan
is adopted pursuant to the provisions of California Government Code Sections 65450 et seq. and
the Land Use Element of the City of Carlsbad General Plan.
This specific plan document also establishes a set of zoning regulations and regulatory procedures
that have been formulated for the implementation, development and re-development of the land
uses included within the CRC. Accordingly, this plan provides for a process for development
review and a provision of design guidelines for architectural and landscape consistency
throughout the project. Implementation of this specific plan will provide assurance to the City of
Carlsbad and the CRC business owners that ongoing development within the park will be
consistent with the intended goals and objectives of the City General Plan, the Local Facilities
Management Plan for Zone 5, and this specific plan.
The CRC Specific Plan is intended to be a planning and policy document and is subject to City of
Carlsbad City Council approval. Once adopted by City Council legislative action, this plan will
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serve both policy and implementation functions for the CRC. This plan articulates the guidelines,
standards and procedures necessary to accomplish orderly and aesthetically consistent
development and improvements in the park. Any violation of the standards and regulations
identified in the specific plan shall be considered a violation of the Carlsbad Municipal Code.
Should any conflict arise between these specific plan regulations and other City policies,
procedures or ordinances, the provisions of this specific plan shall prevail. Where the specific
plan is silent on an issue, the applicable requirements of the Carlsbad Municipal Code shall apply.
If any term, provision or condition of this specific plan is found to be invalid or unenforceable,
the remainder of this specific plan shall not be affected.
This plan also serves to implement the Commercial-Manufacturing (C-M) zoning classification
which exists on the site. The permitted uses, design guidelines and development standards
contained in this plan are typically more stringent than those found in the underlying C-M zoning;
therefore, where more stringent, the provisions of this plan will take precedence over the C-M
zoning regulations. The provisions of the C-M zone shall apply to subjects which are not
specifically addressed in this plan.
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The following table is a summary of the acreages of the different land uses within the CRC:
Table 1: Specific Plan Land Uses
Area Specific Plan Land Use Approximate
Acreage
% of Overall
Area
Area 1 Planned Industrial – Light Industrial 414 74%
Planned Industrial – Open Space 116 20%
Area 2a Commercial - Retail 26 5%
Area 2b Commercial - Tourist 3 1%
TOTAL 559 100%
2.1.1 Area 1 – Light Industrial (Research & Development)
Area 1, the Light Industrial, light manufacturing and office-based land use is intended to
provide for the corporate, general, professional, administrative, manufacturing, fabrication,
assembly, warehousing and distribution businesses within the Park. Approximately 414 acres
are devoted to this land use. Individual lots within Area 1 are, and will continue to be,
developed either as single-tenant, campus-type sites, or as multi-tenant complexes. Specific
uses allowed and development standards and regulations on projects within Area 1 are
identified in Chapter 4 of this specific plan.
Area 1 also includes open spaces associated with the industrial lots, including natural
chaparral-covered hillsides, a large manufactured slope along College Boulevard, and the
street frontage landscape buffers in front of the industrial lots. These open spaces encumber
approximately 20% (116 acres) of the Area 1 industrial area. Although these open spaces are
shown on the specific plan, not all open space is identified as open space in the Carlsbad
General Plan.
The Zone 5 public ballfield city park is also provided in Area 1, located on the northeast
corner of Faraday Avenue and Camino Hills Drive. This park was not identified in the
original CRC Specific Plan, but has since been added to the City of Carlsbad's park
inventory. The park is owned and operated by the City of Carlsbad, and is referenced in the
City's Park and Recreation Element as "Industrial Park". The existing soccer and baseball
field improvements are only the first phase of an ultimate park development which is planned
to contain additional soccer and baseball fields, picnic and parking areas, and will extend into
property northerly of the CRC boundary for a total park area of 12.9 acres.
2.1.2 Area 2 – Commercial
Area 2, the commercial land use category is located on two of the corners of the central, main
arterial intersection at College Boulevard and Faraday Avenue and on the two corners of the
intersection of Faraday Avenue and El Camino Real. For land use purposes, these two areas
represent two separate types of commercial planning areas, Areas 2a and Area 2b.
Area 2a is characterized by three separate intersection corners within the CRC. On one Area
2a corner, on the southwest corner of College Boulevard and Faraday Avenue, presently sits
The Island at Carlsbad, a retail center with restaurants, banks, offices, service businesses and
a mini-mart store with gas station. This commercial land use area is intended to meet the
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retail, commercial and hospitality service needs of the patrons of the business park. Uses
such as the existing restaurants, services business, and business-oriented retailing is allowed
and encouraged. The other two intersection corners designated as Area 2a are situated at the
northwest and southwest corners of the intersection of Faraday Avenue and El Camino Real.
Office buildings presently exist on these two corners, however these lots allow for both office
buildings and/or commercial uses.
On the northeast corner of College Boulevard and Faraday Avenue, Area 2b is identified in
this specific plan for hotel and related business-traveler uses, and presently is occupied by a
Residence Inn by Marriott, which provides these business-traveler uses to the CRC. Areas 2a
and Area 2b together devote approximately 29 centrally-located commercial acres on arterial
roadways which cater to the CRC business park. Specific uses allowed within Areas 2a and
2b are identified in Chapter 4 of this specific plan.
As shown on Figure 5, the arterial street frontages in front of the commercial properties are
considered open space, which is maintained by the Owner's Association.
2.2 Infrastructure
Public facilities and physical utility infrastructure is provided to the CRC as discussed in the
following sections. All public infrastructure improvements within the CRC Specific Plan
comply with City standards, as required or accepted by the City Engineer. In addition, as
required by the Carlsbad Growth Management Program, the City has enacted an ongoing
monitoring program to evaluate the aspects of improvements, development and demand on
public infrastructure and facilities.
2.2.1 Circulation Plan
The CRC is accessed via a number of existing arterial roadways in Carlsbad. These include
Cannon Road and Palomar Airport Road to the west and south, El Camino Real to the east,
and College Boulevard to the north. The two primary vehicular circulation roadways within
the CRC are the north-south arterial College Boulevard, and the east-west arterial Faraday
Avenue. These arterials serve the collector and local streets accessing the lots within the
CRC. Vehicular circulation within the CRC is provided in sufficient size, quantity and
variety to meet the needs of businesses and workers within, and visitors to the park. Please
see Figure 6; Circulation Plan.
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The vehicular, bicyclist and pedestrian circulation concept of the CRC Specific Plan
establishes a pattern of circulation alignment and standards for streets, pedestrian sidewalks,
bicycle lanes and transit bus stops. These roadways are designed of sufficient size to
accommodate peak hour traffic demands from the project and other anticipated off-site
vehicular trips travelling through the park. The roadway hierarchy for the CRC is as follows:
Arterials – College Boulevard and Faraday Avenue. El Camino Real also borders the
eastern edge of the CRC.
Collectors – Rutherford Drive, Priestly Drive, Salk Avenue and Aston Avenue.
Local Streets – All remaining public streets within the CRC.
All streets within the CRC contain bicycle lanes. Also, a number of public transit stops on
the arterial and collector roadways serve the park. These transit stops provide an efficient
distribution of public bus transit access points for park employees. In addition, the majority
of the streets within the park have been constructed with pedestrian sidewalks on both sides
of the street, for efficient and clear walking access throughout the park.
2.2.2 Utilities and Services
Drainage facilities have been constructed to accept and route stormwater in an efficient and
safe manner throughout the park. This drainage system is designed to convey 100-year storm
occurrences. Desiltation basins exist in a number of locations on the western portion of the
site, to assist in cleansing the runoff before it leaves the CRC.
Sewage collection service within the CRC specific plan area is provided by the City of
Carlsbad. Major sewer trunk lines owned and maintained by the City of Carlsbad, exist
within public streets in the CRC. The majority of the sewage is transported through a
regional interceptor which flows westerly down Faraday Avenue to the Encina Water
Pollution Control Facility.
Water service to the CRC is provided by the City of Carlsbad Municipal Water District
("CMWD"). Water distribution lines exist within the public streets and easements within the
lots in the CRC. Also, CMWD has installed recycled water trunk lines within Faraday
Avenue to provide for recycled water use in the landscaping within the CRC.
Electricity and natural gas is provided to the CRC by San Diego Gas and Electric Company.
