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HomeMy WebLinkAboutV 11-01; Life Technologies Signage; Variance (V)The City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: April 6, 2011 Application complete date: February 24, 2011 Project Planner: Shannon Werneke Project Engineer: Jeremy Riddle SUBJECT: V 11-01 - LIFE TECHNOLOGIES SIGNAGE - A request for approval of a Variance to the Sign Ordinance (CMC Chapter 21.41) to exceed the allowable letter height for four wall signs and four monument signs proposed on three lots developed with three research and development buildings located at 5781 and 5791 Van Allen Way and 5823 Newton Drive, and within Local Facilities Management Zone 5. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6771 APPROVING Variance V 11-01 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The proposed project consists of a Variance to the Sign Ordinance (CMC Chapter 21.41) to exceed the allowable letter height for four wall signs and four monument signs proposed on three lots developed with three research and development buildings located at 5781 and 5791 Van Allen Way and 5823 Newton Drive. The staff recommendation for approval with conditions is supported by the following analysis. III. PROJECT DESCRIPTION AND BACKGROUND The applicant, Life Technologies, currently leases or owns the following research and development buildings: • 5781 Van Allen Way (lease) - 27.91 acres, 339,399 square foot building; • 5791 Van Allen Way (lease) - 5.54 acres, 81,059 square foot building; and • 5823 Newton Drive (owns) - 16.11 acres, 179,621 square foot building. Each of the above-referenced buildings is located on a separate legal lot; the combined gross floor area of the existing buildings that Life Technologies either leases or owns totals 600,679 square feet. The properties are generally surrounded by Newton Drive to the west, College Boulevard and Van Allen Way to the east and Faraday Avenue to the south. Together, the three properties comprise the Life Technologies campus which spans a total of 49.56 acres. The properties addressed as 5781 and 5791 Van Allen Way (leased by Life Technologies) are zoned C-M, Heavy Commercial, and are located within Area 1 of the Carlsbad Research Center (CRC) Specific Plan (SP 180 G). Pursuant to the Specific Plan, all signage is required to comply V 11-01 - LIFE TECHNOLOGIES SIGNAGE April 6, 2011 Page 2 with Chapter 21.41 (Sign Ordinance) of the Carlsbad Municipal Code (CMC). The property addressed as 5823 Newton Drive (owned by Life Technologies) has a zoning designation of P- M, Planned Industrial, and is located outside of the CRC Specific Plan area. Any signage proposed for this property is also subject to the requirements of the Sign Ordinance. To update the campus design, the buildings located at 5781/5791 Van Allen Way and 5823 Newton Drive are currently under-going tenant improvements as well as major facade remodels which include requests for new wall and monument signage to complement the new corporate theme and associated color palette. Pursuant to Section 21.41.095 of the Carlsbad Municipal Code, office and industrial buildings located in the C-M and P-M zones with a building area greater than 60,000 square feet are permitted to have up to three, 50-square foot wall signs per building. If one wall sign is proposed on a building, the maximum allowable letter height is 36 inches. If two or three wall signs are proposed, the maximum allowable letter height is 24 inches. In addition, each property is permitted to have one, 50-square foot monument sign for lots with a single entry driveway and two monument signs if more than one building shares a common driveway. The maximum allowable letter height for a monument sign is 18 inches. For reference, when the Sign Ordinance was last comprehensively amended in 2002, the objective, in part, was to provide more comprehensive sign standards with respect to the permitted number, size, letter height, type, and location of signs for varying zones and uses. Prior to 2002, the Sign Ordinance only included the total sign area permitted per each non-residential zone. For non-residential uses, the Sign Ordinance originally permitted 1.5 square feet of sign area per lineal foot of building frontage. At that time, most of the buildings in the city's business parks ranged in size between 15,000 and 50,000 square feet in area; few, if any buildings, exceeded 100,000 square feet in area. Accordingly, the current adopted sign standards, including the maximum sign area and letter height, were deemed adequate to identify the business. Since that time, a newer generation of larger office and commercial buildings (i.e. 50,000 to 100,000+ square feet) which have common entries and single or multiple tenants, have been approved/built in the city (i.e. ViaSat, Life Technologies, Lowe's, Bressi Ranch Self Storage). In this context, there