HomeMy WebLinkAbout2007-12-05; Planning Commission; Resolution 63611
PLANNING COMMISSION RESOLUTION NO. 6361
2
A RESOLUTION OF THE PLANNING COMMISSION OF THE
3 CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
4 APPROVAL OF A MASTER PLAN AMENDMENT TO
CHANGE THE LAND USE AND ZONING DESIGNATION OF
5 PLANNING AREA 1 OF THE BRESSI RANCH MASTER
PLAN FROM PLANNED INDUSTRIAL TO OFFICE FOR
6 PROPERTY GENERALLY LOCATED ON THE SOUTHEAST
CORNER OF EL CAMINO REAL AND TOWN GARDEN
7 ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 17.
8 CASE NAME: BRESSI RANCH MEDICAL PLAZA
CASE NO.: MP 1780?)
9
WHEREAS, David Di Rienzo, "Developer," has filed a verified application with
10
the City of Carlsbad regarding property owned by Bressi Ranch Medical Plaza, LLC,
12 "Owner," described as
13 Lot 1 of Carlsbad Tract 02-15 Bressi Ranch, in the City of
Carlsbad, County of San Diego, State of California, according
14 to the map thereof No. 14960, filed in the office of the County
, r Recorder of San Diego County, February 4,2005
16 ("the Property"); and
17
WHEREAS, said verified application constitutes a request for a General Plan18
19 Amendment as shown on Exhibit "MP 178(F)" dated May 25,2007, attached hereto and on file
20 in the Carlsbad Planning Department BRESSI RANCH MEDICAL PLAZA - MPA 178(F) as
21 provided in Government Code Section 65350 et seq. and Section 21.52.160 of the Carlsbad
22 Municipal Code; and
23
WHEREAS, the Planning Commission did, on the 5th day of December 2007,
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consider said request; and
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2g WHEREAS, at said public hearing, upon hearing and considering all testimony
27 and arguments, if any, of all persons desiring to be heard, said Commission considered all factors
28 relating to the Master Plan Amendment.
1 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
2
Commission of the City of Carlsbad as follows:
3
A) That the foregoing recitations are true and correct.4
<- B) That based on the evidence presented at the public hearing, the Commission
RECOMMENDS APPROVAL of BRESSI RANCH MEDICAL PLAZA -
6 MPA 178(F) based on the following findings and subject to the following
conditions:
7
Findings:8
p 1. The Planning Commission finds that the project, as conditioned herein, is in conformance
with the Elements of the City's General Plan, based on the facts set forth in the staff
10 report dated December 5, 2007, including but not limited to the following: that the
Office Land Use and Zoning designation would be compatible with the surrounding
11 Planned Industrial, Office, and Open Space land uses and the project has been
found compatible with the Airport Land Use Compatibility Plan for the McClellan-
Palomar Airport.
13
2. That all necessary public facilities can be provided concurrent with need and adequate
14 provisions have been provided to implement those portions of the Capital Improvement
Program applicable to the subject property, in that all public facilities are existing or
1-^ are conditioned to be installed concurrent with the project.
3. That the proposed commercial and industrial uses will be appropriate in area, location,
17 and overall design to the purpose intended, that the design and development are such as
to create an environment of sustained desirability and stability, and that such
18 development will meet performance standards established by Title 21, in that the project
is compatible with the existing and future uses and that there is a need for medical
office facilities. The medical office use is centrally located and takes access from a
20 prime arterial roadway, El Camino Real. The project meets or exceeds the
development standards of the Office Zone.
21
4. That the streets and thoroughfares proposed are suitable and adequate to carry the
22 anticipated traffic thereon, in that El Camino Real has adequate capacity to handle the
__ traffic generated by the project.
24 5. That the area surrounding the development is, or can be planned and zoned, in
coordination and substantial compatibility with the development, in that the proposed
25 project is compatible with adjacent uses of Planned Industrial to the north, which
allows professional office development, the adjacent Office site to the south, which is
planned for medical offices, and the designated Open Space to the east.
77 6. The Planning Commission has reviewed each of the exactions imposed on the Developer
28 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.
PCRESONO. 6361 -2-
Conditions;
2 1. If any of the following conditions fail to occur, or if they are, by their terms, to be
3 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
7 or a successor in interest by the City's approval of this Master Plan Amendment.
o0 2, Staff is authorized and directed to make, or require Developer to make, all corrections
and modifications to the Master Plan document(s) necessary to make them internally
consistent and in conformity with final action on the project. Development shall occur
10 substantially as shown in the approved Exhibits. Any proposed development different
from this approval, shall require an amendment to this approval.