Fire protection and police protection is provided by the City of Carlsbad. These utilities are
all adequate to serve the project. The major utilities serving the CRC are shown on Figure 7;
Utilities Master Plan.
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2.3 Existing Lots Within CRC
Approximately 131 separate lots presently exist within the CRC. A number of these lots also
contain non-residential PUD lots within a few of these master lots. One lot contains an office
condominium project. Only six lots remain undeveloped at the time of preparation of this
specific plan (2012). Please see Figure 8; Parcel Map, for a map of the existing lots within the
CRC.
Circumstances exist wherein adjacent [off-site] uses affect or are used in conjunction with uses
within CRC. For example, the developer of Lot 90-1 (seen on Figure 8) has constructed an
access-way between their CRC development and an off-site building outside of the CRC. Such
connections are recognized and allowable as long as they do not contribute to a diminution of the
objectives and features of the CRC Specific Plan.
2.4 Common Design Themes
The effort to maintain the physical characteristics of the CRC involves coordinating how
development proposals will affect the park. The CRC possesses a variety of elements that create
common design themes for the park. Themed design at the major entrance points to the park,
consistent and special landscaped streets and intersections, extensively landscaped setbacks,
underground utility lines, a consistent architectural image, and other features all serve to enhance
the visual image of the project and create an upscale and prestigious sense of identity within the
specific plan area.
The extensive landscape program with common landscape theme is central to the concept of the
specific plan. This program has been implemented and enforced, and completely integrated into
the day to day operations of the business park for the life of the park.
2.4.1 Owner's Association
In accordance with the requirements of the original approved specific plan, and the adopted
Conditions, Covenants & Restrictions ("CC&Rs") for the CRC, a CRC Owner's Association
has been established for the park. All uses shall conform to the general development
concepts for a high-quality business park, with all standards and restrictions established by
this plan, with the CC&Rs, and with the CRC Design Guidelines. The City of Carlsbad shall
be responsible for enforcement of the Specific Plan. The Owner's Association shall be
responsible for enforcing the CC&R's and the CRC Design Guidelines.
2.4.2 Common Areas
Land maintenance responsibilities within the CRC are divided between three entities; (1) the
City of Carlsbad, (2) the CRC Owner's Association, and (3) the individual property owners.
The City maintains the street improvements within the public rights-of-way and utilities
within the right-of-way and public easements. All other common areas are maintained by the
CRC Owner's Association. Individual property owners maintain the area and improvements
on their private lots, except for the Owner's Association maintenance of front streetscapes,
identified in this specific plan. More specifically:
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City of Carlsbad Maintenance. All public streets, medians and the adjacent curb, gutter and
sidewalks are owned and maintained by the City of Carlsbad in accordance with established
policies. Drainage, sewer, water and other public utilities within these rights-of-way are
owned and maintained by the City or Municipal Water district. Certain facilities owned by
the City of Carlsbad may be maintained by the CRC Owner's Association only under
circumstances in which a specific maintenance agreement between the two parties has been
executed.
The Zone 5 ballfield city park located on the northeast corner of Faraday Avenue and Camino
Hills Drive (earlier referenced in Section 1.1 of this specific plan) is 2.9 acres in size and is
also owned and maintained by the City of Carlsbad. Only the first phase of this park
(ballfields) has been constructed at this time, and a second phase is not scheduled for
construction until after 2021. The ultimate size of the park will be 12.9 acres, most of which
(10.0 acres) is located outside of the CRC boundary.
CRC Owner's Association Maintenance. The CRC Owner's Association maintains the
landscaped area within the right-of-way, and also the streetside setback along the street
frontage of the public roadways within the CRC business park. The Owner's Association also
maintains the seven (7) mini parks totaling approximately 14,000 square feet in area,
provided to accommodate passive rest and picnic areas for employees of and visitors to the
CRC. Additionally, the formal entries and monumentation on major roadways into the CRC,
enhanced landscape planting at main intersection corners, numerous drainage facilities,
including Emerald Lake, and open spaces are maintained by the Owner's Association. These
areas are discussed in greater detail in Chapter 3 of this specific plan. The open space
includes a large western section of the CRC including a chaparral-covered hillside area
located behind existing structures on the east side of Faraday Avenue. This open space area
is maintained by the Association.
Emerald Lake is also located on the western end of the CRC. This water feature was initially
designed as a possible reclaimed water storage facility, but has, to date, not been used for this
purpose. Much of the upstream drainage from the area surrounding the park is channeled
through the Emerald Lake facility. However, as of 2012, Emerald Lake functions primarily
as a passive open space and recreation spot.
The areas, including the various areas identified in this CRC Owner's Association
Maintenance section, are all subject to continued maintenance by the CRC Owner's
Association and are shown on attached Figure 9; Association Maintenance Areas.
2.4.3 CC&Rs
The establishment of an Owner's Association and CC&Rs was a requirement of the original
CRC Specific Plan. These CC&Rs state expressly that all properties within the CRC are
subject to the provisions of the Specific Plan. These CC&Rs were required by the original
Specific Plan. The CC&Rs were subsequently approved by the City. The City-approved
document stipulates that the City has the full right, but not the obligation to enforce any
breach of the CC&Rs regulations, duties, obligations or requirements. Further, the approved
CC&Rs allow that the City has the power, but not the obligation to demand remedy, lien, or
foreclose in order to enforce the CC&Rs, if necessary.
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The adopted CC&Rs are applicable to the entire park, and have been recorded against the title
of all properties within the park. These CC&Rs both articulate use regulations within the
CRC, and also guarantee maintenance of these common facilities within the project, as
indicated in the original specific plan. All structures, uses and development must conform to
all the standards and restrictions established by both this specific plan and the CC&Rs. No
development or uses may be allowed unless they are consistent with this Specific Plan, and
with the CC&Rs.
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3 DESIGN GUIDELINES
One of the substantive objectives of site, architecture and landscape planning within the CRC is
to create and sustain a high quality, aesthetically-pleasing and functional business park
environment. To accomplish this, site planning within the project area must involve consistency
of theme, and location of functional spaces according to their various uses for the maximum
functionality and attractiveness.
Development within the CRC features extensive landscaping, including special landscaped berms
along designated streets, parking lot landscaping, and landscaped building sites. Landscaped
setback requirements and strict sign controls further serve to create an aesthetically pleasing and
sensitive working environment that is functional, a source of community pride, and catalyst for
sound investment. Special design standards have been applied to areas adjacent to residential
developments.
Pedestrian and bicycle pathways and a series of mini-parks provide public recreational facilities.
In addition, individual research and development users are encouraged to provide private
recreational facilities for employees. The steeper canyon areas have been preserved as natural
open space and habitat areas.
The separate CRC Design Guidelines and its enforcement by the CRC Owner's Architectural
Review Committee (ARC) play an important role in contributing to the CRC's high quality level
of development. The strict control of design, development, construction and maintenance
activities of properties within the CRC through implementation of this Specific Plan and the
Owner's Association enforcement of the Design Guidelines is essential in order to achieve this
goal.
3.1 Overall Design Concept
The objective of these Design Guidelines is to continue the development of tasteful, imaginative
design of individual buildings while preserving the overall visual integrity of the CRC and
compatibility with the streetscape theme which is discussed in greater detail in this chapter. Each
property owner is encouraged to explore the creative possibilities of the site and to propose a
building program that creates a unique identity for the property while remaining consistent with
the tone and flavor of the existing development. Minor landscaping concept changes and plant
species may be modified subject to a finding by the City and the CRC owner's Association of
general compliance with this Specific Plan. The term minor shall involve no more than
modification of 15% of a particular lot's landscape area, or as otherwise determined to be minor
by the Carlsbad City Planner.
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In order to achieve this design objective, special emphasis is placed upon methods that tend to
reduce the large-scale visual impact of buildings in the CRC. All buildings are to be modern and
progressive in design and concept. Building design and materials should reflect the technology of
today. Further, it is the intent of this Specific Plan that buildings be positioned on sites so as to
enhance the architectural quality of the building and to de-emphasize parking and loading areas.
Buildings should be oriented to focus on maximizing view opportunities and taking into account
the expected pedestrian patterns.
Individual components of a site plan should be an integral part of the entire project. If a
particular use is part of a larger complex, it should take its form and design characteristics from
the larger complex. The design of each component of an individual site design and onsite
architecture should be accomplished in consideration of its compatibility with adjacent
developments.