have recently been a number of sign variance requests to address sign letter height. As shown on Exhibits "A" - "F", due to the unique design of the Life Technologies corporate logo, which includes a script lower case "f' and the other letters in proportion to the letter "f', as well as a number of other important factors (i.e. large size of buildings, properties, increased setbacks from streets and multiple access points), Life Technologies is requesting a Variance to the Sign Ordinance to exceed the allowable letter height for the proposed wall and monument signage. Tables A and B below provide a comparison between the proposed letter height for each letter of the word "Life" for each of the 4 proposed wall and monument signs and what is allowed pursuant to the Sign Ordinance. Please note that the letter height for the word "technologies" is not included in the table below as no Variances are needed for any of the letters. In addition, no Variances are needed for the allowable area of the signs. V 11-01 - LIFE TECHNOLOGIES SIGNAGE April 6, 2011 Page 3 Areas in gray = Variance required TABLE A WALL SIGNAGE LETTER HEIGHT Address 5781 Van Allen Way Wall Sign "A" 5791 Van Allen Way Wall Sign "B" 5791 Van Allen Way Wall Sign "C" 5823 Newton Drive Wall Sign "D" ((!» 44" 52" 44" 52" «:» 28" 33" 28" 33" uj-" 60" 72" 60" 72" "e" 21" 24" 21" 24" Max. allowable letter height per Sign Ordinance 36" 24" 24" 36" TABLE B MONUMENT SIGNAGE LETTER HEIGHT Address 5781 Van Allen Way Monument Sign "A" 5791 Van Allen Way Monument Sign "B" 5791 Van Allen Way Monument Sign "C" 5823 Newton Drive Monument Sign "D" «])» 24" 44" 24" 22" «:» 19" 28" 19" 14" Uf» 42" 60" 42" 30" "e" 14" 21" 14" 10" Max. allowable letter height per Sign Ordinance 18" 18" 18" 18" As highlighted in the tables above, to accommodate the letter "f' and the other letters in proportion to the letter "f' in the corporate logo, the maximum wall and monument signage letter height requested is 72 inches and 60 inches, respectively. In exchange for the proposal to exceed the allowable letter height, the project has been conditioned to require the relinquishment of any additional wall signage allocations that could be permitted pursuant to the Sign Ordinance for the three buildings which are the subject of the Variance request. More specifically, the buildings located at 5781 Van Allen Way and 5823 Newton Drive would be restricted to one wall sign instead of the maximum allowable number of three, 50 square foot wall signs pursuant to the Sign Ordinance. The building located at 5791 Van Allen Way would be limited to two wall signs instead of three walls signs as specified in the Sign Ordinance. The project has been accordingly-conditioned to reflect this exchange in signage allowances. IV. ANALYSIS The proposed project is subject to the following plans, ordinances and standards as analyzed within the following section of this staff report: V 11-01 - LIFE TECHNOLOGIES SIGNAGE April 6, 2011 Page 4 A. Variance, Chapter 21.50 of the Municipal Code 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 the above regulations is discussed in detail in the section below. A. Variance, Chapter 21.50 of the Municipal Code Pursuant to Chapter 21.50 of the Carlsbad Municipal Code, Variances may only be granted if four findings can be made. Each of the findings and the supporting analysis is described below. 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification. The subject 49.56-acre Life Technologies campus is currently developed with three research and development buildings with a combined area of 600,679 square feet. The buildings have a height of up to 43 feet and length ranging from 175-1000 feet. The properties are generally bound by Newton Drive to the west, College Boulevard and Van Allen Way to the east and Faraday Avenue to the south. Access to the campus can be taken from one of six existing driveways located directly off of two local roads (Newton Drive and Van Allen Way) and one collector street (Faraday Avenue). Due to the large size of the property and the individual buildings, the existing multiple access points and setbacks from the street, special circumstances exist which warrant the increased letter height for the wall and monument signage. A discussion regarding the unique nature of each building/property is detailed below. 