3. 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
13 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
14 or indirectly, from (a) City's approval and issuance of this Master 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
17 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
18 approval is not validated.
4. This approval is granted subject to the adoption of the Negative Declaration and
20 approval of GPA 07-07 and is subject to all conditions contained in Planning
Commission Resolutions No. 6359 and 6360 for those other approvals incorporated
21 herein by reference.
22 5. 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 Bressi
Ranch Master Plan - MP 178(F).
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PCRESONO. 6361 -3-
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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.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning
Commission of the City of Carlsbad, California, held on the 5th day of December 2007, by the
following vote, to wit:
AYES:
NOES:
Chairperson Baker, Commissioners Boddy, Cardosa, Dominguez,
Douglas, and Montgomery
ABSENT: Commissioner Whitton
ABSTAIN:
JULIE
CARLSB
ATTEST:
Chairperson
ANNING COMMISSION
DON NEU
Planning Director
PCRESONO. 6361 -4-
Exhibit MP178 (F)
December 5, 2007
1 ORDINANCE NO.
2 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING A MASTER PLAN
3 AMENDMENT TO REPLACE TEXT IN VARIOUS CHAPTERS
AND VARIOUS EXHIBITS OF THE BRESSI RANCH MASTER
4 PLAN.
CASE NAME: BRESSI RANCH MEDICAL PLAZA
5 CASE NO.: MP 178(F)
6 WHEREAS, the City Council of the City of Carlsbad, California, has reviewed and
7 considered a Amendment to the Bressi Ranch Master Plan (MP 178) to replace text and amend
8 various Exhibits in the Master Plan; and
9 WHEREAS, the City Council did on the day of L 2007,
10 hold a duly noticed public hearing as prescribed by law to consider said request; and
11 WHEREAS, said application constitutes a request for a master plan amendment,
12 case number MP 178(F), consistent with Chapter 21.38 of the municipal code as shown on
13 Exhibit "MP 178(F)", attached hereto and incorporated herein by reference.
14 The City Council of the City of Carlsbad, California does ordain as follows:
15 SECTION I: That Master Plan Amendment MP 178(F) replaces text in the Bressi
16 Ranch Master Plan, as shown on Attachment MP 178(F).
17 SECTION II: That the findings and conditions of the Planning Commission in
18 Planning Commission Resolution No. 6361 shall also constitute the findings and conditions of
19 the City Council.
90^ EFFECTIVE DATE: This ordinance shall be effective thirty days after its
91 adoption, and the City Clerk shall certify to the adoption of this ordinance and cause it to be
22 published at least once in a newspaper of general circulation within fifteen days after its
23 adoption.24 ///
25 ///26 ///
27 HI28 ///
1 INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City
2 Council held on the _ day of _ , 2007, and thereafter.
3 PASSED AND ADOPTED at a regular meeting of said City Council held on the
4 _ day of _ , 2007, by the following vote, to wit:
5 AYES:
6 NOES:
7 ABSENT:
8 ABSTAIN:
9n
APPROVED AS TO FORM AND LEGALITY
10
RONALD R. BALL, City Attorney
13
14 CLAUDE A. LEWIS, Mayor
15 ii
ATTEST:16
17
LORRAINE M. WOOD, City Clerk
lo
19 (SEAL)
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-2-
8. Growth Management .111-3
9. Dedications 111-3
10. Public Facilities III-3
11.Zoning III-4
12. Location of Improvements III-4
13. Community Associations III-4
a. Residential Areas & Open Space III-4
b. Non-Residential Areas III-5
c. General Provisions Applicable to all Associations III-5