3.2 Common Area Design
It is the intent of the CRC Specific Plan to facilitate features which create a sense of community
identity for motorists and pedestrians entering and traveling through the project. These features
include bold landscaped entry statements, street tree frontage planting, and consistent signage,
walls and landscaping. Common area design is also intended to provide for safe, pleasant traffic
circulation, bicycling and walking through the park.
The design of common areas, including streetscapes, entry statements, accented intersection
corners and other features, is to enhance these locations to increase their importance as gateways,
transition zones, and visual focal points. The street tree planting design intent for the streets
within the CRC is to establish a tree vocabulary that unifies the length of the corridor. Such
major street tree planting is intended to provide a strong unifying streetscape design element
along the arterial corridors serving the project.
3.2.1 Streetscape Design
The streetscape design plan establishes structure, hierarchy, coherence, continuity and visual
identity for the CRC. The plant palette and the landscape treatment for each of the streets,
entryways and intersections within the project serve to reinforce the consistency of the overall
concept. This specific plan identifies landscape species as they exist in 2012, however the
specific species may be changed through action by the CRC Board of Directors in
consultation with the City of Carlsbad and consistent with the City of Carlsbad Landscape
Design Manual, Water Efficient Landscape Ordinance, without an amendment to this specific
plan, as long as the overall landscape theme patterns are maintained.
3.2.1.1 Arterial Roadway Design
The two arterial streets within CRC are College Boulevard and Faraday Avenue. College
Boulevard is a north-south major arterial with four travel lanes and an 18-foot wide
landscaped median within a 102-foot right-of-way. Please see Figure 10; College Blvd.
Cross Section. Faraday Avenue is an east-west secondary arterial, with four lanes and a
two-way left turn lane in the middle. See Figure 11; Faraday Ave. Cross Sections. A
landscaped building setback from the streets is provided. Street trees within the street
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setback are a combination of evergreen and deciduous trees. These arterials are planted
with a Tipu tree theme tree, with turf the dominant ground cover on flat areas, and shrub
and ground cover occupying manufactured slopes adjacent to the arterials.
3.2.1.2 Collector Street Design
Four streets are designated as collector streets; Rutherford Road, Priestly Drive, Salk
Avenue and Aston Avenue. A significant landscaped building setback is also provided
for these roadways. Within this setback, Rutherford Road is planted with a regularly
spaced single row of Carrotwood trees spaced close enough to create a stable and unified
streetscape. Aston Avenue and Priestly Avenue are planted with either a single row or
double row of Chinese Elm trees spaced at 60 feet apart to allow both building views and
large mature tree size. Salk Avenue is planted with Coral trees, providing stately
character and seasonal color. Ground covers for these streets can be either turf or low
growing ground covers that provide a well manicured appearance. Please see Figure 12;
Collector Street Design.
3.2.1.3 Local Street Design
All remaining public streets within the CRC are considered local (industrial) streets.
These streets are planted with Coral trees, providing stately character and seasonal color
throughout the park. Ground covers for these streets are either turf or low growing
ground covers that provide a well manicured appearance. At intersections, the American
Sweet Gum tree or Canary Island Pine trees are the dominant tree species planted in the
enhanced landscaped intersection corners. Please see Figure 14; Local Street Design.
3.2.1.4 Sidewalks
Pedestrian circulation throughout the CRC is facilitated through a streetside sidewalk
system along both sides of most public streets within the park. This consistent
streetscape contributes strongly to the park-like appearance of the park. The typical
sidewalk [including curb] is 5.5 feet in width. Some public streets within the CRC do not
presently have sidewalks on both sides, and the CRC should consider installing sidewalks
in these locations. In the few locations where sidewalks do not presently exist, the
developer may install sidewalks if new construction is proposed on the site. Also, certain
sidewalks may qualify for City of Carlsbad Capital Improvement Project (CIP) funding.
The park-wide on-site pedestrian circulation system meets the circulation needs of CRC
employees and visitors. This system provides a safe, all-weather, and aesthetically
pleasing means of pedestrian movement throughout the business park. Efficient
connection to this system should be an integral part of any on-site planning for lots within
the CRC. Thus, where logic and usage dictates, adequate connections should be made
between on-site and streetside pedestrian circulation.
3.2.1.5 Streetscape Landscaping
The streetscape landscaping along all lot frontages is an important visual feature of the
CRC. All improvements within this area are subject to the greatest degree of regulation
and review because the streetscape zone functions as the primary image setting area for
the CRC.
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The streetscape plant palette is defined in the adopted Landscape Design Guidelines for
the project. These guidelines are administered by the CRC Owner's Association and have
been conceived to define and create a distinctive park-like character for the streetscapes
for the project. The plant materials reflect the hierarchy of the street system with tree
species diversity and prominent views defining the arterials, and stately trees spaced
regularly along the collector and local streets. Shrubs, turf and groundcover areas will
also articulate the ground plane. These streetscape elements will collectively yield the
coherence, consistency and identity expected of a high-end project of the scale of CRC.
The arterial roadways are considered the "gateway" streets into the project. Thus, these
roads shall have a consistent streetscape theme and also increased building visibility.
Along College Boulevard, the roadway also contains a tree-lined median. These arterial
roadways are identified by a 30-foot wide landscaped building setback, maintained at a
meticulous level by the Owner's Association. The setback landscape maintenance area is
planted with an average tree density of at least one tree per 40 linear feet. The exact
spacing of trees has been determined and adjusted to allow views into and out of the
properties, and in recognition of intersection locations and median layouts.
The College Boulevard, Faraday Avenue and El Camino Real streetscapes all have an
"urban forest" theme that uses four to five species of trees grouped in small stands that
drift along the parkway. In an effort to provide the streetscape an organized character,
the Tipu tree is placed in a regularly alternative pattern along the right-of-way edge.
Background and accent trees such as the Brisbane box, the Australian willow, and the
Bronze loquat meander in a woven fashion to help create park identity, to arrange views,
to provide a consistent theme, and to provide shade.
Along the northern reach of College Boulevard the Silk floss tree is added to the plant
palette to provide additional color and seasonal interest. On flat areas of Faraday Avenue
and College Boulevard, turf is used as the ground cover for its manicured, refined
appearance. On slopes, low to medium sized evergreen ground covers are used to
achieve a manicured look and to establish a streetscape rhythm.
3.2.1.6 Landscape Maintenance Area
All public streets within the CRC contain a Landscape Maintenance Area ("LMA"). The
LMA is defined as that highly visible portion of streetscape between the sidewalk and the
private buildings and improvements. For arterial roadways (Faraday Avenue, College
Boulevard and El Camino Real) and portions of Priestly Drive, this LMA extends 30-feet
into the site, measured from the back of the sidewalk. The LMA dimension for all other
streets is 15 feet measured from the back of sidewalk. On these streets, the LMA is
planted with a single row of trees, with turf and/or groundcover.
Most of the landscaping within the LMA is considered common maintenance area, and
thus is maintained by the Owner's Association. Any site development that alters the
existing landscape development within the LMA shall be reconstructed per the
requirements of this plan and the Owner's Association.
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3.3.1 Architectural Guidelines
Architecture will be evaluated by the City based on its consistency with this Specific Plan and
also separately by the Owner's Association Architectural Review Committee (ARC) for
consistency with the adopted CRC Design Guidelines.
3.3.1.1 Architectural Goals and Objectives
The goals and objectives of the architecture of the park is as indicated below. These
goals and objectives are also achieved and implemented through the Design Guidelines
document. The Design Guidelines document is enforced by the Owner's Association
through the ARC architectural review and approval process.
1. Large, single freestanding buildings with individual public street frontage and
which face the public street are encouraged. Public entrances to the buildings
should face the street.
2. Buildings should be designed to be compatible with the CRC's physical and
manmade characteristics, including surrounding or nearby development.
3. The amount of parking between buildings and the street should be limited.
4. Conflict between different modes of movement should be minimized.
Separations between onsite pedestrian, bicycle and automobile movement paths
should be provided, wherever possible, by design elements such as changes in
grade, materials, landscaping, screens or structures.
5. Buildings should be designed with a horizontal appearance, to minimize the
verticality of the structure.