5781 Van Allen Way (Wall Sign "A", Monument Sign "A") The subject 27.91-acre lot located at the terminus of Van Allen Way is developed with a 339,399 square foot building which has lineal building frontage ranging from 245 feet to 1000 feet and a height up to 43 feet. Pursuant to the CRC Specific Plan, the required setback from Van Allen Way is 20 feet. At its closest point, the building is setback 100 feet from Van Allen Way and approximately 400 feet from the intersection of Van Allen Way and Faraday Avenue. Access to the subject lot can be taken from one of five driveways located off of Van Allen Way or Faraday Avenue. The applicant is proposing one, 31 square foot wall sign (Wall Sign "A"), with a letter height ranging from 21 to 60 inches. The wall sign is proposed to be located at the southwestern corner of the building, facing Van Allen Way. In addition, the applicant proposes to reface an existing 50 square foot monument sign (Monument Sign "A") currently located in between two driveways at the terminus of Van Allen Way serving the subject property. The proposed letter height for the monument sign ranges from 14 to 42 inches. Due to the unique nature of the logo, which includes a script lower case "f' and the remaining letters in proportion to the "f, as well as the large size of the property/building, the applicant is requesting a Variance to the Sign Ordinance to exceed the allowable letter height. No Variances are required with respect to the allowable area. V 11-01 - LIFE TECHNOLOGIES SIGNAGE April 6, 2011 Page 5 The Variance to exceed the allowable letter height for both the wall and monument sign at 5781 Van Allen Way can be supported since the property and the building are uniquely large and include multiple access points when compared to other buildings within the vicinity of the Life Technologies campus. Where several other buildings in the vicinity are located at or near the minimum required front and street-side setbacks, which range from 20 to 30 feet, the subject building is setback a minimum of 100 feet from Van Allen Way. In addition, the wall signage is appropriately proportioned to compliment the size and wall length of the building as well as the setbacks from Van Allen Way. Likewise, the letter height for the monument signage is appropriately sized for a 50 square foot sign, addresses the unique design of the corporate logo and adequately directs the public from Faraday Avenue. 5791 Van Allen Way (Wall Signs "B" and "C", Monument Signs "B" and "C") The subject 5.54-acre lot located at the northwest corner of Van Allen Way and Faraday Avenue is developed with an 81,059 square foot building which has lineal building frontage ranging from 175 feet to 375 feet and a height up to 42 feet. Pursuant to the CRC Specific Plan, the required setbacks from Van Allen Way and Faraday Avenue are 20 feet and 30 feet, respectively. At its closest point, the building is setback 85 feet from both Van Allen Way and Faraday Avenue. Access to the subject lot can be taken from one of 3 driveways. The applicant is proposing a total of two walls signs for 5791 Van Allen Way (Wall Signs "B" and "C" pursuant to the site plan). As identified on the project exhibits, Wall Sign "B" is proposed to be located on the south elevation facing Van Allen Way. It has a proposed size of 43 square feet and a letter height ranging from 24 to 72 inches. Wall Sign "C" is proposed to be located on the corner elevation facing the intersection of Van Allen Way and Faraday Avenue and is 31 square feet in size, with a letter height ranging from 21 to 60 inches. The applicant is also proposing to place lettering on the existing water feature (Monument Sign "B") located in between two driveways off of Van Allen Way and reface the existing monument sign (with new lettering) located on the corner of Van Allen Way and Faraday Avenue (Monument Sign "C"). Due to the unique nature of the logo, which includes a script lower case "f' and the remaining letters in proportion to the "f', as well as the large size of the building, the applicant is requesting a Variance to the Sign Ordinance to exceed the allowable letter height. No Variances are required with respect to the allowable area. The Variance to exceed the allowable letter height for both the wall and monument signage can be supported since the corporate logo is unique and the overall area is not being exceeded. The wall signage is appropriately proportioned to compliment the size, height, and length of the large building as well as the setbacks from Van Allen Way and Faraday Avenue. In addition, no other property in the immediate vicinity has multiple access points; therefore, the increased letter height to maintain visibility can be justified for the monument and wall signage located at 5791 Van Allen Way. 5823 Newton Drive (Wall Sign "D", Monument Sign "D") The subject 16.11-acre lot located at the terminus of Newton Drive is developed with a 179,621 square foot building which has lineal building frontage ranging from 230 feet to 630 feet and a height up to 40 feet. At its closest point, the building is setback 80 feet V 11-01 - LIFE TECHNOLOGIES SIGNAGE April 6, 2011 Page 6 from Newton Drive and approximately 400 feet from the intersection of Newton Drive and Faraday Avenue. Access to the subject lot can be taken from one driveway located off of Newton Drive. The applicant is proposing one, 43 square foot wall sign (Wall Sign "D"), with