14.Architectural Review Board III-8
15. Exterior Home Improvements III-8
16. Recreational Vehicle Storage III-8
B. General Plan III-9
C. Zoning III-9
D. Relationship to General Plan & Other Applicable Planning Documents 111-10
E. Land Uses . 111-10
1. Planned Industrial 111-12
2. Office 111-12
3. Community Facilities 111-12
4. Mixed Use 111-12
5. Residential 111-13
6. Open Space 111-14
2002
A puma wnaajfiti in nv= ccy or CuilbM. Ca
Bressii Rairreh ttasfiw Plan Land Use sliiwnairy I
Planning Area/
Open Space Area
Industrial: - r -£$
PA1
I PA2
I PA3
I PA4
1 PA5
1 PA14
I subtotal
P '"''•'• ftei!i$iriiiai: '
I PA6
PA7
PAS
PA9
PA10
I PA11
PA12
subtotal
^ommm^fa^desi
PA13
subtotal
Mixed Use:
PA15
subtotal
_jOgert^S|pace:_ "
OS1
OS 2
OS 3
OS4
085 •
, OS6
subtotal
Roadways:
TOTAL:
General Plan
Designation
/- "*' *"&* -.'" ""-_•" y^-*.-
o
PI
PI
PI
PI
PI
RM
RMH
RMH
RLM
RLM
RLM
RMH
CF/P
RH/L/CF
OS
OS
OS
OS
OS
OS
Zoning
i-,V - ' -" '"~" "• " :'
O
PM
PM
PM
PM
PM
RD-M
RD-M
RD-M
R-1
R-1
R-1
RD-M
r:-"'-..o":r'**" "-v • - -•-:"-- •-. -• -
CF
RD-M/C-2/CF
OS
OS
OS
OS
OS
OS
Units
(residential)
—
—
—
—
—
—
64
99
98
72
86
10
94
523
—
100
100
—
—
—
—
—
—
623
Sq.Ft
(non-res)
**
**
**
**
**
Ml
2,160,500**
—
—
—
—
—
—
_—
138,000
138,000
130,000
130,000
—
—
—• —
—
2,428,500
\Acreage
2.5
27.5
47 i
44
28
1.1
150.1
16.2
20
19.9
26.8
31.5
36.4
24.1
154.9|g|
13.7
13.7
.^,~,ygf^.^
27.7
27.7
16.9
4.0
39.5
98.9
11.0
20.4
190.7
28.0
585.1
1 Total of 2,160.500 sq. ft. of non-residential space (PA 1-5,8.14)
1-2
1MH
PA-8
RD-M
| I Q-CEE Net DU Maximum
Land Use /Zoning I
Resctertia1
RLM Lav Medum Density (04) /R-1 One Family Residential
RM MedumDensity(4-8) /RDM Residential DensBy Multiple
RMH Medium High (8-15)/Residentel Medium-High Density
RH High Deraty (15-23) induded in RH/L/CF)' /RDM
SLbtot^ Res'denti^
NcrradErtiEi
CF Ccnmnty Faalities /CF Community Facilities
UCF Local 3x>pping Cert er and Comruity FaalrBes • (See RH above) /C-2/CF
R Haired InduSrial /PM Planned Industrial
06 Cpei^xce /OS Open Space
Mqor Fbaiva/s
SJlotd NonresdErtia1
PraectTota1
Acres01
94.7
16.2
64.0
27.7
2026
137
27.7m«
190.7
28.0
410.2
585.1
Acres'"
74.2
11.5
58.3
2d7
170.7
13.6
272
«5.1
186.9
Acre"
a2
6.0
11.5
19.0
DUs/ff
236
69
670
507
" 1482
138,003
130,000
2,160,500
(RLM)
PA-11
R-1
Legend
iuJ areas a-eajtjed111 Qoss tdd plaTringarees aid net
to erg neenng ard txxrday veri ficaB on
"Maamjndsnatyperm'tledbyGfcwthCorttd Qdinanoa
' Combined district may be all or a portion of RH/L/CF
" Although the net acreages of the residential planning area would allow for the development of up to
1482 dwelling units, the Master Plan will established a maximum cap of 623 dwelling units.
General PlarrDesignat
Planning Area
Zoning
Bressi Ranch
A planned community in the City of Carlsbad.Califomia
Local Facilities Management Plan (LFMP) for Zone 17 - An LFMP for Zone
17 was prepared in conformance with the requirements of Chapter 21.90,
Growth Management, of the Carlsbad Municipal Code. The Zone 17 LFMP
demonstrates how and approximately when each public facility will be
developed within Zone 17 to accommodate the Master Plan development. It
also provides a financing plan for the necessary public facilities.
2. Future Discretionary Applications
The following applications will be processed at some future date to allow for
the development of the Master Plan:
Tentative Tract Maps - Tentative Tract Maps will be required to subdivide the
residential planning areas to create individual lots or ownership units.
Tentative maps may also be submitted to further subdivide the commercial
and industrial portions of the Master Plan at the option of the developer.