6. Buildings should display a variety of textures in an integrated manner, providing
interest through architectural projections, texturing offsetting, and the use of
ceramic tile or glass.
3.3.2 Landscape Design Guidelines
Landscaping of new projects or significant revisions to existing projects will be evaluated
based on its consistency with this specific plan and with the adopted CRC Design Guidelines.
The landscape requirements of the City of Carlsbad Landscape Design Manual and Water
Efficient Landscape Ordinance Manual must be met except as modified in a more restrictive
manner by this Specific Plan. The high quality environment of the CRC is established, in
large part, by the landscape treatment.
The landscape treatment is intended to give consistent structure and identity to the overall
project. Landscaping of on-site areas (within the lots) will be the responsibility of individual
parcel owners, and will be reviewed and approved by the City and the ARC as part of the
development plan approval and building permit process.
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3.3.2.1 Landscape Goals and Objectives
The goals and objectives of the landscape design of the park is as indicated below. These
goals and objectives are achieved and implemented through the Design Guidelines
document. The Design Guidelines Document is enforced by the Owner's Association
through the ARC landscape review and approval.
1. The overall intent of the on-site landscape is to establish a sense of cohesiveness
and harmony of uses as well as create a park-like identity that will soften the
building elements and any large areas of paving.
2. The quantity and actual placement of trees, shrubs, groundcover and turf shall be
adequate to screen, shade and soften buildings and their associated parking and
loading areas from adjacent public streets and from adjacent lots.
While submittal and approval of a Landscape Plan by the CRC Owner's Association ARC
and subsequently by the Carlsbad Planning Division are required prior to installation of
any new landscaping on a lot within the park, replacement or rehabilitation of dead or
unhealthy landscaping and where the applicant is installing or modifying 2,500 square
feet or less of landscaping shall not dictate review and approval by these entities.
3.3.3 Landscape Maintenance
The Owners Association shall maintain all enhanced entry statements, public street frontages,
enhanced corner planting areas, mini-parks, fill and cut slopes adjacent to public streets, and
other areas shown on the Common Areas Maintenance Map.
3.3.3.1 Private Lot Maintenance
Trees, shrubs and other types of ground cover installed by the lot owner or previous lot
owners shall be maintained in a condition that meets standards acceptable to the City and
to the CRC Owner's Association. All street trees installed by the Owner’s association
and all turf occurring within the LMA shall be maintained by the Owner’s association
unless other arrangements are made for specific areas.
3.3.3.2 Maintenance of Unimproved Sites
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 CRC Owner’s Association and its
representatives have the right to perform the necessary maintenance and charge the
individual tenant or property owner as required.
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3.3.3.3 General Maintenance
In the event of a breach of these landscape policies, the City of Carlsbad may
independently perform maintenance and/or enforce those portions of the specific plan as
they determine to be necessary. If the City elects to seek enforcement, the City shall give
written notice to the tenant or property owner, and may assess the individual tenant or
property owner for the costs of work conducted.
3.3.4 Storm Water Quality Requirements
All new development and re-development projects must conform to the storm water quality
requirements per the City of Carlsbad Standard Urban Storm Water Mitigation Plan
(SUSMP).
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4 DEVELOPMENT REGULATIONS
4.1 General Provisions
This chapter provides standards which are intended to restrict uses to those allowed herein, and to
allow unique and efficient site planning and building design on individual parcels, while
maintaining regulations assuring the level of quality consistent with the objectives of the CRC.
These standards are more restrictive than the C-M Zone (CMC Chapter 21.30) however they are
consistent with the original approved specific plan, and will serve to ensure that only uses that are
clean and compatible industries are allowed within the CRC. As such, the list of permitted uses
in Section 4.2 below supersedes the use list identified in the C-M Zone.
4.2 Permitted Uses
The following are the list of permitted uses within the industrial (Area 1), commercial – retail
(Area 2a), and commercial – tourist (Area 2b) planning areas within the CRC.
4.2.1 Area 1
Use restrictions in Area 1 (Research and Development) are as follows.
4.2.1.1 Permitted Uses
1. Uses engaged primarily in research activities, including research facilities,
developmental laboratories, and compatible light manufacturing such as, but not
limited to, the following:
a. Biochemical;
b. Chemical;
c. Electronics;
d. Film and photography;
e. Medical and dental;
f. Metallurgy;
g. Pharmaceutical;
h. X-ray.
2. Manufacture, research assembly, testing and repair of components, devices,
equipment and systems, and parts and components.
a. Coils, tubes, semi-conductors;
b. Communication, navigation, guidance, and control equipments;
c. Data processing equipment, including computer software;
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d. Glass edging and silvering equipment;
e. Graphics and art equipment;
f. Metering equipment;
g. Radio and television equipment;
h. Photographic equipment;
i. Radar, infrared, and ultraviolet equipment;
j. Optical devices and equipment;
k. Filling and labeling machinery.
3. Light manufacturing, processing, and/or assembly of the following or similar
products:
a. Food products;
b. Apparel and finish products from textile products;
c. Lumber and wood products;
d. Furniture and fixture products;
e. Chemical and allied products;
f. Plastic and rubber products;
g. Stone, clay, and glass products;
h. Fabricated metal products;
i. Professional, scientific, controlling, photographic, and optical products or
equipment.
4. Service industries or those industries providing a service as opposed to the
manufacture of a specific product, such as the repair and maintenance of
appliances or component parts, tooling, printers, testing shops, small machine
shops, shops engaged in the repair, maintenance, and servicing of such items,
excluding automobile and truck repair, and excluding equipments rental yards.
5. Industries engaged in the distribution and/or storage or warehousing of products
similar to those listed in other permitted uses in this group.
6. Construction industries such as general contractors, electrical contractors,
plumbing contractors, etc., and their accessory and incidental office uses.
7. Blueprinting, photostatting, photoengraving, printing, publishing, and
bookbinding.
8. Administrative and professional offices, limited to:
a. Offices which are associated with any permitted industrial use;
b. Offices which do not generally attract nor are primarily dependent upon
business customers visiting the office;
c. Permitted offices include, but are not limited to, corporate offices, regional
offices, general offices, and professional offices as accountants, attorneys,
engineers, architects, and planners.
9. Employee recreation, cafeteria, cafe, restaurant, or auditorium accessory with and
incidental to a permitted use (intended primarily for the express use of those
persons employed at the business or use where such incidental use is applied).
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10. Medical or veterinary services and medical clinical trial offices are allowed only
upon a finding that they qualify as "research" facilities;
11. Occupational, vocational or specialty training facilities including schools related
to allowed uses in this Specific Plan.
12. CRC Lots 97-100, located within the northwestern section of the business park
abutting the residential area to the north of CRC, shall be limited to office or
similar allowed uses and shall preclude heavy manufacturing and labor-intensive
light manufacturing with shifts after 10 p.m. and before 6 a.m.
4.2.1.2 Accessory Uses
Area 1 Accessory Uses. Accessory uses and structures are allowed when related and
incidental to a permitted use. Also, solar facilities, wind generating devices, and electric
auto charging stations are allowed as accessory uses in Area 1, subject to review and
approval by both the CRC ARC and the City of Carlsbad.
4.2.1.3 Conditional Uses
1. Delicatessens subject to issuance of a minor conditional use permit (CUP) in
accordance with Chapter 21.42 of the Carlsbad Municipal Code.
2. Wireless communication facilities subject to issuance of a CUP in accordance
with chapter 21.42 of the Carlsbad Municipal Code.
3. Public parks subject to issuance of a CUP in accordance with chapter 21.42 of
the Carlsbad Municipal Code.
4. Ancillary recreational facilities are allowed by issuance of a minor CUP on any
adjacent undeveloped lot, provided that lot is owned or controlled by the same
property owner as the developed lot for which the recreational facilities are
intended to serve and provided that the facilities are designed and operated only
to serve the occupants of that developed lot.
5. Retail sales of goods or services directly associated with the manufacturing or
processing of products as a primary permitted use on site are allowed by issuance
of a minor CUP subject to the following restrictions:
a. Up to 2,000 square feet or 10% of tenant space gross floor area, whichever is
less, may be dedicated to retail sales.
b. Additional parking shall be provided for retail area at retail parking rate.
