HomeMy WebLinkAbout2010-12-01; Planning Commission; Resolution 67381 PLANNING COMMISSION RESOLUTION NO. 6738
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A RESOLUTION OF THE PLANNING COMMISSION OF THE
3 CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF SPECIFIC PLAN AMENDMENT NO. SP
4 207(1) ON PROPERTY GENERALLY LOCATED NORTH OF
, PALOMAR AIRPORT ROAD, SOUTH OF CANNON ROAD,
EAST OF PASEO DEL NORTE, AND WEST OF FARADAY
6 AVENUE IN LOCAL FACILITIES MANAGEMENT ZONE 13.
CASE NAME: PROP D - CANNON ROAD AGRICULTURAL AND
7 OPEN SPACE LANDS
CASE NO.: SP 207(1)
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o WHEREAS, the City of Carlsbad has filed a verified application for zoning
10 and related land use document amendments necessary to implement Proposition D for the
11 Cannon Road Agriculture and Open Space Lands which affects properties within SP 207
12 as shown on Exhibit A; and
13 WHEREAS, said verified application constitutes a request for a Specific Plan
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amendment, on file in the Carlsbad Planning Department, PROP D - CANNON ROAD
16 AGRICULTURAL AND OPEN SPACE LANDS as provided by SP 207(1) and Government
17 Code Section 65453; and
18 WHEREAS, the City Council adopted the Carlsbad Ranch Specific Plan 207
19 in 1993 by Ordinance NS-227 to provide rules and regulations for the orderly development
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of 423.5 acres of land located generally north of Palomar Airport Road, south of Cannon
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Road, east of Paeso del Norte and west of Faraday Avenue; and
~_ WHEREAS, SP 207(1) makes only minor text and graphic changes to the
24 Carlsbad Ranch Specific Plan document, which are shown on the affected pages in
25 strikcthrough to indicate words to be deleted and in underline to indicate words to be
9* £\added, in order to fully implement Proposition D and provide internal consistency between
27 the various zoning and related land use document amendments affected by the
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implementation of the Cannon Road Agricultural and Open Space (CR-A/OS) Zone; and
1 WHEREAS, SP 207(1) does not change any General Plan Land Use
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designations within the boundaries of the Specific Plan, any condition set forth by a
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previously approved Specific Plan amendment, nor does it propose any development; and4
5 WHEREAS, SP 207(1) is an action that is necessary to comply with City
6 Council Resolution of Intention No 2008-269 to complete the process and achieve full
7 implementation of Proposition D on the Cannon Road Agriculture and Open Space Lands;
8 and
9 WHEREAS, the proposed PROP D - CANNON ROAD AGRICULTURAL
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AND OPEN SPACE LANDS - SP 207(1) is set forth and attached in the draft City Council
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Ordinance, Exhibit "X - SP 207(1)" dated, December 1, 2010, and attached hereto as PROP D -
j 3 CANNON ROAD AGRICULTURAL AND OPEN SPACE LANDS - SP 207(1); and
14 WHEREAS, the Planning Commission did, on December 1, 2010, hold a duly
1 ^ noticed public hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony
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and arguments, if any, of all persons desiring to be heard, said Commission considered all factors
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relating to the Specific Plan amendment.
20 ' NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
21 Commission of the City of Carlsbad as follows:
22 A) That the foregoing recitations are true and correct.
23 B) That based on the evidence presented at the public hearing, the Commission
24 RECOMMENDS APPROVAL of PROP D - CANNON ROAD
AGRICULTURAL AND OPEN SPACE LANDS - SP 207(1) based on the
25 following findings:
26 Findings:
27 1. The proposed development as described by the Specific Plan (SP 207(1)) is consistent
28 with the provisions of the General Plan and implements Policy and Action Plan C.7 of
Special Planning Considerations - Cannon Road Open Space, Farming and Public
Use Corridor of the Land Use Element of the General Plan.
PC RESO NO. 6738 -2-
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2. The proposed plan would not be detrimental to the public interest, health, safety,
convenience, or welfare of the City in that the Specific Plan amendment reflects the
recommendations contained in the Final Report on Comprehensive Planning and
Community Engagement Process to Implement Proposition D for the Cannon Road
Agriculture and Open Space Lands, accepted by the City Council and dated
September 23, 2008.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning
Commission of the City of Carlsbad, California, held on December 1, 2010, by the following
vote, to wit:
Vice Chairperson L'Heureux, Commissioners Baker, Dominguez,
Montgomery, Nygaard and Schumacher
AYES:
NOES:
ABSENT:
ABSTAIN: Chairperson Douglas
STEPHEN "HAP" L'HEt^REUX, Vice Chairperson
CARLSBAD PLANNING COMMISSION
ATTEST:
DON NEU
Planning Director
PCRESONO. 6738 -3-
Exhibit "X-SP 207(1)"
December 1, 2010
1 ORDINANCE NO.
2 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, ADOPTING SPECIFIC PLAN
3 AMENDMENT 207(1) TO IMPLEMENT PROPOSITION D FOR
THE CANNON ROAD AGRICULTURAL AND OPEN SPACE
4 LANDS ON PROPERTY GENERALLY LOCATED NORTH OF
PALOMAR AIRPORT ROAD, SOUTH OF CANNON ROAD, EAST
5 OF PASEO DEL NORTE AND WEST OF FARADAY AVENUE IN
LOCAL FACILITIES MANAGEMENT ZONE 13.
6 CASE NAME: PROP D - CANNON ROAD AGRICULTURAL AND
OPEN SPACE LANDS
7 CASE NO.: SP 207(1)
8 The City Council of the City of Carlsbad, California, does ordain as follows:
9 WHEREAS, the Carlsbad Ranch Specific Plan (SP 207) was originally adopted
10 by City Council Ordinance No. NS-227 on March 16, 1993 and has been amended several
11 times and contains the uses, development standards and design for the development of the
12 subject property; and
WHEREAS, the amendment is necessary to fully implement Proposition D for the
Cannon Road Agricultural and Open Space Lands which affects properties within SP 207; and
15 WHEREAS, the City Council of the City of Carlsbad has reviewed and
16 considered Specific Plan Amendment SP 207(1) for the Carlsbad Ranch Specific Plan; and
17 WHEREAS, after procedures in accordance with requirements of law, the City
1 R Council has determined that the public interest indicates that said Specific Plan Amendment
19 (SP 207(1)) be approved.
70 NOW, THEREFORE, the City Council of the City of Carlsbad does ordain as
21 follows:
22 SECTION I: That SP 207(1), on file in the Planning Department, and incorporated
herein by reference, is adopted. The Carlsbad Ranch Specific Plan shall constitute the
24 development plan for the property and all development within the plan area shall conform to the
plan.
26 SECTION II: That the Carlsbad Ranch Specific Plan (SP 207), as amended to
27 date, and further amended by Specific Plan Amendment 207(1), dated December 1, 2010, is
28 approved.
1 SECTION III: That Specific Plan Amendment 207(1) replaces text and revises
2 graphics in the Carlsbad Ranch Specific Plan, as shown on Attachment SP 207(1).