a letter height ranging from 24 to 52 inches. The wall sign is proposed to be located at the southwestern corner of the building, facing Newton Drive. In addition, the applicant proposes to reface an existing monument sign (Monument Sign "D"). The proposed letter height for the monument sign ranges from 10 to 30 inches. Due to the unique nature of the logo, which includes a script lower case "f' and remaining letters in proportion to the "f as well as the large size of the property/building, the applicant is requesting a Variance to the Sign Ordinance to exceed the allowable letter height. No Variances are required with respect to the allowable area. The Variance to exceed the allowable letter height for both the wall and monument sign at 5823 Newton Drive can be supported since the property and the building are uniquely large when compared to other buildings within the vicinity of the Life Technologies campus. In addition, the building is setback 80 feet from Newton Drive and 500 feet from Faraday Avenue. Where several other buildings in the vicinity have frontage along Faraday Avenue, the primary collector street within the Carlsbad Research Center, the building located at 5823 Newton Drive is setback 500 feet from Faraday Avenue. Therefore, the visibility of the signage as viewed from Faraday Avenue at the permitted letter height would be limited. The combined result of the large property and building size as well as increased setbacks is that the signage at the permitted allowable letter height pursuant to the Sign Ordinance would not be as readily visible or as effective in identifying the use as other buildings in the vicinity of the project area which are smaller in size. Therefore, the Variance can be supported. The applicant has included exhibits (please see attached photo simulations) comparing the proposed letter height to what is currently permitted pursuant to the Sign Ordinance. This visual analysis/comparison demonstrates that the proposed letter height for each wall and monument sign is proportional to and appropriately scaled with respect to each of the building sizes and setbacks. In summary, the approval of this sign variance will not establish a negative precedent for other properties in the vicinity and under the identical zoning classification because the signage appropriately complements the mass, scale, and setbacks of the existing buildings. In addition, the project is conditioned to require the relinquishment of additional wall signage in exchange for an increased letter height for four wall signs and four monument signs. Therefore, inconsistent limitations or signage allowances are not being established. 2. That the variance shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which the subject property is located and is subject to any conditions necessary to assure compliance with this finding. As discussed above, no other properties in the vicinity of the project are as expansive as the Life Technologies campus, which covers 49.56 acres, has frontage on three streets, has building setbacks which exceed the minimums, includes 6 different access driveways off of V 11-01 - LIFE TECHNOLOGIES SIGNAGE April 6, 2011 Page? two local roads, and development totaling 600,679 square feet. In addition, the letter height for each wall sign is in scale with the buildings which have a height of up to 43 feet and length ranging from 175-1000 feet. The letter height for each monument sign is in scale with the allowable area. Furthermore, the overall allowable sign area is not being exceeded for any of the signs and no other properties have a condition which requires the relinquishment of additional wall signage in exchange for an increased letter height for four wall signs and four monument signs. Therefore, inconsistent limitations or signage allowances are not being established. 3. That the variance does not authorize a use or activity which is not otherwise expressly authorized by the zone regulation governing the subject property. The granting of a variance for increased letter height for the wall and monument signage for Life Technologies does not authorize a use which is not otherwise expressly permitted by the zoning regulations in that monument and wall signs are permitted uses in the P-M (Planned Industrial) and C-M (Heavy Commercial) zones. 