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4.2.3 Area 2b
4.2.3.1 Permitted Uses
Area 2b is designated for commercial – tourist uses. As such, the following uses are
allowed on Area 2b subject to issuance of a Major CUP:
1. Hotels and motels;
2. Uses that are specifically accessory to hotel or motel uses, such as conference
facilities, restaurants, spa, cafe, etc.
4.2.4 Restrictions on Non-Residential PUDs
Non-residential PUDs (subdivisions allowing for separate ownership of individual buildings
on a single commonly-owned lot) shall be allowed within the CRC pursuant to Chapter 21.47
of the CMC only if the minimum building size in the proposed PUD is 25,000 square feet in
floor area. Applications for PUDs must be considered in the context of the broader goals of
the CRC and should not be a dominant land use configuration.
It is not the intent of this specific plan to encourage PUDs. The PUD concept is contrary to
the substantive model of CRC development, which is individual access to a public street from
each building. As such, PUDs move away from the free-standing building with independent
public street frontage concept upon which the CRC was founded. As such, PUDs should be
allowed only under very limited circumstances, and only when a finding is made that the
PUD-designed development will result in a "campus-type" development, which will maintain
the appearance of free-standing building(s) with individual public street frontage. Approved
PUDs must be found to be compatible with the surrounding neighboring projects.
One building within the CRC presently has been approved for office condominiums, with
internal office airspace subdivision within the building. As such, the internal makeup of the
building is divided up amongst a number of individual office airspace ownerships.
Recognizing that this ownership has not been disruptive to the existing park, the land use type
is inconsistent with the established development and ownership pattern which has evolved
over the last 25 years. Proliferation of this land use type offers a potential for future
regulatory conflicts.
Notwithstanding the fact that this office condominium project exists, it is the intent of this
specific plan to disallow any additional condominium subdivisions within the CRC. Thus,
any further airspace condominium subdivision of buildings within the CRC is prohibited.
This prohibition of additional multi-tenant condo buildings within the CRC furthers the
legitimate governmental interest of protecting the unique resource that the CRC has become.
More specifically, this prohibition will serve to further;
Ensure consistency with the existing makeup of the CRC, which is characterized
primarily by well-planned campus-like corporate headquarters and major office,
manufacturing and research facilities; (use patterns and tenant types for small air
space office condos yield a contrasting and many times incompatible environment
compared to large corporate headquarters types of users). This creates an inherent
potential conflict and thereby regulatory challenges.
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Avoid excessive workload of City and government personnel on regulation and
enforcement of multiple use and design restrictions, and to ensure consistency in
application of the standards;
Protect the aesthetic environment from visual clutter associated with the proliferation
of signs and attention-getting devices desired by the multiple business owners;
Ensure consistency of design and character of the CRC;
Continue to attract high value businesses and industries in the CRC and avoid
introduction of conflicting use patterns to the already established land use pattern;
Maintain high design and use standards, protect the investments in property and to
minimize adverse affects on established ownerships in the CRC;
Ensure consistency, efficiency and aesthetics of pedestrian, traffic/vehicular and
loading access locations to corporate buildings;
Discourage uses inconsistent with the existing character of the CRC, which is
characterized mainly by well-established, large lot, corporate headquarters.
4.2.5 Existing Non-Conforming Uses
Existing legally non-conforming uses shall be encouraged to comply with existing policies
and regulations as identified in this specific plan.
4.2.6 Other Use Restrictions
This CRC Specific Plan contains a number of restrictions on uses that are specifically
applicable to developments and businesses within the CRC:
4.2.7.1 Outside Storage
Outside storage within parking lots or other visible on-site area is prohibited in the CRC.
Such prohibited outdoor storage shall include materials, supplies, pallets, or equipment,
including the parking of all company-owned or operated motor vehicles with the
exception of regular passenger vehicles (automobiles). Storage outside of the main
structure is allowed only when fully screened consistent with C-M Zoning standards and
Section 4.3.2.4 of this specific plan.
Where legally and physically possible, 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.
On-site underground utilities shall be designed and installed to minimize the disruption of
off-site utilities, paving, and landscape during construction and maintenance, and shall be
of such a design so as not to place excessive burdens upon off-site utility systems during
use.
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4.2.6.2 Noise Generation
Excessive noise generation shall be prohibited in the CRC. All mechanical and electrical
equipment shall be located and operated in a manner that does not disturb adjacent uses
and activities. No loudspeakers, bells, buzzers or other noise attention or attracting
devices exceeding 60 decibels at any one time beyond the boundaries of the property line
within which the noise is created, is allowed,
CRC Lots 97-100, located within the northwestern section of the business park abutting
the residential area to the north of CRC, shall be limited to office or similar allowed uses
and shall preclude heavy manufacturing and labor-intensive light manufacturing with
shifts after 10 p.m. and before 6 a.m.
4.2.6.3 Hazards on Private Property
No portion of the property shall be used in violation of the standards of this plan or in
such a manner as to create a public or private nuisance as indicated below:
1. No operation or activity shall cause the emission of any smoke, fly ash, dust,
fumes, vapors, gases or other forms of air pollution which can cause damage to
human health, vegetation or other forms of property, or which can cause
excessive soiling on any other parcel.
2. No operation or activity shall cause any source of electrical or electronic
disturbance that adversely affects persons or the operation of any equipment on
any parcel that is not in conformance with the regulations of the Federal
Communications Commission.
3. Unless intended as part of a master lighting plan, no operation, activity or
lighting fixture shall create illumination which exceeds five (5) foot candles on
any adjacent property, whether the illumination is direct or indirect light from the
source.
4. No operation shall discharge at any point into any public or private street or
drive, public sewer, storm drain, or into the ground, any materials which can
contaminate any water supply or otherwise cause the emission of dangerous or
offensive elements.
5. All open areas shall be landscaped, surfaced or treated and maintained
permanently in a dust-free condition.
6. No operation or activity shall be permitted which emits odorous gases or odorous
matter in such quantities as to be dangerous, injurious, noxious or otherwise
objectionable to a level that is detectible with or without the aid of instruments at
or beyond the property within which the odor is created.
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7. No operation or activity shall be permitted to cause an earth-borne oscillation that
is continuous and occurring more frequently than 100-times per minute beyond
the property within which the vibration was originally created.
8. Excessive air pollution shall be prohibited in the CRC. Buildings or lots may not
produce excessive vibrations, heat, glare, or electrical disturbances beyond the
boundaries of the specific site. Air pollution detectable by the human senses
without the aid of instruments, shall be prohibited beyond the boundaries of the
site. Emissions which endanger human health can cause damage to animals,
vegetation, or property, or which can cause spilling at any point beyond the
boundaries of the site shall be prohibited.
9. Placards or other appropriate signage shall be maintained in all uses indicating
the storage location of hazardous materials.
4.2.7 Special Events
Special events, such as promotional activities or special sales affairs, may be allowed on
private properties in the CRC. Such events may involve the temporary erecting of a sales
tent, or accumulation of products outdoors, or the organization of a sporting event, etc. These
types of events are a departure from the original intent of the CRC park operations. Special
events may be allowed within CRC in conjunction with approval of a permit issued by the
City of Carlsbad pursuant to Community Development Policy 8 or CMC Chapter 8.17, as
appropriate. Such special events shall not be approved if they become a frequent occurrence,
or otherwise prove to be a disruption to neighboring properties.
4.3 Development Standards
The development standards articulated in this section are intended to promote well designed and
compatible development within the CRC. All development or re-development proposed within
the CRC shall comply with the following requirements.
4.3.1 Building Height
Building heights in the CRC shall be subject to the height limits as expressed in the C-M
Zone, Section 21.30.030.
In addition, the air above the CRC is overflown by aircraft using McClellan-Palomar Airport,
and is considered "protected airspace" per the McClellan-Palomar Airport Land Use
Compatibility Plan (3/4/10). Building heights are subject to notification and review by the
Federal Aviation Administration and must be found consistent with this Plan.
Also, increases in building height as allowed in this section, could result in additional floor
area. Additional floor area could result in the need for more parking spaces than can be
accommodated with a surface parking lot layout. As such, the inclusion of a parking
structure could allow the site plan to accommodate the necessary additional parking spaces.
Parking structures are not considered a preferred design option in the CRC, however they
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may be allowed only if designed in a low-key, compatible way, as required per section
4.3.2.3 of this specific plan.