3 SECTION IV: That the findings and conditions of the Planning Commission in
4 Planning Commission Resolution No. 6738 shall constitute the findings and conditions of the
5 City Council.
6 EFFECTIVE DATE: This ordinance shall be effective thirty days after its
7 adoption, and the City Clerk shall certify to the adoption of this ordinance and cause it to be
8 published at least once in a publication of general circulation in the City of Carlsbad within
9 fifteen days after its adoption. (Notwithstanding the preceding, this ordinance shall not be
10 effective within the City's Coastal Zone until approved by the California Coastal Commission.)
11 INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City
12 Council on the day of 2011, and thereafter.
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1 PASSED AND ADOPTED at a regular meeting of the City Council of the City of
2 Carlsbad on the day of 2011, by the following vote, to wit:
3 AYES:
4 NOES:
5 ABSENT:
6 ABSTAIN:
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APPROVED AS TO FORM AND LEGALITY
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10 RONALD R. BALL, City Attorney
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MATT HALL, Mayor
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14 ATTEST:
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LORRAINE M. WOOD, City Clerk
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Specific Plan Amendment SP 207(1)
December 1, 2010
CARLSBAD RANCH SPECIFIC PLAN AMENDMENT
SPECIFIC PLAN 207(HI)
Prepared for:
Carlsbad Ranch Company
Prepared by:
Hofman Planning Associates
February 27, 1995
Revised April 1095
Revised October 1995
Revised January 1996
Revised May 1996
June 1999
SP207
Specific Plan on approximately 423.5 acres of land located north of Palomar Airport Rd,
south of future Cannon Rd, east of Paseo Del Norte and west of Local Facilities
Management Zones 5 and 8
Approved by
Planning Commission Resolution No. 3480, January 6, 1993
City Council Ordinance No. NS-227
California Coastal Commission, June 10, 1993
SP 207(A)
Increase the land area of the original specific plan by 23.89 acres; including the transfer
of 20.56 acres from Zone 5 to Zone 13, which is located along the southeast boundary
of the project and the inclusion of 3.33 acres south of Cannon Road. Proposed land
uses were changed to reduce office/research and development and focus on
recreational, retail, and visitor serving land uses - (LEGOLAND)
Replaced SP 207, in its entirety
Approved by:
Planning Commission Resolution No. 3848, December 6, 1995
City Council Ordinance No. NS-344, January 9, 1996
California Coastal Commission Application No. 6-96-9, April 11, 1996
SP 207(B)
Minor amendment to permit the realignment of the flower field trail, modifying the
alignment and width of the trail to more closely approximate the existing agricultural
road, eliminating proposed non-agricultural landscaping, reducing the viewpoint at what
was previously the eastern terminus of the trail, and adding an alternative access point
north of the new alignment.
Approved by
Planning Director, August 25, 1995
California Coastal Commission Application No. 6-93-34-A4, December 5, 1995
SP 207(C)
Hotel/Time Share Amendment
WITHDRAWN June 3, 1996
SP 207(D)
To allow a museum open to the public, with incidental retail sales related to the
museum (Museum of Music Making, located in the
National Association of Music Merchants (NAMM) building)
Approved by
Planning Commission Resolution No. 4538, April 21, 1999
City Council Ordinance No. NS-488, June 8, 1999
California Coastal Commission Application No. 3-99A, December 8, 1999
SP 207 (E)
To allow the development of Planning Area 5 with a hotel/time-share resort
Independent of development of Planning Area 8
Approved by
Planning Commission Resolution No. 5693, September 1, 2004
City Council Ordinance No. NS-727, October 19, 2004
California Coastal Commission Application No. 3-04A, March 17, 2005
SP 207 (F)
To allow for an administrative approval process for Legoland Inner Park improvements,
modify the allowed uses to include overnight uses, and to define Minor and Major
Specific Plan Amendments
Approved by
Planning Commission Resolution No. 6356, December 5, 2007
City Council Ordinance No. NS-875, February 8, 2008
Coastal Commission Application No. 1-08B, August 14, 2009
SP 207 (G)
To allow for a second driveway access for ingress only into the Armstrong Garden
Center/Flower Fields®.
Approved by
Planning Commission Resolution No. 6414, April 5, 2008
City Council Ordinance No. NS-893, June 24, 2008
Coastal Commission Application No. 1-08A, August 14, 2009
SP 207 (H)
To add hotel and accessory hotel uses to Planning Area 4, modify the parking rates for
LEGOLAND and gyms within the Carlsbad Ranch Specific Plan and reflect the previous
street name change of Hidden Valley Road to The Crossings Drive
Approved by
Planning Commission Resolution No. 6524, January 21, 2009
City Council Ordinance No. CS-025, March 10, 2009
Coastal Commission Application No. 1-09B, October 9, 2009
SP 207 (I)
To implement "Proposition D - Preserve the Flower and Strawberry Fields and
Save Taxpayer's Money" for Planning Area 8 by re-designating the land use from
"Golf Course" to "Agricultural/Open Space" and allowing development pursuant
to Carlsbad Municipal Code Chapter 21.209 - Cannon Road Agricultural/Open
Space (CR-A/OS) Zone.
Approved by
Planning Commission Resolution No.
City Council Ordinance No.
Coastal Commission Application No.