4. That the variance is consistent with the general purpose and intent of the general plan and any applicable specific or master plans. Pursuant to the Carlsbad Research Center Specific Plan (SP 180G), all signs within the Specific Plan shall comply with the Sign Ordinance, which requires consistency with the General Plan. The intent of the General Plan with respect to the proposed project is to ensure that the architecture, including the signage, identifies the use in such a way that preserves community identity without compromising aesthetic character. Due to the unique design of the corporate logo which includes a script lower case "f" and other letters in proportion to the "f', the tallest height proposed for the letters is 72 inches (6 feet) for the wall signs and 60 inches (5 feet) for monument signs. The overall area of each sign area remains consistent with the Sign Ordinance. The increase in letter height for each of the wall and monument signs does not compromise the general aesthetic character of the surrounding area since the buildings range in size from 81,059 to 339,399 square feet, in lineal building frontage from 175-1000 feet, and in height from 40-43 feet. In addition, the 49.56-acre campus includes access driveways from six different points off of two local roads and a collector street; therefore, the increased letter height will assist in providing visibility to the various entrances to the campus. In summary, the signage is proportionate to the building, the campus and the overall surroundings. Therefore, the Variance is consistent with the intent of the General Plan. V. ENVIRONMENTAL REVIEW The Planning Director has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment; therefore, the project is categorically exempt from the requirement for the preparation of an environmental document pursuant to Section 15311 (a), Accessory Structures, of the state California Environmental Quality Act (CEQA) Guidelines. In making this determination, the Planning Director has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. V 11-01 - LIFE TECHNOLOGIES SIGNAGE April 6, 2011 PageS ATTACHMENTS: 1. Planning Commission Resolution No. 6771 2. Location Map 3. Disclosure Statements 4. Background Data Sheet 5. Correspondence letter from Carlsbad Research Center Owners' Association, dated March 25,2011 6. Photo Simulations 7. Reduced Exhibits 8. Exhibits "A" - "F" dated April 6,2011 /vor ro SCALE SITEMAP Life Technologies Signage v 11-01 DISCLOSURE Development Services STATEMENT Planning Department CITY OF p_ rffAX 1635 Faraday Avenue " ' (760)602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership. include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part J, Title_ Title Address Address &fl \ \lf^J OWNER (Not the owner's agent) L^IM-W^I ^ ^ \ - i«yJ 2> Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of •all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part. Title Title Address Address4l4 P-1(A) Page 1 of 2 Revised 04/09 •) 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust. list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust Title Title Address Address 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? / Yes No If yes, please indicate person(s):_ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. /S(gnalfure"oTowner/date S /' / Slg/ature of applicant/date Vtes Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page 2 of 2 Revised 04/09 DISCLOSURE Development Services STATEMENT Planning Department CITY OF - 1635 Faraday Avenue-CARLSBAD ' ''"' we*™www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: " •" '-' '" •' .: •' " . . "•'"- • ' " •'", '. • Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership. include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part Title Title Address . Address 57^1 Z OWNER <No( the owner's agent) , 0/V Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person _ Corp/Part Title _ Title Address _ Address P-1(A) Page 1 of 2 Revised 04/09 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust. list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust Title Title Address Address 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Co/nmissions, Committees and/or Council within the past twelve (12) months? Yes J No If yes,please indicate person(s): NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. // Signature of owner/date Signature of applicant/date ' ' 7 [V S|H^Uu>S "3B)0 Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page 2 of 2 Revised 04/09 DISCLOSURE Development Services STATEMENT Planning Department CITYOF P 1(A\ 1635 Faraday Avenue S CRAP) V ' (760)602-4610 L sJLJ/\L-' www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: .; .;-. . . ,;.,;,:,, . •• , Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership. include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part. Title Title Address Address V/AJ 2, OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part Title Title Address Address Sfti Mm Mki VOK( P-1(A) Page 1 of 2 Revised 04/09 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust. list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust Title Title Address Address 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes X No If yes, please indicate person(s):_ NOTE: Attach additional sheets if necessary. I certifythat all the above information is true and correct to the best of my knowledge. Sigature of owner/date ' Signa'ture/of