4.3.2 Site Planning Design
Site planning of lots within the CRC shall comply with the following design criteria,
which implement the goals and objectives of this Specific Plan. Additional more detailed
design criteria is located within the CRC Design Guidelines document, which is enforced
by the CRC Owner's Association. Design criteria in the CRC Design Guidelines may be
more restrictive.
4.3.2.1 Site Coverage
The maximum building coverage of all buildings including accessory buildings, but not
including parking structures or surface parking, shall not exceed 50% of the gross lot
area. However, in order to prevent excessive coverage of the buildable portion of such
lots, maximum lot coverage, including all buildings, accessory buildings and parking
structures, shall be limited to 75% of the buildable area or 50% of the gross lot area,
whichever is less. The buildable area of the lot is defined as the gross lot area minus
those slope areas, natural open space areas, and canyon areas included in the common
space maintenance easements. A minimum of at least 15% of the area within the
property lines of a development site shall be devoted to landscaping.
4.3.2.2 Setbacks
All setbacks shall be measured from the property line. For the purpose of this specific
plan, a streetside property line is that line shared with the right-of-way of the public
street.
Streetside Setback. No structure shall be located within 30 feet of any streetside
property line adjacent to an arterial or collector street, or within 20 feet of any streetside
property line adjacent to a local or cul-de-sac street. The following improvements are
specifically permitted in the streetside setback:
a. Walks;
b. Paving and associated curbing, except that vehicle parking area shall not be
permitted within 30 feet of the streetside property line of arterial or collector
streets or within 10 feet of the streetside property line of local or cul-de-sac
streets.
c. Landscaping;
d. Planters, architectural fences, or walls not to exceed 42 inches in height.
e. Unsupported roofs or sun screens attached to main buildings may project up to six
feet into the setback area.
In the case of through lots extending from street to street, both street frontages shall be
treated as a streetside setback. The setback area shall be landscaped in a manner both
compatible with and complementary to the landscape easements, as well as the on-site
architecture and landscape design concepts.
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Interior Setback. A ten foot minimum planting strip is to be provided continuously along
and adjacent to all interior property lines. All site drainage shall be directed away from
the ten foot zone. A maximum slope of 2:1 is allowed within the ten foot planting zone.
A one foot minimum flat transition shall be provided at the top and bottom of all slopes
within this zone. Where two properties adjoin, there shall be a twenty foot zone created
by the two ten foot required landscape planting strips on each side of a property line.
Walls or fences separating adjoining parcels may be permitted when located at the
property line. Chain link or similar metal fencing is prohibited.
4.3.2.3 Parking
All buildings in CRC shall contain adequate on-site parking to accommodate the needs of
the proposed uses on that lot. It is the intent of this specific plan that on-street parking
not be included in the parking count for any particular lot or use. Parking counts shall be
per the requirements of CMC Chapter 21.44 except as may be modified by the CRC
Design Guidelines. It is acknowledged that under certain circumstances, the CRC
parking requirements identified in the CRC Design Guidelines document may be more
stringent than CMC Chapter 21.44. Additionally, the Carlsbad City Planner may permit a
waiver or modification of parking standards where it is demonstrated by a parking study
or other satisfactory evidence that adequate parking will be provided and the modification
will not adversely affect the neighborhood, as allowed pursuant to Chapter 21.44.040 of
the Carlsbad Municipal Code.
Parking structures may be developed in conjunction with an approved building subject to
the requirement that such structure be generally and adequately screened from the street
and be architecturally compatible with the occupied buildings on the site.
4.3.2.4 Storage and Loading Areas
The following criteria shall apply to all storage, service, maintenance and loading areas:
1. Any equipment storage not contained within the main structure shall be fully
visually screened from adjacent streets and property. Said screening shall consist
of a wall constructed in an architectural style similar to adjacent structures and of
compatible materials as approved by the City Planner and the CRC ARC, not less
than a height sufficient to fully conceal the stored materials.
2. No storage shall be permitted between streetside and the building line or be
visible from the street.
3. No storage areas may extend into a required setback area.
4. No storage areas may eliminate any required parking space(s) or access aisles.
5. Streetside loading shall be allowed provided the loading dock is set back a
minimum of 70 feet from the street right-of-way line. Said loading area must be
screened from adjacent streets and property.
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4.3.2.5 Refuse Collection Areas
Outdoor refuse collection areas shall comply with the following criteria:
1. All outdoor refuse collection areas shall be completely enclosed and screened
from access streets and adjacent property by a wall constructed an architectural
style similar to adjacent structures and of compatible materials, as approved by
the City Planner, not less than six feet in height. All such areas shall have
concrete floors, and shall be of sufficient size to contain all refuse generated by
the business. These areas shall be no less than six by eight feet in size.
2. No refuse collection areas shall be permitted between the streetside and the
building line.
3. 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.
4. Refuse collection areas should be properly situated upon the lot in order to
provide clear and convenient access to refuse collection vehicles and thereby
minimize wear and tear to on-site and off-site improvements.
5. If provided, recycling bins shall be installed in conjunction with the refuse
collection bins.
4.3.2.6 Screening of Equipment
Exterior mechanical, electrical and related equipment shall comply with the following
criteria. Consistency with these requirements shall be determined by the City of Carlsbad
and separately by the CRC ARC.
1. Exterior components of roof-mounted equipment, including 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 five feet above any
ground or ground-floor elevation at a distance closer than 500 feet from the
closest building wall on any lot.
2. All onsite electrical lines (excluding transmission lines) and telephone lines shall
be placed underground. On-ground electrical transformer or terminal equipment
shall be visually screened from view from streets and adjacent properties. Visual
screening may be provided through construction of an enclosure. If an enclosure
is necessary, transformer enclosures should be designed of durable materials,
finishes, and colors which are compatible, unified and harmonious with the
overall architectural theme.
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3. It is recommended, in the case of roof-mounted mechanical equipment, that
building parapets be of such a height that separate roof-mounted screening
devices will 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 and compatible part of the overall
architectural design.
4. Any devices employed to screen exterior components of plumbing, processing,
heating, cooling, and ventilating systems from direct view shall appear to be an
integrated part of the architectural design and, as such, shall be constructed of
complementary and durable materials and finished in a texture and color
scheme complementary to the overall architectural design. Equipment
enclosures should be designed of durable materials, finishes, and colors which
are unified and harmonious with the overall design theme of the project,
constructed in an architectural style similar to adjacent structures and of
compatible materials. No fabric or metal mesh materials may be used for any
screening within the park.
5. Any exterior components of plumbing, processing, heating, cooling, and
ventilating systems and their screening devices which will be visible from upper
floors of adjacent buildings shall be kept to a visible minimum, and shall be
installed in a neat and compact fashion, and be painted such a color as to allow
their blending with their visual background.
6. No exterior components of plumbing, processing, heating, cooling, and
ventilating systems shall be mounted on any building wall unless they are
integrated into an architectural design feature.
7. In visually prominent areas, ancillary electrical equipment normally mounted on
the exterior of a building 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 streetside or primary
exposure side of any building.
8. Exterior mounted electrical equipment and conduits shall be kept to a visible
minimum. Where visible, such exterior mounted equipment shall be installed in
a neat and orderly fashion, and shall be painted to blend with its mounting
background.
4.3.2.7 Walls and Fences
Walls and fences shall comply with the following criteria:
1. No fence or wall exceeding three and one-half (3½) feet in height shall be
constructed closer than thirty (30) feet from the curb line of a fronting street.
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2. No exterior fence or wall, including retaining walls, shall exceed a height of eight
(8) feet, unless otherwise approved in writing by the City of Carlsbad and the
ARC.
3. Walls and fences between buildings and fronting streets are discouraged, but when
necessary shall require written approval by the CRC ARC before installation may
occur.
4. All fences and walls shall be designed as an integrated part of the overall
architectural and site design. All materials shall be durable and finished in
textures and colors complementary and compatible with the overall architectural
design scheme.
5. Chain link or similar metal fencing materials are prohibited.
4.3.3 Landscaping
A minimum of 15% of each building site shall be fully landscaped and shall comply with
the following criteria:
1. All landscaped areas shall be provided with automatic, recycled water approved
irrigation systems and shall be maintained in a neat and orderly fashion.
2. Landscaping shall be maintained in a healthy and thriving condition, free
from weeds, trash, and debris.