TABLE OF CONTENTS
I. INTRODUCTION 1
A. INITIATION OF THE PLAN 1
B. PROJECT LOCATION AND OWNERSHIP 1
C. SPECIFIC PLAN ACREAGE AND SITE DESCRIPTION 1
D. PURPOSE OF THE PLAN 5
E. PROPOSED LAND USES 5
F. ISSUES ADDRESSED IN THE PLAN 7
G. RELATIONSHIP OF THE PLAN'S POLICIES TO ITS REGULATIONS 7
H. COMPLIANCE WITH THE GENERAL PLAN 7
1. LAND USE ELEMENT 7
2. OPEN SPACE & CONSERVATION ELEMENT 10
3. CIRCULATION ELEMENT 10
4. NOISE ELEMENT 11
I. AGRICULTURAL PRESERVE 12
J. ENTITLEMENT AND APPROVALS PERMITTED BY THE SPECIFIC PLAN 14
K. SEVERABILITY CLAUSE 14
II. LAND USE AND CIRCULATION 15
A. INTRODUCTION 15
B. OVERVIEW OF PLANNING AREA OPPORTUNITIES AND CONSTRAINTS
15
1. COMMUNITY CONTEXT 15
2. NATURAL AND CULTURAL FEATURES 16
3. INFRASTRUCTURAL CONSIDERATIONS 18
4. INSTITUTIONAL AND JURISDICTIONAL CONSIDERATIONS .... 18
5. NOISE AND AIRPORT COMPATIBILITY 19
C. DESCRIPTION OF THE CARLSBAD RANCH PLAN CONCEPT 19
D. GOALS, OBJECTIVES AND POLICIES 28
III. DEVELOPMENT STANDARDS AND DESIGN GUIDELINES 64
A. GENERAL DEVELOPMENT STANDARDS AND DESIGN GUIDELINES .65
1. BUILDING HEIGHT 65
2. BUILDING LOT COVERAGE 66
3. PARKING STANDARDS 66
4. SIGNAGE 71
5. EMPLOYEE EATING AREAS 72
6. SERVICE LOADING AREAS AND TRASH ENCLOSURES 72
7. OPEN SPACE TRANSITION AREAS 73
Carlsbad Ranch Specific Plan jjj
TABLE OF CONTENTS
a. Perimeter Wall 73
b. Berms 73
c. Drainage 74
8. ROADWAYS 77
a. Palomar Airport Road 77
b. Cannon Road 78
c. Armada Drive 79
d. LEGO Drive 81
e. The Crossings Drive 83
f. Street 84
9. LANDSCAPE CONCEPT 85
a. Golf CourseCannon Road Open Space. Farming, and Public Use
Corridor 88
b. Parking Areas 90
c. Project Entries 92
B. PLANNING AREA 1 - GEMOLOGICAL INSTITUTE OF AMERICA 97
1. DEVELOPMENT STANDARDS 99
PLANNING AREA 2 - RESEARCH AND DEVELOPMENT 103
2. DESIGN GUIDELINES 107
D. PLANNING AREA 3 - HOTEL/RETAIL 109
1. DEVELOPMENT STANDARDS 109
2. DESIGN GUIDELINES 111
E. PLANNING AREA 4 - LEGOLAND Carlsbad 114
1. PLANNING AREAS 114
2. DEVELOPMENT STANDARDS 121
3. DESIGN GUIDELINES 137
4. LANDSCAPE AREAS 143
F. PLANNING AREA 5 - RESORT 155
1. DEVELOPMENT STANDARDS 155
2. DESIGN GUIDELINES 158
G. PLANNING AREA 6 - SPECIALTY RETAIL 159
1. DEVELOPMENT STANDARDS 159
2. DESIGN GUIDELINES 162
H. PLANNING AREA 7 - FLOWER FIELDS 165
1. DEVELOPMENT STANDARDS 165
I. PLANNING AREA 8 - GOLF COURSEAGRICULTURE AND OPEN SPACE
171
1. DEVELOPMENT STANDARDS 172
J. PLANNING AREA 9 - NATURAL OPEN SPACE 178
1. DEVELOPMENT STANDARDS 178
IV. COMMUNITY FACILITIES 180
Carlsbad Ranch Specific Plan jv
TABLE OF CONTENTS
A. INTRODUCTION 180
B. CITY ADMINISTRATIVE FACILITIES 180
C. LIBRARY FACILITIES 181
D. PARK FACILITIES 181
4^-—GOLF COURSE 181
2r 1 TRAIL SYSTEM/PEDESTRIAN WALKWAY 182
3. 2. PARK MITIGATION RECOMMENDATIONS 182
E. OPEN SPACE 182
F. FIRE 184
G. SCHOOLS 184
V. UTILITIES AND INFRASTRUCTURE 186
A. INTRODUCTION 186
B. DOMESTIC WATER 186
C. RECLAIMED WATER 191
D. STORM DRAINAGE 192
E. SEWER AND WASTEWATER FACILITIES 193
F. SOLID WASTE 195
G. ELECTRICITY 195
H. NATURAL GAS 195
I. TELEPHONE 195
J. CIRCULATION 195
VI. SPECIFIC PLAN IMPLEMENTATION MEASURES 207
A. ORDINANCES TO BE ADOPTED 207
B. SUBSEQUENT APPROVALS NECESSARY TO IMPLEMENT THE SPECIFIC
PLAN 207
C. CAPITAL IMPROVEMENT PROGRAM 212
D. PHASING PROGRAM 213
E. GRADING/EROSION CONTROL 225
1. INTRODUCTION 225
2. GUIDELINES 225
3. CONFORMANCE WITH CITY OF CARLSBAD ORDINANCES .. 228
4. PHASING OF GRADING 228
5. LANDSCAPE MITIGATION 229
VII. SPECIFIC PLAN ENVIRONMENTAL REVIEW 230
A. ENVIRONMENTAL IMPACT REPORT (94-01) 230
B. OPPORTUNITIES AND CONSTRAINTS 230
Carlsbad Ranch Specific Plan V
TABLE OF CONTENTS
1. AGRICULTURAL RESOURCES 230
2. AIR QUALITY 230
3. ARCHAEOLOGICAL AND PALEONTOLOGICAL RESOURCES 232
4. BIOLOGICAL RESOURCES 234
5. TRAFFIC/CIRCULATION 235
6. HAZARDOUS WASTE/PESTICIDE RESIDUE 238
7. LAND USE COMPATIBILITY 238
8. NOISE 239
9. PUBLIC SERVICES AND UTILITIES 239
a. Fire Protection Services 239
b. Police Protection Services 239
c. Sewer and Wastewater Treatment Facilities 239
d. Schools 239
e. Water Supply/Reclaimed Water 241
10. SOLID WASTE 241
11. VISUAL AESTHETICS/GRADING 243
12. WATER QUALITY 243
C. SUBSEQUENT ENVIRONMENTAL REVIEW 243
VIII. SPECIFIC PLAN ADMINISTRATION 244
A. INTRODUCTION 244
B. STATE REQUIREMENTS 244
C. LOCAL REQUIREMENTS 244
1. AMENDMENTS 246
IX. SPECIFIC PLAN ENFORCEMENT 246
Carlsbad Ranch Specific Plan vi
LIST OF FIGURES
Figure 1 Regional Context 2
Figure 2 City Context 3
Figure 3 " Vicinity Map 4
Figure 4 Development Summary 5
Figure 5 Williamson Act Lands 13
Figure 6 Site Features 17
Figure 7 Airport Flight Line Analysis 20
Figure 8 General Plan Uses 23
Figure 9 Zoning Designations 24
Figure 10 Planning Areas 25
Figure 11 Development Program 26
Figure 12 Parcelization 27
Figure 13 Grading Concept 38
Figure 14 Storm Water Management Concept 39
Figure 15 Circulation Plan 49
Figure 16 Typical Street Cross Section 50
Figure 17 Typical Stree Cross Sections 51
Figure 18 Typical Street Cross Sections 52
Figure 19 Typical Street Cross Sections 53
Figure 20 Typical Street Cross Sections 54
Figure 21 Typical Street Cross Sections 55
Figure 22 Typical Street Cross Sections 56
Figure 23 Typical Street Cross Sections 57
Figure 24 Typical Street Cross Sections 58
Figure 25 Pedestrian Walk In Flower Field 63
Figure 26 Typical Surface Parking 69
Figure 27 Typical Parking Structure Treatment 70
Figure 28 Agricultural Buffers 75
Figure 29 Typical Berm Treatments 76
Figure 30 Landscape Concept 86
Figure 31 Planning Area 1 - Gemological Institute of America 98
Figure 32 Planning Area 2 - Research and Development 104
Figure 33 Planning Area 3- Hotel/Retail 110
Figure 34 Planning Area 4 - LEGOLAND Carlsbad 117
Figure 35 LEGOLAND Carlsbad - Planning Areas 119
Figure 36 LEGOLAND Carlsbad - Conceptual Site Plan 120
Figure 37 LEGOLAND Carlsbad - Key Setbacks 124
Figure 38 LEGOLAND Carlsbad - Parking Concept Plan 128
Figure 39 LEGOLAND Carlsbad - Parking Geometries 129
Figure 40 LEGOLAND Carlsbad - Circulation Plan 130
Carlsbad Ranch Specific Plan VII
LIST OF FIGURES
Figure 41 LEGOLAND Carlsbad - Landscape Concept Plan 144
Figure 42 LEGOLAND Carlsbad - Cross Sections 145
Figure 43 LEGOLAND Carlsbad - Cross Sections 146
Figure 44 LEGOLAND Carlsbad - Cross Sections 147
Figure 45 LEGOLAND Carlsbad - Cross Sections 148
Figure 46 Planning Area 5 - Resort 156
Figure 47 Planning Area 6 - Specialty Retail 160
Figure 48 Planning Area 6 - Specialty Retail 164
Figure 49 Planning Area 7 - Flower Fields 168