applicant/date Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page 2 of 2 Revised 04/09 BACKGROUND DATA SHEET CASE NO:V 11-01 CASE NAME: LIFE TECHNOLOGIES SIGNAGE APPLICANT: Life Technologies, Inc. REQUEST AND LOCATION: A request for approval of a Variance to the Sign Ordinance (CMC Chapter 21.41) to exceed the allowable letter height for four wall signs and four monument signs proposed on three lots developed with three research and development buildings located at 5781 and 5791 Van Allen Way and 5823 Newton Drive, and within Local Facilities Management Zone 5. LEGAL DESCRIPTION: 5781 Van Allen Way: Parcel 1 of Parcel Map No. 17971. in the City of Carlsbad, County of San Diego, State of California, filed in the Office of the County Recorder of San Diego County, December 24, 1997 as File No. 1997-0656621 of official records: 5791 Van Allen Way: Parcel 2 of Parcel Map No. 17971, in the City of Carlsbad, County of San Diego, State of California, filed in the Office of the County Recorder of San Diego County. December 24. 1997 as File No. 1997-0656621 of official records; and 5823 Newton Drive: All that portion of Lot 'F' of Rancho Agua Hedionda, in the City of Carlsbad County of San Diego, State of California, according to map thereof No. 823, filed in the Office of the County of San Diego, November 16, 1896. APN: 212-130-44,-45. 212-050-43 Acres: 49.56 Proposed No. of Lots/Units: N/A GENERAL PLAN AND ZONING Existing Land Use Designation: PI Proposed Land Use Designation: N/A Density Allowed: N/A Density Proposed: N/A Existing Zone: P-M, C-M Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: General Plan Current Land Use Site North South East West P-M/C-M PI R&D/Office RMHP RLM Mobile home park C-M PI R&D/Office C-M PI R&D/Office C-M PI R&D/Office LOCAL COASTAL PROGRAM (5823 Newton Drive) Coastal Zone: [x] Yes [~] No Local Coastal Program Segment: Mello II Within Appeal Jurisdiction: I I Yes IXI No Coastal Development Permit: I I Yes Local Coastal Program Amendment: I I Yes IXI No [X]No Revised 01/06 Existing LCP Land Use Designation: PI (5823 Newton Drive)Proposed LCP Land Use Designation: N/A Existing LCP Zone: P-M (5823 Newton Drive) Proposed LCP Zone: N/A PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): N/A ENVIRONMENTAL IMPACT ASSESSMENT Categorical Exemption, 15311 (a). Accessory Structures Negative Declaration, issued_ I | Certified Environmental Impact Report, dated_ n Other Revised 01/06 MEISSNER * JACQUET IXV!:STMKS'T MASAGEMS-NT SiiRViCliS 25 March 2011 Mr. Don Neu Carlsbad Planning Department 1635 Faraday Avenue Carlsbad,. California 92008 Re: Case V11 -01 - Life Technologies Signage Dear Mr. Neu: The Carlsbad Research Center is a comprehensively planned 549 acre development with 152 lots supporting a mix of industrial and commercial uses. Development in the CRC is regulated by Specific Plan SP 180-(E) and the Design Guidelines of the Carlsbad Research Center. The objective of both documents is to assure uniformity and consistency of critical design elements such as building mass, landscaping and signage within the CRC. The granting of variances creates inconsistencies within the development and undermines the integrity of the documents that serve as the standard of review and therefore the CRC Owners Association (CRCOA) urges the Planning Commission to deny this request for variance. The CRC Specific Plan contains design standards that are intended to apply to all development with the Specific Plan area, unless circumstances demonstrate a need for revision to the standards. Changes to these standards are ordinarily addressed by amendment of the Specific Plan or by the Planned Unit Development (PUD) process. In this case the City has allowed Life Technologies to pursue a piece-meal rather than comprehensive approach to the PUD process. For example, signage was not included in the PUD. Furthermore, the Life Technologies PUD was issued administratively by the Planning Director. Administrative permits limit public review and in this case allowed the scope of the PUD to be very narrow in focus rather than comprehensive. The CRCOA opposes administrative issuance of PUDs as the permitting mechanism for significant changes to the design standards that govern all development in the park and affect the other property owners. If changes to these standards are to be made, they should be subject to full public-review and hearings. To do otherwise undermines the design integrity of the CRC. Mr. Don Neu March 25, 2011 Page two It should be noted that the Life Technologies Signage request is inconsistent with the Design Guidelines of the CRC in terms of the number of signs, location of the signs and the size of the lettering, The intent of the signage criteria in the CRC is to promote tenant/owner identification as a means to facilitate traffic flow, rather than to serve as advertising for tenants and property owners. In 