Planned Development Permits - These permits will be processed pursuant to
Chapter 21.45 of the Carlsbad Municipal Code and must be submitted with
any tentative map that creates lots less than 7,500 square feet in size,
ownership multifamily units, or neighborhoods served by private streets. A
Non-Residential Planned Development Permit pursuant to Chapter 21.47
must be submitted with any non-residential tentative map that creates
industrial lots less than one acre in size, or lots that do not have frontage on a
public street or have shared access or parking.
Conditional Use Permits - Pursuant to Chapter 21.42, Conditional Use
Permits must be submitted for the development of a church, other community
facility, private school, assisted care facility, service station or other uses
allowed by Chapter 21.42 of the Carlsbad Municipal Code.
Site Development Plan - Site Development Plans will be required to establish
the design of the mixed-use area, for the development of affordable
apartments, commercial areas, a daycare facility and the Village Green.
Planned Industrial Permit - Pursuant to Chapter 21.34, a Planned Industrial
Permit must be processed for development in Planning Areas 4y 2, 3, 4, 5
and 14.
1-15
B. General Plan
The General Plan designations of the Bressi Ranch Master Plan are shown on
Exhibit 1-9 on page 1-14. These designations are:
P-l - Planned Industrial
O Office and Related Commercial
L - Local Shopping Center
RLM - Residential Low-Medium - single-family
RM - Residential Medium - single-family or attached multi-family
RMH - Residential Medium High - small lot single-family or
attached multi-family
RH - Residential High - attached multi-family
OS - Open Space
C - Community Facilities
P - Private School
C. Zoning
Concurrent with the approval of the Bressi Ranch Master Plan, the zoning of this
site was changed from Limited Control (L-C) to Planned Community (P-C).
Since the P-C Zone requires the designation of underlying zoning, each of the
planning areas and open space areas has been assigned an underlying zoning
designation. Pursuant to the powers of Chapter 21.38 of the Carlsbad Municipal
Code (Planned Community Zone), this Master Plan shall constitute the zoning of
all lands within the Master Plan. No person shall use or develop contrary to the
provisions of the Master Plan. All provisions of the Master Plan are imposed as
a condition of zoning. Approval of this document does not excuse compliance
with all other applicable City ordinances in effect at the time building permits are
issued. Unless modified by this Master Plan, or approval of a Planned
Development Permit or Non-Residential Planned Development Permit, all
development shall comply with the requirements of the underlying zoning as
shown by Exhibit I-9 on page 1-14. These underlying zoning designations are
provided below:
. 2002
Planning Areas Zone
1 Q (Office)
4r 2, 3, 4, 5, 14 P-M (Planned Industrial)
6, 7, 8, 12 RD-M (Residential Density - Multiple)
9,10,11 R-1 (One Family Residential)
13 CF (Community Facilities)
15 C-2/RD-M/CF (General Commercial/Residential
Density Multiple/ Community Facilities)
Open Space Areas
1-6 0-S (Open Space)
D. Relationship to General Plan & Other Applicable Planning Documents
The Bressi Ranch Master Plan is consistent with and implements the Carlsbad
General Plan, the Planned Community Zone, the McClellan-Palomar Airport
Comprehensive Land Use Plan, the Carlsbad Habitat Management Plan, the El
Camino Real Scenic Corridor, the Carlsbad Landscape Manual and all other
applicable planning and regulatory documents. Appendices A and B provide a
consistency matrix showing how the Bressi Ranch Master Plan conforms with the
Carlsbad General Plan and the other above-mentioned documents, respectively.
E. Land Uses
There are five six major General Plan land use types within the Bressi Ranch
Master Plan. The land uses are office, industrial, community facility, commercial,
residential and open space. Exhibit 1-1 on page I-2 shows how the land uses
have been divided into fifteen planning areas and six open space areas. Exhibit
111-1 on page 111-11 provides the acreage and buildout potential for each planning
area and open space area.