Figure 50 Cross Section - Wall & Promenade 170
Figure 51 Planning Area 8 - Golf CourseAgriculture and Open Space 175
Figure 52 Trail at LEGO / Getf Agriculture and Open Space Boundary 176
Figure 53 Cannon Road Golf Course Crossing Illustrative 177
Figure 54 Planning Area 9 - Natural Open Space 179
Figure 55 Open Space 183
Figure 56 Existing Utilities 189
Figure 57 Water 190
Figure 58 Sanitary Sewer 194
Figure 59 Capital Improvement Program 214
Figure 60 Earthwork Phasing- Previous Grading Done For CT 92-07 220
Figure 61 Earthwork Phasing - Phase 1 CT 94-09 221
Figure 62 Earthwork Phasing - Phase 2 CT 94-09 222
Figure 63 Earthwork Phasing - Phase 3 CT 94-09 223
Figure 64 Phasing Program 224
Carlsbad Ranch Specific Plan viii
D. PURPOSE OF THE PLAN
The purpose of the Carlsbad Ranch Specific Plan is to provide a comprehensive set
of guidelines, regulations and implementation programs for guiding and ensuring the
orderly development of the Carlsbad Ranch in accordance with the City's General Plan.
The specific plan defines the allowable type and intensity of land use, provides
detailed development and design standards and criteria, and describes the method by
which the Carlsbad Ranch Specific Plan will be implemented. City Council adoption of the
Carlsbad Ranch Specific Plan will establish the zoning and development standards for this
property. The Carlsbad Ranch Specific Plan Amendment will ensure that the subject
property is developed in full accordance with the following:
City of Carlsbad General Plan
• Local Coastal Program - Mello II Segment
Zone 13 Local Facilities Management Plan
• McClellan-Palomar Airport Comprehensive Land Use Plan
• Land Conservation Contract 76-1
E. PROPOSED LAND USES
The proposed land uses for the Specific Plan Amendment will be similar in type to
the original Carlsbad Ranch Specific Plan, but with a significantly reduced office/research &
development component and the addition of recreational, retail, and visitor-serving land
uses. Proposed land uses for the Specific Plan Amendment reflect a mix of compatible
and complementary non-residential uses, including office, research and development,
related light manufacturing, commercial, hotel, destination resort, golf course, agriculture,
open space, a vocational school campus and LEGOLAND Carlsbad. The integrated uses
will allow for the creation of a diverse, high quality development with appropriate
recreational opportunities and services for the community. It will enhance the regional
focus that the Carlsbad Ranch now holds as entry to the business and industrial corridor
and as a visitor and community destination for its agricultural, open space, aesthetic, retail
and entertainment characteristics. A table detailing the proposed land uses and
associated square footage is provided as Figure 4 on page 6.
Carlsbad Ranch Specific Plan
The Carlsbad Ranch Specific Plan is consistent with the intent of this goal, since the
majority of the project will remain as an open family park, golf course open space, and
agricultural area. The project has been designed to concentrate development along Paseo
Del Norte, the site's developable western ridge and the flatter portions of the eastern
boundary, thus preserving significant amounts of open space including the well known
"flower fields".
b. Goal A.2 - A City which provides for an orderly balance of both public
and private land uses.
The specific plan meets this goal by providing public recreational uses
and amenities, including a family park, a golf course and open space uses
that are open to the public, a pedestrian promenade and a trail through the
flower fields which will channel foot traffic through the fields. The private
uses that contribute to balance the specific plan include LEGOLAND
Carlsbad, the Resort, the Gemological Institute, the Hotel/Timeshare area
and the Specialty Retail shops.
Growth Management And Public Facilities
c. Goal A.1 - A City which ensures the timely provision of adequate
public facilities and services to preserve the quality of life of the
residents.
The Carlsbad Ranch Specific Plan includes provisions which ensure
that all necessary public facilities will be available concurrent with need. The
specific plan has been developed to be consistent with and to implement the
Zone 13 Local Facilities Management Plan (LFMP) as identified in the
Community Facilities (IV), Utilities and Infrastructure (V) and Specific Plan
Implementation Measures (VI) chapters of this document.
The Zone 13 Local Facilities Management Plan Amendment is being
processed concurrently with this Specific Plan Amendment. Development
within the Carlsbad Ranch has been anticipated and provisions have been
established to ensure the availability of public facilities.
Carlsbad Ranch Specific Plan Q
Commercial
d. Goal A.1 - A City that achieves a healthy and diverse economic base
by creating a climate for economic growth and stability.
The Carlsbad Ranch Specific Plan will provide a family oriented theme
park, and destination resort and golf course, as well as a diverse range of
commercial services including restaurants, specialty shops, regional retail,
etc. The commercial uses of the specific plan will also serve to attract and
accommodate local residents as well as meet the needs of the specific plan's
tenants and guests.
Industrial
e. Goal A - A City which develops an industrial base of light, pollution-
free industries.
The Carlsbad Ranch Specific Plan incorporates research and
development uses into the Specific Plan Program, thus maintaining
consistency with the intent of this goal. The research and development uses
contribute a light industrial component to the specific plan that will serve to
strengthen the City's tax base as well as increase job opportunities for local
residents.
Agriculture
f. Goal A.2 - A city which supports agriculture while planning for
possible transition to urban uses.
The proposed development on the site will provide supplemental
income to help sustain agricultural operations in Planning Area 7, the Flower
Fields. The specific plan will increase the amount of acreage preserved as
permanent Open Space for agricultural purposes. Agricultural uses shall
be allowed to continue in Planning Area 8 for as long as it remains
economically viable for the landowners. When the landowners
determine that agriculture is no longer economically viable, other open
space uses shall be permitted.