2001 the CRC revised their signage Design Guidelines to make them consistent with the City sign ordinance and therefore assure consistency of signage throughout the park. These standards are responsible for the elegant understated appearance of signage in the park. The Design Guidelines of the CRC have been observed and supported by the vast majority of the approximately 130 property owners in the CRC since 1985. The CRC questions what special circumstances exist to justify variance from these standards. The CRCOA urges the Planning Commission to preserve the integrity of the design standards that have created the showcase development that is the CRC by denying the Life Technologies request for a variance from the sign ordinance. Sincerely, IJVR/iESTJS^NT MANAGEMENf <&E$VlCES i.- Andrea Ferris Senior Real Estate Manager cc: CRCOA ARC/Board 5791 VAN ALLEN WAY - PER CARLSBAD MUNICIPAL CODE 5791 VAN ALLEN WAY - PROPOSED SIGNAGE VARIANCE 5781 VAN ALLEN WAY - PER CARLSBAD MUNICIPAL CODE 5781 VAN ALLEN WAY - PROPOSED SIGNAGE VARIANCE 5823 NEWTON DRIVE - PER CARLSBAD MUNICIPAL CODE 5823 NEWTON DRIVE - PROPOSED SIGNAGE VARIANCE Vll-01 technologies" CARLSBAD POINTE 5781/ 5791 VAN ALLEN WAY & 5823 NEWTON DR. BUILDING SIGNAGE PROJECT DIRECTORY PROPERTY OWNER OF 5761 VAN ALLEN WAY (PASCEL 1) _ PROPERTY OWNER OF S79J VAN ALLEN WAYJPARCEL 2] BUILDING OWNER & TENANT OF 5823 NEWTON DRiyE_ DEVELOPMENT SUMMARY: LEGALpjSCRIPTION: 579, vaK-ALUti yAr SfTE ADDRESS: 1AND USE INFORMATION: PROJECT DESCRIPTION:SHEET INDEX SHEETNQ SHEET 7TTLE CITY OF CARLSBAD ASSOCIATED PERMIT SUBMITTALS: VICINITY MAP MCFARLANF; ARCHITECTS CARLSB'UJ POINTE CAMPUS5781/5791 VAN ALLEN WAV CARLSBAD. CA 9J006 CABlsaftD RESEARCH CEN[ER BUILDMG SIGNAGE SHEET TTti£TITLE SHEET SHEET NUMBER T1.0 vn-oi McFAHLANE ARCHITECTS ti'f SIGN PER CARLSBAD MUNICIPAL CODE SECTION 21.41.095 TABLE B s / • -^JT: SIGN PER CARLSBAD MUNICIPAL CODE SECTION 2 1.4 1.095 TABLE B PROPOSED SIGN VARIANCE MONUMENT SIGN'A' PROPOSED SIGN VARIANCE MONUMENT SIGN 'C SCALE- I/4--1X)- SIGN PER CARLSBAD MUNICIPAL CODE SECTION 21.41.095 TABLE 8 PROPOSED SIGN VARIANCE WATER FEATURE MONUMENT SIGN 'B' V11-01 ENLARGED SITE PLAN - ENTRY PLAZA/ WATER FEATURE MCFARL.ANE ARCHITECTS CARLSBAD POINTE CAMPUS 5781/5791 VAN ALLEN WAY CARLSBAD. CA 92006 CA3LSBAD RESEARCH CENTER BUILDIVG SK5MAGE SHEET TITLE MONUMENT SIGNS- 'A'. 'B' & 'C' A1.1 VI1-01 ==i I m SIGN PER CARLSBAD MUNICIPAL CODE SIGN PER CARLSBAD MUNICIPAL CODE SIGN PER CARLSBAD MUNICIPAL CODE ARCHITECTS ilf mffi m ._nflirr !7~n urn I ^ UCD:! PROPOSED SIGN VARIANCE PROPOSED SIGN VARIANCE 5791 SW EXTERIOR ELEVATION^- SIGN 'C (T\ 5791 SOUTH EXTERIOR ELEVATION - SIGN B' PROPOSED SIGN VARIANCE 5781 SOUTH EXTERIOR ELEVATION- SIGNA' "'•AA35y vie--r-ff SIGN PER CARLSBAD MUNICIPAL CODE SECTION 21.41.095 TABLE B SIGN PER CARLSBAD MUNICIPAL CODE SECTION 21.41.095 TABLE B SIGN PER CARLSBAD MUNICIPAL CODE SECTION 21A1.095 TABLE B CARLSBAD POINTE CAMPUS S/BI/SZ^r VANALLENWAYCARLSBAD, CA 92QOB GftftLSBAO RESEARCH CENTER PROPOSED SIGN VARIANCE S791 SOUTHWEST EXTERIOR ELEVATION - SIGN 'C' PROPOSED SIGN VARIANCE 5791 SOUTH EXTERIOR ELEVATION - SIGN 'B' PROPOSED SIGN VARIANCE 5781 SOUTH EXTERIOR ELEVATION - SIGN 'A' fb SHEET fTIlE 5791/5781 -EXT. ELEVATIONS A3.0 vn-oi JVkFARLA.N'E ARCHITECTS 5791- PROPOSED SIGNAGE RENDERINGS SCALE: I/If-1 XT 1 5781- PROPOSED SIGNAGE RENDERING Me I iwtmoibg.^ CARLSBAD POINTE CAMPUS S781/5791 VAN ALLEN WAY CARLSBAD. CA 92008 CARLSBAD RESEARCH CEWTO? BJLCHNG SIGNAGE SHEET TITLE5791 &5781 - RENDERINGS SHEET NUMBER A3.1 5823 NEWTON DRIVE - OVERALL WEST ELEVATION VI1-01 McFARLANE ARCHITECTS SIGN PER CARLSBAD MUNICIPAL CODE SECTION 2 ? .41.095 TABLE B SIGN PER CARLSBAD MUNICIPAL CODE SECTION 21 -41.095 TABLE B 5823 NEWTON DRIVE - WALL SIGNAGE 'D' PROPOSED SIGN VARIANCEPROPOSED SIGN VARIANCE SHEET TITLE5823 NEWTON DRIVE - SIGNAGE5823 NEWTON DRIVE - MONUMENT SIGNAGE 'D' (3 technologies"' Life Technologies 5791 Van Allen Way Carlsbad, CA 92008 USA Telephone -i-l 760 603 7200 Facsimile +1 760 603 7229 www.lifetechnologies.corn March 30, 2011 City of Carlsbad Development Services Planning Division 1635 Faraday Ave. Carlsbad, CA 92008-7314 RE: Response to CRCOA Letter Opposing Signage Variance Application Dear Sir or Madam: In response to the letter submitted by Meissner-Jacquet stating the position of the CRCOA, Life Technologies would like to address the CRCOA's representations. The purpose of a variance is to address results that are inconsistent with the general purpose of a requirement resulting from the strict and literal interpretation and enforcement of a provision, so that the spirit of the code can be observed. The position of Life Technologies is exactly that, and the City Staff report supports our request for variance meeting the requirements of the findings for a variance. Our request for variance is not attempting to globally change the design standards