M«y 2002
BRF^SI RANCH
GENERAL PLAN L. ATISTICS BY PLANNING AREA*
Proposed General Plan
Planning
Area/
Neighborhood
PA1
PA 2
PA 3
PA 4
PAS
PA 6
PA 7
PAS
PA 9
PA 10
PA 11
PA 12
PA 13
SUBTOTAL
PA 14
PA 15
OS1
OS2
OSS
OS4
OSS
OS6
Roads
General
Plan
Designation
O
PI
PI
PI
PI
RM
RMH
RMH
RLM
RLM
RLM
RMH
CF/P
PI
RH/L/CF
OS
OS
OS
OS
OS
OS
Road
Zoning
O
P-M
P-M
P-M
P-M
RD-M
RD-M
RD-M
R-1
R-1
R-1
RD-M
CF
P-M
RD-M/C-
2/CF
OS
OS
OS
OS
OS
OS
Total
Gross
Acres
2.5
27.5
47.0
44.0
28.0
16.2
20.0
19.9
26.8
31.5
36.4
24.1
13.7
1.1
27.7
16.9
4.0
39.5
98.9
11.0
20.4
28.0
585.1
Constraints
D
0.0
1.7
0.0
0.0
0.3
1.0
0.2
0.1
0.9
1.1
4.6
1.0
0.0
0.0
0.4
0.4
0.2
5.6
12.9
0.1
0.5
0.4
EandF
0.0
2.0
0.0
0.0
0.0
0.7
0.6
0.0
0.0
0.5
2.4
0.0
0.1
0.0
0.1
3.6
0.5
0.0
0.0
0.8
5.7
0.2
Partially
Constrained
J
-
.
.
.
.
6.0
1.8
2.4
3.6
6.0
12.3
2.2
-
-
1.0
.
.
-
.
-
-
-
J/2
-
-
-
.
-
3.0
0.9
1.2
1.8
3.0
6.2
1.7
-
-
0.5
.
.
-
.
.
-
.
Net
Developable
Acres
2.5
23.8
47.0
44.0
27.7
11.5
18.3
18.6
24.1
26.9
23.2
21.4
13.6
1.1
26.7
12.9
3.3
33.9
86.0
10.1
14.2
27.4
Growth Control
Dwelling Units
Per Acre
6.0
11.5
11.5
3.2
3.2
3.2
11.5
19
General Plan
Growth Control
Dwelling Units
69
210
213
77
86
74
246
975
507
1482 ****
SF
**
**
**
**
**
138.00C
* Acres are subject to engineering and boundary verification.
** Total of 2,160,500 square feet, which equates to 15,000 ADT based on an assumption of 40% Light lndustrial/40%Research and
Development and 20% Office. This breakdown of uses was used for traffic modeling purposes. The percentages of the various uses may
vary at the time of development, as long as the traffic generated by the uses in Planning Areas 1. 2, 3, 4 and 5 do not exceed 15.000 ADT.
*** Mixed use development - Max. 130,000 s.f. of commercial, church, boys and girls club, day care, assisted living, and 100 units Max. of
high density residential.
*** Although the net acreages of the residential planning area would allow for the development of up to
1482 dwelling units, the Master Plan will establish a maximum cap of 623 dwelling units.
Definitions: D= Slopes > 40%, E and F = Wetlands, Including Tamarisk Scrub, and J = Slopes of 25% to 40%
1. Planned Industrial (PI)
Due to their geographical locations, Planning Areas 1, 2, 3, 4, 5 and 14 have
a designation of Planned Industrial (P-l). These planning areas comprise part
of the central industrial core of the City of Carlsbad, are bordered by regional
arterials, and are located in close proximity to Palomar Airport and lie within
the McClellan-Palomar Airport Influence Area. Planning Areas 1, 2, 3, 4 and
5 will be developed with a combination of corporate office, light manufacturing
and research and development uses, and Planning Area 14 may be
developed with an industrial serving commercial use such as a service
station/convenience store/car wash. The uses within these planning areas
will be developed in accordance with the recommendations of SANDAG's
Comprehensive Land Use Plan for McClellan-Palomar Airport and the
County's Airport Master Plan.
Portions of Planning Areas 2, 3, 4 and 5 are within the Flight Activity Zone of
McClellan-Palomar Airport. A small part of Planning Area 3, near the
intersection of Palomar Airport Road and El Camino Real, is also within the
Runway Protection Zone. Development within these areas will be limited in
scope in accordance with the recommendations of SANDAG's
Comprehensive Land Use Plan for McClellan-Palomar Airport. Exhibit I-4 on
page I-6 shows the boundaries of the Airport Influence Area, Flight Activity
Zone and Runway Protection Zone.
2. Office (O)
Planning Area 1 is designated to be developed with medical offices to serve
the community as well as the residents of Bressi Ranch Master Plan Area.
The development of medical offices at this site would be compatible with the
proposed medical office development to the south of Planning Area!