Environmental
g. Goal A - A City which protects and conserve natural resources, fragile
ecological areas, unigue natural assets and historically significant
features of the community.
Carlsbad Ranch Specific Plan
The Carlsbad Ranch Specific Plan contains provisions to preserve the
community landmark of the "Flower Fields". This is made possible by the
revenue created by the other proposed uses.
Special Planning Considerations -- Airport
h. Goal A - A City which maintains land use compatibility between
McClellan-Palomar Airport and surrounding land uses.
The Carlsbad Ranch Specific Plan area is located within the Palomar
Airport Special Treatment Area as defined by the "Comprehensive Land Use
Plan for Palomar Airport". As discussed in the Land Use Element of the
General Plan, specific plans should be developed for properties located
within the Airport Influence Area to ensure definite work programs for those
identified key areas that affect the character of the entire community.
Through the development of comprehensive design guidelines, the Carlsbad
Ranch Specific Plan shall ensure the orderly and consistent development of
all properties within the specific plan.
2. OPEN SPACE & CONSERVATION ELEMENT
a. Goal A.1 - Preserve and create an open space system
The first goal of the Open Space & Conservation Element identifies
the need to preserve and create open space systems that maintain
community identity, achieve a sense of natural spaciousness, and provide a
certain degree of visual relief to the cityscape. The Carlsbad Ranch Specific
Plan provides for the preservation of all existing General Plan Open Space
in addition to proposing additional General Plan Open Space for agriculture
and open space uses a golf course open to the public. The open space
areas also include an area of native vegetation in the northeast corner of the
specific plan area.
3. CIRCULATION ELEMENT
Streets And Traffic Control
a. Goal A.1 - A City with an integrated transportation network serving
local and regional needs.
The Carlsbad Ranch Specific Plan shall provide a comprehensive
circulation system that will serve the present and future traffic needs of
Carlsbad and the region as a whole. The proposed internal circulation
system of the project creates a circulation pattern which provides logical links
with the existing system. The Carlsbad Ranch's internal circulation system is
Carlsbad Ranch Specific Plan 10
used for growing flowers. Several measures aimed at reducing potential conflicts
between urban and agricultural uses on Carlsbad Ranch were adopted by the
Coastal Commission at the time approvals were granted. These measures have
been refined, where appropriate, and incorporated into the specific plan policies and
standards.
In 1993, the Carlsbad Ranch Specific Plan was approved by City Council
(City Council Ordinance No. NS-227) for the development of 117.1 acres. A
corresponding amendment to the City's General Plan which converted some Non-
Residential Reserve to Open Space, Commercial, Office, Planned Industrial and
Travel Service was also approved by the City Council.
The proposed amendment to the Carlsbad Ranch Specific Plan will increase
the size of the specific plan area from 423.51 acres to 447.40 acres. The
amendment will change several of the previously approved land uses which will
include the provisions for a golf course open to the public, a destination resort and
LEGOLAND Carlsbad.
5. NOISE AND AIRPORT COMPATIBILITY
The site is also located in the Palomar Airport Influence Area. A portion of
the site is within the projected 60 and 65 CNEL noise contours for Palomar Airport.
Specific mitigation measures have been incorporated in this specific plan to ensure
the compatibility of development with airport operations and consistency with the
Palomar Airport Comprehensive Land Use Plan (see Chapter VII, Section B -
Environmental Mitigation Measures). Building height, although a consideration, is
not an issue in regard to airport operations as the proposed development lies well
below the 100:1 flight line as illustrated by Figure 7 on page 20.
C. DESCRIPTION OF THE CARLSBAD RANCH PLAN CONCEPT
The concept underlying the plan for the Carlsbad Ranch is to create a mix of
distinctive, complementary and compatible non-residential land uses including offices,
research and development, commercial, destination resort, agriculture, getfopen space.
education institute and LEGOLAND Carlsbad. The mix of uses is supported by a
pedestrian-scale circulation plan that encourages guests, employees, students and visitors
to conveniently attend classes, work, shop, dine, exercise, gelf-and enjoy wholesome
entertainment within walking distance. The plan concentrates building development within
a limited area so that open space can be preserved and enhanced.
Carlsbad Ranch Specific Plan 19
Much of the most visible west-facing slope will maintain agricultural use of the site
as flower fields. Formal elements will heighten the sense of the hillside landscape and will
reinforce the visual importance of the ridgeline extending through the site and creating a
prominent brow at the southwest end. A transitional wall will create an edge to the flower
fields that will become a promenade providing scenic vistas to the fields, the city and the
ocean.
Development will be concentrated within a limited area along the western-most ridge
and areas to the east. A hotel/timeshare will occupy a prominent location at the southern
end of the site. The hotel/timeshare will serve a role in Carlsbad much like the La Valencia
Hotel in La Jolla and the Hotel Del Coronado in Coronado as a major landmark and social
gathering place for the community. The use of courtyards, terraces, landscaping, sloping
and tiled roofs, distinctive massing and many of the qualities characteristic of
Mediterranean buildings are envisioned.
The focus of development in the north and central portion of the specific plan will be
on Biotech, research/corporate users and a vocational campus housing the Gemological
Institute of America. The development will be a mix of one, two and three-story buildings.
Design standards will continue to require architectural articulation on all buildings,
incorporating a vocabulary, which is compatible with the overall Mediterranean character of
the Carlsbad Ranch.
LEGOLAND Carlsbad will be situated on the southeast quadrant of the Carlsbad
Ranch. It will consist of an inner park of active and passive clusters, along with a service
and administration area and an outer park containing a hotel and parking. All areas of the
park will be heavily landscaped. The inner park will also contain water features. All areas
of the park will be child and pedestrian oriented. All structures will be designed to blend in
with the extensive landscaping in garden-like settings. LEGO models will be featured in
LEGOLAND Carlsbad.
A full-service destination resort, which may include up to 700 suites is proposed to
be located on the northeast corner of the Ranch. The architecture will be compatible with
the same Mediterranean vocabulary prevalent throughout the Ranch and features such as
sloping tile roofs, terraces, arches, and elevated walkways connecting the various buildings
should be encouraged. A golf course open to the public, Agriculture and open space
uses will be situated below the resort adding to the open space in the Ranch.
The western-most portion of the Ranch below the flower fields and adjacent to
Paseo Del Norte will be developed as a specialty retail center. Buildings will be designed
and oriented to allow for views of the flower fields to the east. There will be a focus on
food service at the end of the pedestrian access to the flower fields and ridge promenade.
Carlsbad Ranch Specific Plan 21
GOAL 7
Ensure that new development and new roadways meet City of Carlsbad
growth management standards for traffic levels of service.
GOALS
To establish a family oriented theme park and destination resort that will
benefit both the citizens of and visitors to the City of Carlsbad.
The plan for the development of the Carlsbad Ranch property recognizes the
prominent location and key role the site occupies within the larger Carlsbad community.