of the CRC, the request is addressing an interpretation that is made because of a statue that inadequately addresses the primary purpose of signage, namely, the use of varied fonts and letter case. The code assumes that only fonts of block letters are used for corporate signage, fonts with letters that are absolutely uniform in alignment top and bottom. But the English language uses 26 unique letters of capital and small case size, which creates letters of varying sizes and shapes. The variance largely addresses the inadequacy of the standard to address the font and lettering of the Life Technologies logo. Life Technologies strongly disagrees that a PUD is required to address this issue, nor is Life Technologies attempting to piece-meal any process. Life Technologies has been issued a PUD for the property we own in the CRC, and for the two properties we lease for there to be shared parking and access, nothing more. Life Technologies is not looking to make global changes to the CRC's sign ordinance. A PUD is meant to avoid unnecessary public review when design standards have been established. It is also the position of Life Technologies that the letter height requirements of the code don't adequately address the size and scale of a development. The standard's letter height limits are so small that drivers must be right in front of the signs in order to read them which is contrary to the purpose of monument signage that permits readily and © invitrogen lite | tecltechnologies'" Life Technologies 5791 Van Allen Way Carlsbad, CA 92008 USA Telephone -»• 1 760 603 7200 Facsimile + 1 760 603 7229 wwwJifetochnologies.com easily readable signage that permits adequate traffic flow. Life Technologies is not a retail enterprise and is not looking for advertising, only reasonable recognition. The signage is understated from a design standard. There are no lights, flashy colors, or moving parts. Thank you for your consideration of this variance. Sinserely, Jon Allen /Facilities Director, West Coast (760) 476-630 jon.alien @ lifetech.com & invitrogen ITBAZ- GREENE PROPERTIES, INC. March 22, 2011 City of Carlsbad Planning Division Attn: Shannon Werneke, Associate Planner 1635 Faraday Avenue Carlsbad, CA 92008 RE: Life Technologies Signage Project VI1-01 Dear Ms. Werneke, My name is Bill McCorkle and I am the CFO/COO for Greene Properties, Inc. and related entities including; DEI, LLC; Fermi Court, LP; 2280 Faraday Court, LP; and 5931 Preistly Drive, LP. Fermi Court, LP owns two buildings in the Carlsbad Research Center with Taylor Made Group being the major tenant. 2280 Faraday Court, LP owns one building occupied by ISIS Pharmaceuticals and 5931 Priestly Drive, LP owns one building occupied by Innovative Leasing Services. DEI, LLC is the Managing Partner in these three Limited Partnerships, and Greene Properties is the Management Company for these properties. Being a substantial land/building owner in the Carlsbad Research Center (the Center) we are very concerned when we see a tenant, Life Technologies, attempting to install signage that violates the existing Design Guidelines for the Carlsbad Research Center and the City of Carlsbad's Signage criteria. We purchased our buildings in the Center because of it's reputation as "The Elite Business Park" in all of Southern California. This reputation has been built because the Carlsbad Research Center Owners Association has done an exemplary job policing the Center to ensure that, among other things, no tenant or owner makes egregious changes that reflect negatively on the Center and cause the valuations of the properties in the Center to decline. One of the things that we like about the Center is that design guidelines state that building signage is meant for identification purposes only and not for advertisement. We further believe that the signage program for the City of Carlsbad is meant to identify buildings, not advertise. This is not the first sign that Life Technologies has erected in violation of the City's signage program. Their White sign with blue lettering on the corner of Faraday and Van Allen Way is also in violation. We do not believe that Life Technologies is a good corporate neighbor. They continually act as if the City's Signage program and the Carlsbad Research Center's Design Guidelines do not apply to them. They continue to violate these programs and erect their signs without any regard for approvals from the City and the Owners Association. We believe that if this sign variance is granted that the values of the properties in the Carlsbad Research Center will decline and we will use every legal means available to us to protect our investments. We hope that you will decline to grant a sign variance to Life Technologies and direct them to remove their non-compliant signs. Should you have any questions, I can be reached at (760) 477 - 1162. Sincerely, Bill McCorkle, CFO/COO