Planning Area 1 is located within the McClellan-Palomar Airport Influence
Zone : however, the subject site is not located within the Flight Activity Zone
and is wholly outside the 65 dBN CNEL noise contour. Proposed
development applications within Planning Area 1 will be required to process a
Special Use Permit to demonstrate compliance with the El Camino Real
Scenic Corridor Guidelines.
3. Community Facilities (CF)
Planning Areas 13 and 15 will be developed with community facilities to serve
the residents of the Bressi Ranch Master Plan. In accordance with the
requirements of Chapter 21.25 of the Carlsbad Municipal Code, a minimum
of 5.09 acres of community facilities, including a 2-acre day care center, must
be located in Planning Area 13 and/or 15 of the Bressi Ranch Master Plan. A
portion of the community facilities, which may include a day care center, will
(I-* <* B+wlt**** JW***v* 111-12 Ku, 2002
_J
Open Space
(Public Health and Safety)
Open Space
(Preservation of Natural Resources)
Open Space
(Except for O.S. 2 these
recreation areas are conceptual
in size & location, the exact
design to be approved as
part of the Tentative maps)
ommune^W ft Cty tf CtttibM.
> v—MOT
Industrial / Office
Entries into the industrial/office areas will have a less formal landscape scheme
than those leading to the residential areas. Streets within the industrial garden
shall be bordered by informal groves behind a contiguous sidewalk, with an
evergreen backdrop to help screen views of industrial/office uses. The
industrial/office buildings shall be designed and sited to encourage an outdoor
walking experience for employees.
Natural Open Space
The streetscape adjacent to natural open space areas will be informal and
provide a transition from natural vegetation to the street. Open and closed views
of the open space shall occur along the length of the open space. Within the
open space areas, trails and interpretive view decks shall be constructed to
engage pedestrians in a "story telling experience".
Arterial Roadways
The four major streets adjacent to and within the Master Plan (Palomar Airport,
El Camino Real, El Fuerte Street and Poinsettia Lane) each have a
predetermined landscape character as defined in the Carlsbad Landscape
Manual. This pattern will be continued throughout Bressi Ranch on these
arterials.
B. Landscape Palette
The following table in Exhibit V-2 on page V-4 provides the landscape palette for
the Circulation Element roadways and internal roadways within the Bressi Ranch
Master Plan. Palomar Airport Road, El Camino Real, El Fuerte Street, and
Poinsettia Lane have established landscape patterns defined by the Carlsbad
Landscape Manual. Except for Poinsettia Lane, all of these arterial roadways
will be landscaped in accordance with the landscape patterns established by
Carlsbad's Landscape Guidelines Manual. Poinsettia Lane will have a different
landscape palette to match the plantings within the portion of Poinsettia Lane
that has already been constructed in the Rancho Carrillo Master Plan to the east.
Trees used for the streetscape of individual planning areas are to be selected
from the recommended plant list (see Exhibit V-3 on pages V-5 to V-8).
C. Landscape Zones
The general landscape zones for the Bressi Ranch community, as shown by
Exhibit V-4 on page V-9, consists of four zones as specified in the City of
Carlsbad Landscape Manual. These zones are based on the type of visual
V-3 Ku, 2002
B. Office and Industrial Planning Areas (PA 1-5 & 14)
One or more of the following administrative or discretionary applications shall be
filed either concurrently with or subsequent to the application for a tentative map
in Planning Areas 1-5 & 14.
Planned Industrial Permit
A Planned Industrial Permit processed pursuant to Chapter 21.34, Planned
Industrial Zone of the Carlsbad Municipal Code, shall be obtained for the
development of any permitted use in Planning Areas 4r 2, 3, 4, 5 & 14. A
Planned Industrial Permit shall also be required for the modification of any
existing building in excess of twenty-five percent of the building's valuation.
Planned Industrial Permits shall be administratively reviewed and approved by
the Planning Director. All development proposed by a Planned Industrial Permit
shall be in conformance with the requirements of the Planned Industrial Zone,
the Development Standards and Design Criteria of the Bressi Ranch Master Plan
and CC&Rs and Design Guidelines for the Industrial area of the Master Plan. If
there is a conflict in the standards or requirements of the abovementioned
ordinances or policies, the requirements of the Bressi Ranch Master Plan shall
prevail.
Non-Residential Planned Development Permit
A Non-Residential Planned Development Permit in conformance with the
requirements of Chapter 21.47 of the Carlsbad Municipal Code shall be
processed concurrently with all tentative maps that propose lots that do not front
on a public street, postage stamp lots, air space condominiums or lots/units that
share access or parking.