Development on the Carlsbad Ranch is planned with a strong public orientation that will
invite use by the community. Central to the proposed development is LEGOLAND
Carlsbad which will focus on providing fun and creative, educational experiences for
children in the 2-13 age group and their families. This will be complemented by a
destination resort, golf course open to the public, hotel, retail, agriculture, and open
space. Other uses such as professional office and research and development will be
integrated in the site. Development of a golf course open to the public. pProvision of
pedestrian paths and promenades that link to the planned citywide trail system, and
integration of community serving retail uses with employment opportunities will encourage
use of the site by the community.
OBJECTIVE 1: Plan for a variety of compatible land uses separated and
buffered by open space areas and landscape setbacks.
POLICY 1 -A: Allow for the development of approximately 2.93 million square feet of
professional office, corporate headquarters, research and development, tourist
recreational uses and a destination resort, which includes a 550,000 square foot
vocational campus, a 700-suite destination resort (647,000 square feet), the 128-acre
LEGOLAND Carlsbad, a 9-hole golf course open to the public agricultural uses, open
space uses. 326,000 square feet of retail uses, and one 280 room hotel (commercial
living unit) (192,080 square feet), as shown on the Carlsbad Ranch Development
Program (Figure 11 on page 26).
The land uses proposed by the Carlsbad Ranch Specific Plan are illustrated on the
General Plan Designations Figure 8 on page 23. The specific plan divides this site into
five land uses: Office/Planned Industrial, Regional Commercial, Travel/Recreation
Commercial, Travel/Recreation Commercial/Community Commercial and Open Space.
These proposed land uses are defined below:
Carlsbad Ranch Specific Plan 29
OPEN SPACE (OS):
The Open Space category provides for agricultural and recreational uses.
Approximately 39.1 acres of land near the southwestern corner of the property are
presently designated as Open Space. This area (Planning Area 7) is proposed to
increase in size to 53A22 acres and is intended to remain in floriculture to maintain
the local landmark "Flower Fields".
An additional 72.072 acres is proposed for designation as Open Space to
provide a golf course open to the public. The golf course open to the public, on a
fee basis, will consist of two areas. A portion of the golf course will be located north
of the flower fields between Car Country Carlsbad on the west and the Gomological
Institute of America on the east. The other portion of the golf course area will be
located north of LEGOLAND Carlsbad, south of future Cannon Road and between
the Gemoloqical Institute on the west and the resort on the east. An additional
72.072 acres (Planning Area 8V is designated as Open Space as part of the
Cannon Road Agricultural and Open Space (CR-A/OS) Zone. Agricultural uses
shall be allowed to continue on these areas for as long as it remains
economically viable for the landowners. When the landowners determine that
agriculture is no longer economically viable, other open space uses shall be
permitted on the 72.07 acres pursuant to the CR-A/OS Zone (CMC Chapter
21.209).
POLICY 1-B: Plan for the intensification of areas designated for development
in order to maximize the amount of land retained in agriculture, recreation and
open space uses.
The development program for the Carlsbad Ranch establishes levels of
development that encourage the maximum utilization of land set aside for development,
thereby preserving larger land areas for agriculture, recreation and open space use, as well
as establishing a pedestrian environment.
OBJECTIVE 2: Establish a mixed-use development by combining
complementary uses around LEGOLAND Carlsbad that will become a focus
and activity center for the City of Carlsbad.
The focus of the Specific Plan Amendment is to establish a family oriented theme
park and create a destination resort. LEGOLAND Carlsbad will gain inspiration from the
original LEGO Family Park in Billund, Denmark and the LEGO Family Park in Windsor, UK,
presently under design. The Resort will further contribute to the success of LEGOLAND
Acreages in this specific plan are based on tentative map level of analysis. The acreages may vary
from those shown in LFMP 13 due to slight differences in the geographic area described and in the
constraints considered (e.g. non-circulation element streets).
Carlsbad Ranch Specific Plan 31
Carlsbad by providing amenities, which will interact directly with the Park, such as providing
quality lodging.
POLICY 2-A: Organize the office development in a compact pattern of buildings and
streets. Adequately screen the parking areas from the primary cross streets.
POLICY 2-B: Emphasize pedestrian activities and linkages in the specific plan area.
OBJECTIVE 3: Establish recreational, agricultural and open space uses that
maintain the open character and scenic quality of the Carlsbad Ranch
property.
Build out of the specific plan will result in the utilization of a significant portion of the
Carlsbad Ranch property in recreational, agricultural and open space uses. In contrast to
more conventional development patterns which spread development over a site, and set
aside fragmented pieces of land for open space uses, the planning and design of Carlsbad
Ranch has balanced the research and development, the recreational uses and open space
areas.
POLICY 3-A: Allow tho development of a golf course open to the public on a foo
basis and clubhouse on lands proposed as Open Space. Agricultural uses shall be
allowed to continue for as long as it remains economically viable for the landowners.
When the landowners determine that agriculture is no longer economically viable,
other open space uses shall be permitted.
A privately owned golf course open to the public on a fee basis will be developed in
Planning Area 8. This will be accomplished by a design allowing a portion of tho golf
course to be located on SDG&E land to the north of the specific plan area.Proposition D
- "Preserve the Flower and Strawberry Fields and Save Taxpayers Money" was
approved by the City of Carlsbad voters in November 2006. Prop D placed a
permanent open space zone on the privately owned agricultural lands within
Planning Area 8. The Cannon Road Agriculture and Open Space (CR-A/OS) zone
designation for Planning Area 8 allows agricultural uses for as long as it remains
economically viable for the landowners. When the landowners determine that
agriculture is no longer economically viable, other open space uses as specified in
the CR-A/OS Zone (CMC Chapter 21.209) shall be permitted.
POLICY 3-B: Provide for the continuation of agricultural uses in Planning Area 7
(Flower Fields)
The continuation of agricultural uses is planned over the highly visible west facing
slopes currently used for flower farming.
Carlsbad Ranch Specific Plan 32
OBJECTIVE 4: Minimize conflicts between agricultural and urban uses.
There is the potential for conflicts between uses at the interface of urban and
agricultural areas. The primary physical impacts that would be expected to occur in this
area involve the drift of dust and pesticides from the agricultural to urban areas, inability of
farm vehicles to move through the agricultural areas, and the transport of urban pollutants
from the development area to the agricultural fields through storm and irrigation water
runoff.
Previous planning actions on the Carlsbad Ranch identified a number of mitigation
measures aimed at minimizing potential conflicts between agricultural and urban uses.
Those measures have been refined, where appropriate, and incorporated as the following
policies into the specific plan. Grading and storm water management concepts are also
addressed in this chapter under Objective 6. More specific design standards addressing
the perimeter wall and berm treatment are discussed in the design guidelines.
LAND USE AND DESIGN MEASURES
POLICY 4-A: Establish a 25-foot building setback from adjoining agricultural areas.
Structures must be set back 25 feet from adjacent agricultural areas in order to
ameliorate the impacts of agricultural dust, pesticides and noise on the commercial uses.