3. Landscape dominated by xeriscape, cactus, succulents or rocks is prohibited.
4. Consistent with City of Carlsbad Landscape Manual and Water Efficient
Landscape Ordinance.
4.3.3.1 Front Yard Landscaping
The front yard (the yard between the building and the street) landscaping is defined as
that portion of the site adjacent to the street, including the right-of-way and the streetside
setback area. The streetside setback area includes the area identified as the LMA
(discussed earlier in this Specific Plan), which starts at the back of public sidewalk, with
a depth into the front of the lot of approximately 30-feet on arterials (plus parts of Priestly
Avenue), and a depth of approximately 15 feet on all remaining streets, as indicated in
Section 3.2.1.6 of this specific plan. The property developer will provide the original
landscaping of the front yard in conjunction with the landscape contracting for the
balance of the property. From that point on, the LMA will be maintained by the Owner's
Association, to ensure high-quality consistency of maintenance of this important
landscape theme area. LMA's of vacant lots have been fully installed. Any damage due
to construction on the lot shall be repaired by the lot owner at the lot owner's expense.
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1. General Statement. Landscaping in the LMA and street side setback areas shall
consist of an effective combination of street trees, trees, groundcover, and
shrubbery. A meandering "urban forest" street tree concept shall identify
arterials with the exception of Priestly Drive, which supports a double row of
street trees. A single row of uniformly spaced trees is planted on all remaining
streets.
2. Arterial Roadways. On all arterial roadways (El Camino Real, College
Boulevard, and Faraday Avenue), the entire area between the curb and the
building setback line shall be landscaped, except for any approved driveway
within this area.
3. Other streets. The entire area between the back of sidewalk and a point 15 feet
back into the front of the lot shall be landscaped except for any approved
driveway within this area.
4. Berms. Landscaped berms not exceeding 42 inches in height are encouraged in
order to shield parked vehicles in locations where the parking would be otherwise
visible from the street.
5. Intersections. Landscaping and berms, except trees, along all streets and
boundaries shall be limited to a height of not more than 2 ½ feet within the
sight-distance triangle bounded by a line drawn between points 35 feet in each
direction from the intersection of the right-of-way lines prolonged.
4.3.3.2 Interior Landscaping
The interior zone encompasses all site features from the streetside setback line to the
interior side and rear property lines of each parcel. This zone is subject to the design of
the owner and thus is meant to have a greater degree of flexibility than the streetscape
zone. Concern in this area is focused on landscaping, parking areas, rear and side
property lines, and accent planting around buildings.
All unpaved areas not utilized for parking and storage, or designated undeveloped areas,
shall be landscaped utilizing groundcover and/or shrub and tree materials.
Undeveloped or unpaved areas proposed for future expansion shall be maintained by
developer/owner/lessee in a weed-free condition, and need not be formally landscaped
but must be hydroseeded with a cover crop which is established by irrigation.
4.3.3.3 Parking Lot Landscaping
Trees, equal in number to one per each four parking stalls, shall be provided in the area.
The trees may be distributed evenly throughout the area or may be grouped or clustered
in order to create a random pattern. Additional parking lot requirements are as follows:
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1. Tree wells and planter area dimensions within paved areas shall be consistent with
the Carlsbad Landscape Manual. The planters shall provide a minimum clear
plant space as required by the Carlsbad Landscape Manual.
2. Curbs shall typically be used around tree wells and planting areas. Wheel stops
may be used in specified locations to provide low impact development (LID)
design. Such LID design allows for the parking lot hardscape to drain into the
planting areas (bio-swales).
3. Parking lots are to be planted with a low overhead canopy of trees while the
periphery of the lot is to be planted with evergreens in mass planting.
4. The use of a single tree species throughout parking areas is encouraged.
5. Areas used for parking shall be landscaped in such a manner as to screen said
areas from view from access streets and adjacent properties. Plant materials used
for this purpose shall consist of linear or grouped masses of shrubs and/or trees.
4.3.3.4 Slope Banks
All manufactured slope banks of any height or gradient shall be stabilized, planted and
irrigated. This shall include LMA areas and privately-owned areas.
4.3.3.5 Recycled Water Irrigation
The developers of all lots within the CRC shall install a dual water system so that all
landscaped areas could be maintained with reclaimed water.
4.3.4 Special Planning Criteria – Areas 2a and 2b
Any future re-development of the retail commercial area (Area 2a) and the tourist commercial
area (Area 2b) shall comply with the following criteria:
1. A site development plan (SDP) shall be processed and approved pursuant to
Chapter 21.06 of the CMC prior to any new development, re-development or
reduced development of the property, as applicable, subject to certain exceptions
allowed in CMC Chapter 21.06.
2. In the event that a property is redeveloped, such redeveloped property shall meet
all applicable development standards of this Specific Plan.
3. Approved sign programs exist for the existing development on Areas 2a and
2b. Any proposed re-development or expansion of these areas will
necessitate the processing and approval of an amendment to the applicable
sign program, consistent with the requirements of this Specific Plan.
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4. The proposed development or re-development must be found to be
compatible with the surrounding industrial and research and development
buildings.
4.3.5 Signage Criteria
Signage and graphics are an important unifying design element of the urban environment.
The purpose of signage within the CRC is to provide adequate identification of individual
developments, buildings and business establishments while maintaining the quality of the
area's appearance through appropriate design, location and maintenance.
Signage for lots within the CRC shall comply with the specific design criteria articulated in
Chapter 21.41 of the Carlsbad Municipal Code. Additional more detailed signage criteria,
intended to implement the goals and objectives of this Specific Plan and the Signage
Objectives indicated below, is located within the CRC Design Guidelines document, which is
enforced by the CRC Owner's Association. Design criteria in the CRC Design Guidelines
may be more restrictive.
4.3.5.1 Signage Objectives
Signage in the CRC Design Guidelines is intended to provide facility identification and
not advertisement for individual occupants, tenants or owners. The objective of the
signage guidelines is to ensure that the exterior signs for each facility are compatible with
the overall aesthetic integrity of the CRC. Signing guidelines for Area 1 are different
than for Areas 2a and 2b.
Signs within Area 1 are not intended to advertise uses or tenants. This does not preclude
some recognition and accommodation of corporate identities through signing. With
regard to Area 2a commercial uses, some degree of promoting uses in Area 2a to increase
visibility is a necessity for the success of the uses. Nonetheless the signage standards in
the CRC Design Guidelines are stricter than those typically allowed in the other planned
industrial areas of the city. The primary purpose of signing visible from the street system
for service/retail uses in CRC is to identify the "place", not the individual services. On-
site signing internal to the project shall be oriented to assisting the patron in finding uses
within the development.
The overall objectives for signage within the park are:
1. To insure that the exterior signs for each facility contribute to the aesthetic
integrity of the CRC.
2. To provide location and direction assistance to those using the various CRC
facilities and activities.
3. To promote continuity of sign format and design, and support the
comprehensively planned theme of the Center.
4. To prohibit the proliferation of signs which serve to erode the image of the park
as a comprehensively designed business environment.
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5. To support and promote the land use concept of the park as primarily a premier
office and research and development complex with signage appropriate to that
end.
4.3.6 Lighting Standards
Lighting within the CRC shall be used to contribute to the safe, secure and efficient use of
each development site. Exterior building lighting is intended to compliment and accent the
architecture and site design. It is the intention of this specific plan to require uniform parking
lot lighting fixtures and consistent illumination levels throughout CRC. The lighting design
should control illumination levels and prevent casting of glare on adjacent properties and
streets. These standards are intended to promote conformance with energy saving design
criteria. A lighting plan shall be required to be submitted and approved by the City of
Carlsbad prior to issuance of a building permit for any building within the CRC.
4.3.6.1 Building Illumination
1. All lighting potentially visible from an adjacent street except lighting less than
forty-two inches (42”) high, shall be indirect or shall incorporate full cut off
shield type fixtures.
2. Parking areas, access drives, and internal vehicular circulation area lighting
fixtures shall be a zero cutoff. 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.
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 may be allowed on new
development only if consistent with Dark Skies concepts. No direct up-lighting
is allowed on new development. 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.
4.3.6.2 Parking Areas
Lighting within parking areas should be illuminated by post-mounted luminaries with
mounting heights of 10 to 12 feet, unless restricted by the height requirements of the
Palomar Airport Land Use Compatibility Plan or FAA obstruction standards.