Conditional Use Permits
A Conditional Use Permit shall be required for all uses designated as conditional
uses by Chapter 21.34 and 21.42 of the Carlsbad Municipal Code. The review
and approval of a Conditional Use Permit shall include building placement and
design.
The approval of a Non-Residential Planned Development Permit or Conditional
Use Permit, both of which address building placement and design shall
supercede the need for approval of a Planned Industrial Permit.
VI-2 Ku, 2002
VII. INDUSTRIAL/OFFICE DEVELOPMENT STANDARDS & DESIGN
GUIDELINES
The following design guidelines will promote high quality design including
landscaping, architecture and overall construction for all office and industrial
development in Planning Areas 1-5 and 14 of the Bressi Ranch Master Plan. In
accordance with the Land Use Element of the Carlsbad General Plan and the El
Camino Real Scenic Corridor Development Standards, development in these
planning areas will be designed to provide opportunities for research and
development industries in a campus setting.
The design guidelines are general and may be interpreted with some flexibility in
their application to specific projects. Variations may be considered for projects with
special design characteristics that still meet the general design objectives of these
guidelines. All development in Planning Areas 1-5 and 14 of the Bressi Ranch
Master Plan, subject to review by the City, shall adhere to these guidelines where
applicable.
A. Development Standards
Unless modified in the development standards of the individual Planning Areas,
all development in Planning Areas 4 2-5 and 14 shall comply with the
development standards of the P-M Zone, Chapter 21.34, of the Carlsbad
Municipal Code. All development in Planning Area 1 shall comply with the
development standards of the O zone. Chapter 21.27 of the Carlsbad Municipal
Code.
B. Industrial Driveways
Exhibit VII-1 on page VII-2 shows the location of potential driveways serving
future office/industrial development in Planning Areas 1-5. The individual
exhibits for Planning Areas 1-5 also show these driveway locations. A minimum
spacing of 300 feet will be provided between driveways serving Planning Areas
1-5, measured from the centerlines of the driveways or street intersections.
Sight distance lines will be provided in accordance with the current edition of the
CalTrans Highway Design Manual and all applicable City standards and policies.
Obstructions in excess of 30" in height will not be permitted within the sight
distance lines. None of the Planning Areas shall gain direct driveway access
from El Camino Real or Palomar Airport Road except for the right turn in and out
shown in Planning Area 5.
Exhibit VII-1 shows the maximum number of driveways that could be developed
in accordance with City standards and policies dealing driveway locations.
MA? 2002
Typical ground-mounted equipment such as transformers, cooling and heating
units shall be screened with walls and/or landscaping.
Downspouts - Downspouts shall be concealed on facades.
E. Sign Criteria
All signage shall be compatible in appearance and scale with the adjacent
buildings and shall comply with the requirements of Chapter 21.41 of the
Carlsbad Municipal Code.
F. Individual Planning Area Standards
1. Planning Area 1
Description
Planning Area 1 (see Exhibit VII-11 on page VII-18) is located in the western
portion of the project, south of Palomar Airport Road, and is bordered on the
west by El Camino Real. Open Space Area 1 is on the eastern side of
Planning Area 1, and a more extensive industrial area, Planning Area 2, is
located to the north. The eastern side is also the location of a possible
frontage road connecting to The Villages of La Costa. Planning Area 1 is the
smallest of the five industrial planning areas located within the Broosi Ranch
Master Plan. The small size of Planning Area 1 is created by the fixed
location of the access road off of El Camino Real, the open space to the east
and the property boundary to the south of the area. Planning Area 1 has a
gross area of 2.5 acres and a net developable area of 2.5 acres. The exact
developable acreage of this site may be less if it is determined that a frontage
road must go through Planning Area 1.
Implementation of Master Plan Vision and Goals
Planning Area 1 is designated as Planned Industrial Office due to its location
within the Palomar Airport Influence Area, and its location adjacent to other
major industrial development on the west side of El Camino Real and within
the Master Plan area (Goal 1). Residents of the Master Plan may access
Planning Area 1 using the sidewalks along the public streets within the
Master Plan area, which meets Goal 2 of this plan. In addition, a variety of
Office uses are allowed in Planning Area 1, which could provide a range of
job types available (Goal 5).