POLICY 4-B: A 6 foot solid wall or 3 foot high berm with 3 foot high landscaping on
top shall be installed around the perimeter of the area designated for development
adjacent to agricultural areas, to provide a physical barrier between urban and
agricultural uses and to restrict access into agricultural areas. Construction of the
perimeter wall and/or berms will occur concurrent with development. Installation of
temporary barriers are required if the construction of Armada Drive precedes
development on portions of the site.
A combination of a wall and landscaped berms are located around the perimeter of
the development area to provide a barrier between agricultural and urban uses, as shown
on Figures 28 and 29 on pages 72 and 73. Along the western edge of the ridge
developable area, a solid wall is proposed as a barrier between uses. Due to the high
visibility of the wall, design guidelines provided in the following chapter will ensure that the
wall is treated to provide a positive contribution to the project design. An illustrative plan
and section of the wall appears in Figure 50 on page 161.
Landscaped earth berms are proposed around the remainder of the developable
areas and the agricultural area where a barrier which is softer in appearance is desirable.
Berms will be 3 feet in height and supplemented with 3 feet of plant material, to achieve a
6-foot barrier. Typical berm treatment is illustrated in Figure 29 on page 73.
Carlsbad Ranch Specific Plan 33
POLICY 4-C: Re-grade the road cut adjacent to Palomar Airport Road in the area
designated as "Open Space" to allow agricultural use of the land. Soils in the
regraded area should be amended to be equivalent to the existing Class III Marina
soils.
The grading concept prepared for the specific plan regrades road cuts at the south
edge of the property to a slope of 6:1 in order to allow agricultural use of the land. The
grading concept is illustrated by Figure 13 on page 37.
POLICY 4-D: Require the disposal of irrigation and storm water runoff from the
buildings, streets, parking lots and landscaped areas through a system of detention
basins and storm drains so as to segregate urban and agricultural runoff and
mitigate the potential water degradation associated with each land use.
The storm water management concept for the Carlsbad Ranch development collects
urban water runoff and disposes of it through an integrated system of features which are
designed to improve the quality of the storm water before it is discharged off site. Drainage
facilities are planned to segregate urban runoff from agricultural areas. The storm water
management concept is discussed more fully in the following section, beginning on page
36.
POLICY 4-E: Project landscaping shall incorporate windbreaks to aid in reducing
the effects of farm spraying and dust generation.
The landscape concept for the Carlsbad Ranch includes generous landscaping
which provides amenity and shelter from the sun, wind and rain. In other areas of the
development, informal groupings of trees and shrubs are planted on berms and in setback
areas to provide shelter from the wind.
POLICY 4-F: Landscape plant material shall be selected for resistance to pests,
particularly aphids, thrips, whitefly and spider mites. The use of herbaceous plant
material should be minimized. Landscaping should be inspected routinely for the
presence of pests and treated to control them. All pests shall be eliminated by
means that do not adversely impact agricultural crops.
Suggested plant material included in the Landscape Concept portion of the design
guidelines (beginning on page 82), considers susceptibility to pests as well as suitability to
the climate, drought tolerance and image.
OPERATIONAL AND FINANCIAL MEASURES
In addition to measures that address the physical planning and design of the
Carlsbad Ranch development, the following policies address land use compatibility issues
through operational and financial means:
Carlsbad Ranch Specific Plan 34
POLICY 4-G: The project sponsor shall notify all future tenants, users or landowners
of the developable area that the area is subject to dust, pesticides and odors
associated with adjacent farm operations. The notification should specify that users
occupy the area at their own risk. The notice shall be included on all deeds to
parcels created, as well as in the rental and lease agreements.
POLICY 4-H: Farm operators shall regularly water dirt roads to minimize the drift of
dust to adjoining uses. All agricultural leases for the property shall contain this
requirement.
POLICY 4-1: Should water rates increase as a result of urban development on the
Carlsbad Ranch, the project sponsor will subsidize water rates for agricultural
operations so that they equal agricultural water rates. All leases for the property
shall contain this requirement.
POLICY 4-J: The cost of all mitigation measures shall be borne by the project
sponsor and not passed on to the agricultural operators. Should the property
owners choose not to farm on a yearly basis, a reasonable effort shall be made to
offer the agricultural land for lease or rent for agricultural uses at a value equal to or
less than the average market rents for similarly situated coastal agricultural land
within a 30-mile radius of the Carlsbad Ranch.
OBJECTIVE 5: Develop LEGOLAND Carlsbad to focus on providing fun and
creative educational experiences for children in the 2-13 age group and their
families.
POLICY 5-A: Establish the child as the focal point.
All of the attractions and rides within LEGOLAND Carlsbad will be designed and
built at a scale to appeal to children in the 2-13 age group. No high-speed thrill rides
(those rides typically oriented towards the teenage and young adult audience) will be
provided.
POLICY 5-B: Provide for family interaction and fun.
The attractions at LEGOLAND Carlsbad will be designed to ensure that a child and
his or her family won't just observe, they will actually become involved and active in the
attractions.
POLICY 5-C: Create a "park within a park".
The entire LEGOLAND Carlsbad will be heavily landscaped including the entrances
and parking areas. The portion of the Park containing the attractions will appear as a park
set within a heavily landscaped park setting.
Carlsbad Ranch Specific Plan 35
POLICY 5-D: Create a world of learning.
LEGOLAND Carlsbad will provide play opportunities and educational activities that
actively engage children. Educational programs and opportunities will be designed to
appeal to all age groups.
POLICY 5-E: Develop theme areas corresponding to LEGO brands.
A section of the Park will be developed with DUPLO products to appeal to the
younger children. Other areas will be developed with LEGO products appealing to older
children.
OBJECTIVE 6: Grading and drainage approaches for the site should build on
the topographic character of the Carlsbad Ranch.
POLICY 6-A: Grading for the site should reflect and, where appropriate, enhance the
site's topography.
Through its history of agricultural use, the landforms of the Carlsbad Ranch property
have been significantly altered from their natural state to accommodate field agricultural
uses. In addition, development of roadways around the perimeter of the site have resulted
in sharp road cuts which are among the steepest slopes on the site. The underlying
topographic character of the site is legible, however, and provides the basis for the
proposed grading approach.
All grading within the specific plan will be in accordance with the requirements of
Carlsbad's Hillside Development Ordinance. The area around the intersection of Palomar
Airport Road and Armada Drive shall be re-contoured to facilitate the use of this area for
agriculture.
POLICY 6-B: Establish a storm water management system which utilizes, to the
extent feasible, natural drainage courses and best management practices to improve
environmental quality of water runoff prior to discharge from the site.
The Carlsbad Ranch Specific Plan proposes a comprehensive system of water
detention basins and conveyance systems, as depicted in Figure 14 on page 38, which is
intended to improve the quality of water runoff prior to being discharged off site and
ensures that urban runoff does not flow over agricultural land. The concept calls for the
development of an integrated system of detention ponds, grassed swales and catchment
basins which filter storm water runoff before discharging it into the City's storm drainage
system which eventually flows into the Agua Hedionda Lagoon and Encinas Creek.