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5 DEVELOPMENT REVIEW PROCESS
This specific plan represents the framework of development planning for the ongoing
development and re-development of the CRC. Its implementation requires the review and
approval of both the representatives of the CRC Owner's Association, and the City of Carlsbad.
This section sets forth the procedures for achieving City and Owner's Association approval of
building permits for a lot or lots in the park.
The CRC development review process provides the owners, occupants and tenants of the CRC
with a mechanism to assure that future development is compatible with the look and function of
the CRC, and that renovation of existing facilities does not detract from the overall visual
impression of CRC. The ARC, and ultimately the CRC Owner's Association Board of Directors,
shall review plans for new construction and renovation of existing facilities to ensure that the
proposed building and landscape designs comply with this specific plan, complement the existing
development in the area, and meet the CRC Design Guidelines.
5.1 Development Plan Approval Process
Any application for development, including building permits or grading permits within the
CRC shall require review and approval by both the City of Carlsbad (initiated through the
Carlsbad Planning Division) and by the CRC Owner's Association (initiated through the
ARC).
5.1.1 City Approval Process
The Community and Economic Development Director or their designee shall enforce the
provisions of this specific plan and all applicable codes of the City of Carlsbad, including but
not limited to building, mechanical, fire and electrical codes, and codes related to drainage,
wastewater, public utilities, subdivisions, and grading. In addition, the Community and
Economic Development Director or their designee shall have the responsibility to ensure that
the applicable codes of all governmental agencies and jurisdictions are being met prior to the
issuance of any permit or approval requested pursuant to this plan.
5.1.1.1 Area 1
All development within Area 1 of the CRC shall be subject to the issuance of a building
permit from the City of Carlsbad. Such building permit shall be issued only upon
determination that such plan design is in conformance with this specific plan, and also
that the project’s physical design, siting, interior vehicular access and pedestrian access is
functional and complies with all other applicable City ordinances and policies. It is
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recommended that review and approval by the CRC Owner's Association be achieved
prior to submittal to the City of Carlsbad for building permits.
5.1.1.2 Area 2
Proposed development and/or re-development within Areas 2a and 2b shall require the
processing and approval of a Major Site Development Plan (SDP), consistent with CMC
Chapter 21.06, from the City of Carlsbad, prior to issuance of building permits.
5.1.2 Owner’s Association Approval Process
All development proposed within the CRC shall also be reviewed and approved by the CRC
ARC. Pursuant to requirements of this specific plan and the CC&Rs, the CRC Board of
Directors appoints CRC ARC representatives who review all applications and plans for
development. The CRC ARC review process includes an assessment of compliance with the
regulations stipulated in this specific plan, the requirements of the CC&Rs, and the adopted
CRC Design Guidelines. The primary objective of the CRC ARC is to perpetuate the CRC as
a high value, premier business park.
5.2 Specific Plan Amendments
The procedures to amend this specific plan shall be by ordinance or resolution as specified by
State of California Govt Code 65456. Any amendment to the specific plan shall occur in
accordance with the process described in this section. These amendments, should they occur,
are divided into two categories.
1. Minor Specific Plan Amendment. Upon completion of consultation with the CRC
Board of Directors, the City Planner has the authority to approve minor modifications to
the specific plan. A specific plan amendment request shall be determined to be minor if
the amendment does not substantially change the boundaries of the CRC or involve an
addition of a new use or group of uses not shown in this specific plan or the
rearrangement of uses within the specific plan. Such minor amendments must fall into
the following categories, and may only be approved when they are determined to be
consistent with the Objectives stated in Chapter I of this specific plan;
a. Minor modifications to development standards and site planning design criteria;
b. Changes to wording of the specific plan intended to clarify or simplify regulations
or requirements.
2. Major Specific Plan Amendment. All specific plan amendments which do not meet the
criteria of a Minor Specific Plan Amendment shall be determined to be major. Major
specific plan amendments shall be approved through a public hearing before the Planning
Commission and City Council pursuant to the Carlsbad Zoning Ordinance. The applicant
shall be required to submit a completed application with graphics, statements, or other
information as may be required to support the proposed amendment. Such major
amendment must be found to meet the goals and objectives of the Carlsbad General Plan
and the Objectives stated in Chapter I of this specific plan. Also, the applicant must
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demonstrate (through the provision of additional studies or analyses if necessary) that any
impacts to the specific plan resulting from the amendment can be satisfactorily addressed.
A log of specific plan amendments shall be kept in Table 3 below.
Table 3: Specific Plan Amendment Log
Amendment
No.
Ord. Date Amendment Description
SP-180 9561 11/18/80 Original SP approval
SP-180(A) 9594 8/04/81 Adopt revised SP 180
SP-180(A) 9646 10/19/82 Specific Plan revision to SP 180(A)
SP-180(B) 9645 10/19/82 Revise height limit – CM Zone
SP-180(C) Withdrawn N/A PUD
SP-180(D) Withdrawn N/A Price Club
SP-180(E) NS-570 3/6/01 Parking/Signs/Graphics
SP-180(F) NS-585 6/12/01 Zone 5 Park Interim Ballfield
SP-180(G) NS-754 5/17/05 Invitrogen recreation facilities
MILTON RD BADGER LNBYRON PLBRYA NT DRPASCAL CTGEI
GER CTP
RIESTLY DR
FROST AV
C O U G A R DRDARWI
N
C
T
N E W TO N DRCOYOTE CT
ASTON AVVAN ALLEN WYMORGA N RDPALME
R WYCAMINO HILLS DRL
A PLACE CT
SALK AVFERMI CTRUTHERFORD RD
FOXTAIL LP
P
A
L
OM
A
R POINT W YIMPA LA DR
CO LLEGE BLMASTERS RDORION
S
TEL CAMI
NO REAL
P A L O M A R A IR P O R T R DFARADAY AV
SUNN Y CREEK R D
SP 180(H)
Carlsbad Research CenterSpecific Plan
SITE MAP
SITE
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L C
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MINO REA
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LA COSTA AVCOLLEGE BLCARLSBAD BLAVI
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Revised 01/06
BACKGROUND DATA SHEET
CASE NO: SP 180(H)
CASE NAME: CARLSBAD RESEARCH CENTER SPECIFIC PLAN
APPLICANT: CRC OWNERS ASSOCIATION
REQUEST AND LOCATION: Request for a recommendation of approval of a Specific Plan
Amendment (SP 180(H)) on 559 acres of land located westerly of El Camino Real and bisected
by both College Boulevard and Faraday Avenue in Local Facilities Management Zone 5.
LEGAL DESCRIPTION: Lots 1-43 of Carlsbad Tract 81-10, Units 1 and 2a, and Lots
44- 110 of Carlsbad Tract 85-24, in the City of Carlsbad, State of California, filed in the office of
the county recorder of San Diego County.
APN: Various Acres: 559 Proposed No. of Lots/Units: no change (131 existing)
GENERAL PLAN AND ZONING
Existing Land Use Designation: Planned Industrial (PI)
Proposed Land Use Designation: No Change
Density Allowed: N/A Density Proposed: N/A
Existing Zone: Heavy Commercial-Limited Industrial (C-M) Proposed Zone: No Change
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site Heavy Commercial-
Limited Commercial (C-
M)
PI Industrial/office/commercial
North Office/Residential/Planne
d Industrial
Office (O)/PI/RLM Office/Residential/Industrial
South Manufacturing (M) Government (G) Palomar Airport
East M-Q PI Industrial
West P-M/O-S PI/OS Vacant Industrial/Open
space
LOCAL COASTAL PROGRAM
Coastal Zone: Yes No Local Coastal Program Segment: N/A
Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No
Local Coastal Program Amendment: Yes No
Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A
Existing LCP Zone: N/A Proposed LCP Zone: N/A
Revised 01/06
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): N/A
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption,
Negative Declaration, issued
Certified Environmental Impact Report, dated
Other, The project qualifies as a CEQA Guidelines Section 15061(b)(3), (General Rule
Exemption) and the Title 19 General Rule Exemption. The proposed amendments to the
CRC Specific Plan do not involve physical modifications or lead to physical
improvements beyond those typically exempt. The project is exempt from further
environmental documentation pursuant to Section 15061(b)(3) of the State CEQA
guidelines.