VIM 7 Ku, 2002
Legend
VIASAT
BUSINESS PARK
ENTRY
NAUZED
FLIGHT
ACTIVITY
ZONE
Concept Sketch
(for illustrative purposes only)
Access
Detention Basin
Open Space
Fire Protection Zone
City Wide Trail
- Setbacks(Width in Feet)
Bus Stop/Bus Turnout
. Runway Protectioa Zone
i Airport Influence Area
Flight Activity Zone
General Plan Land Use:
O \
Zoning:
O
Product:
Industrial/Office/Warehause
Per P-M Zone as further
restricted by Master Plan
VII-11
A planned community in the C'rty of Carlsbad, California
J-26-02BressiPA1.cdr
General Plan & Zoning
General Plan Land Use: Planned Industrial (PI) Office (O)
Zoning: Planned Industrial (P M) Office (O)
Discretionary Permits Required for Development
All development proposals shall be processed in conformance with the
requirements of the Carlsbad Municipal Code as detailed in Chapter VI of this
Master Plan.
Uses Allowed
Office, Research & Development, Light Manufacturing and Warehousing, and
all uses identified in Section 21.34 21.27 of the Carlsbad Municipal Code (R-
M O Zone) are allowed in Planning Area 1.
Use Restrictions
No facilities in the development shall store, handle, or use toxic, or highly
toxic gases as defined in the most recent Uniform Fire Code (UFC) at
quantities that exceed exempt amounts as defined in the most recent UFC.
Facilities which store, handle, or use regulated substances as defined in the
California Health and Safety Code §25532(g) in excess of threshold
quantities shall prepare risk management plans for determination of risk to
the community.
Facilities which store, handle, or use any quantity of a toxic or highly toxic gas
as defined in the most recent Uniform Fire Code which are also regulated
substances as defined in the California Health and Safety Code §25532(g)
shall prepare an offsite consequence analysis (OCA). This analysis shall be
performed in accordance with Title 19 of the California Code of Regulations
§2750.2 through §2750.3. If the OCA shows the release could impact the
residential community, the facility will not store, handle, or use the material in
those quantities. If a decrease in the quantity of material reduces the distance
to toxic endpoint to where the community is not impacted, the facility shall be
able to utilize the material in that quantity.
VIM 9 Ku, 2002
Design Criteria
In addition to complying with the design criteria contained in Sections VILA, B
and C of this Master Plan, development in Planning Area 1 shall comply with
the following design criteria:
• A frontage road may be constructed along the easterly edge of Planning
Area 1 from Street A to the southern boundary of Planning Area 1 to
connect to the frontage road in Neighborhood 1.1 of the Villages of La
Costa Master Plan. The exact location and need for this frontage road will
be determined as a part of the review of detailed development plans for
Planning Area 1 and the adjacent property to the south in the Villages of
La Costa Master Plan.
• Planning Area 1 may be developed in conjunction with the industrially
Office designated property to the south in the Villages of La Costa Master
Plan.
Development Standards
Planning Area 1 shall be developed in accordance with the Planned Industrial
(P M) Office (O) Zone standards set forth in Section 21.34 21.27 of the
Carlsbad Municipal Code, which include the following setbacks.
All development in Planning Area 1 shall comply with the setback
requirements of Section 21.34.070 21.27.040 of the Planned Industrial Office
Zone. All setbacks are measured from the right of way line. The following
paragraphs summarize these setback requirements.
• Front or Side Yard facing El Camino Real, Palomar Airport Road or El
Fuerte Street - Minimum setback of fifty (50) feet fully landscaped and
irrigated shall be provided. Subject to approval of the Planning Director
the landscaped portion of tho setback may be reduced to thirty five (35)
feet to accommodate a driveway along the portion of the setback farthest
from the right of-way.
• Front or Side Yard on a Collector, Local or Private Street - Avorago The
setback of thirty five (35) twenty (20) feet with a minimum of twenty five
(25) feet. This setback shall be fully landscaped.
• Side Yard Interior - Ten (10) feet fully landscaped and irrigated.
• Rear Yard - Twenty (20) Ten (10) feet, of which ten (10) foot adjacent to
the rear property line shall be fully landscaped and irrigated.
• Projects in Planning Area 1 shall process a Special Use Permit per the
requirements of the El Camino Real Scenic Corridor study concurrent with
any other discretionary permit, or a Planned Industrial Permit.
VII-20 M*
Legend
Master Plan Entry
Industrial Park Entry
Residential Entry
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