Carlsbad Ranch Specific Plan 36
The proposed storm water management approach for the Carlsbad Ranch varies
somewhat from the approach assumed by the Zone 13 Local Facilities Management Plan.
The Zone Plan assumed runoff would be conveyed on-site through underground storm
drains, whereas the specific plan advances the concepts of segregating flows based on
land use and incorporating above ground flows on the golf courseaqricultural and open
space areas and extended detention in order to improve the quality of water runoff. The
Carlsbad Ranch system works within the limitations set by the surrounding citywide
drainage improvements. As allowed by the Zone 13 Local Facilities Management Plan,
and subject to the approval of the City Engineer, alternative storm water facilities such as
those proposed herein shall be acceptable to accommodate future development within the
Carlsbad Ranch Specific Plan area.
The Carlsbad Ranch contributes storm runoff to two watersheds, the Agua
Hedionda Creek Watershed, which discharges into Agua Hedionda Lagoon to the north,
and the Canyon de las Encinas Watershed, discharging into the Pacific Ocean to the south
and west of Carlsbad Ranch.
The potential for the degradation of water quality at storm water runoff discharge
points is largely determined by land use. Moreover, the characteristics of pollutants
contributed by different land uses, determine different facilities that are best suited to
specific pollutant removal. To best address water quality degradation that may be
associated with specific land uses, this storm water management plan segregates runoff
based on land use. By doing so, different facilities that target particular pollutants can be
most efficiently located in the system.
Distinctions have been made between three land use types: urbanized
development, landscaped open space/golf course and agricultural land (Flower Fields).
The urbanized areas with increased impervious cover (streets, parking lots, roof
tops) will contribute the highest increase in storm runoff compared to pre-development
conditions. The increase in runoff quantity can be mitigated by providing permanent ponds
that have sufficient added capacity to detain or hold back additional storm water, while only
releasing water at pre-development rates. Pollutants that may potentially be introduced are
primarily associated with streets and parking areas that collect oil-related and other
automotive by-products on their hard surfaces. Leaves, dust, and accumulated litter also
are often washed from these surfaces by storm water. Urban landscape areas have the
potential for contributing nutrients and pesticides to runoff from fertilizers, soil amendments
and spraying. Similarly, landscaped open space and golf course areas are potential
sources for the introduction of increased nutrients and pesticides in storm water.
Agricultural areas, due to their cultivated state, are known to be potential sources for
suspended silts and sediment loads in storm water. Agricultural fertilizers and pesticides
also present the potential for additional nutrient loads and pesticide-related tainting of
storm runoff.
Carlsbad Ranch Specific Plan 39
The primary goal of this storm water management plan is to prevent flooding and
protect property by providing safe, effective site drainage. This plan also addresses the
potential impacts that the proposed land uses may have on the environmental quality of the
water.
To mitigate these potential impacts, this plan relies on a variety of facilities each
specifically located within the system to provide incremental removal of urban pollutants.
The applicant shall comply with the requirements of the National Pollutant Discharge
Elimination System (NPDES) permit. The applicant shall provide Best Management
Practices to control discharges of pollutants to the maximum extent practicable to waters of
the United States. Plans for such improvements shall be approved by the City Engineer
prior to, or concurrent with, approval of the final map, issuance of grading or building
permit, whichever occurs first, in the affected area. Said plans shall include, but not be
limited to the following, which shall be included in the project's CC&Rs:
The owner's association shall coordinate the use of the City's established program
to assist owners with the removal and proper disposal of toxic and hazardous waste
products.
Toxic chemicals or hydrocarbon compounds such as gasoline, motor oil, antifreeze,
solvents, paints, paint thinners, wood preservatives, and other such fluids shall not
be discharged into any street, public or private, or into storm drain or storm water
conveyance systems. Use and disposal of pesticides, fungicides, herbicides,
insecticides, fertilizers and other such chemical treatments shall meet Federal,
State, county and City requirements as prescribed in their respective containers.
Best Management Practices shall be used to eliminate or reduce surface pollutants
when planning any changes to the landscaping and surface improvements.
All parking and driving areas shall be swept and vacuumed on an established
schedule to prevent the accumulation of dirt/oil/grease which could be washed into
the storm drain system. The sweeping schedule shall be determined during the
processing of the Site Development Plan for each Planning Area.
AGUA HEDIONDA CREEK WATERSHED
The proposed development establishes four drainage basins within the Agua
Hedionda Creek Watershed. Basin One captures storm drainage from the golf course
agricultural and open space areas. Surface water will be conveyed through swales to an
NPDES storm drain system which will connect with the existing system in Cannon Road.
This system will empty onto the SDGE property north of Cannon Road. A temporary
depolluting/desilting basin will be constructed in November 1995, to provide protection for
SDGE.
Carlsbad Ranch Specific Plan 40
Basin Two runoff is generated from the agricultural flower fields, a portion of the
§elf course open space areas and the Specialty Retail commercial area. Runoff from
these three areas is treated independently prior to being combined and discharged from
the site. Runoff from agricultural areas is proposed to be collected and conveyed through
a swale system to the lower reaches of the site. Check dams and periodic NPDES
sedimentation basins are proposed, as necessary, to reduce velocity of runoff and promote
settling of suspended sediments, prior to reaching the Specialty Retail commercial area.
Upon reaching this area, storm runoff will be conveyed in storm drains along Paseo del
Norte and released to the west in an extension of the existing culverts under Paseo del
Norte. Storm runoff generated from the Specialty Retail will be conveyed through a swale
system in the landscaped setback incorporating Best Management Practices and to the
satisfaction of the City Engineer prior to release into the storm drain system. These
facilities are intended to capture urban runoff pollutants resulting from parking
lot/automotive sources.
Basin Three runoff is generated from a small portion of the golf course agricultural
and open space area east of LEGO Drive and a small northerly portion of the resort site.
Runoff will surface-flow to a basin just southeast of the Cannon/Armada intersection. This
facility will allow for elimination of urban pollutants, regulated release of the runoff, as well
as reduction of velocity, and promotion of settlement of suspended sediments. After
treatment, the water will be discharged into a storm drain system crossing both Armada
Drive and Cannon Road and emptying onto the north side of Cannon Road within the
SDGE property. A temporary depolluting/desilting basin will be constructed in November
1995, to provide protection for SDGE.
Basin Four of the Agua Hedionda Creek Watershed is located in the extreme
northeast corner of the site. As no development is proposed for this portion of the site, due
to extreme slope conditions and habitat value, no storm drainage improvements are
proposed. The proposed resort entrance drive must therefore be designed so as not to
release storm water into this portion of the watershed.
CANYON DE LAS ENCINAS WATERSHED
The proposed development establishes three drainage basins within the Canyon De
Las Encinas Watershed.
Basin One consists of the southern portion of the resort, the majority of the O/PI
site, the hotel site, and all of LEGOLAND Carlsbad. Runoff will be conveyed by an
underground storm drain system to a vegetated swale/detention system on the north side
of Palomar Airport Road which will also provide depolluting before discharge into the
existing culverts crossing Palomar Airport Road.
Basin Two consists of golf course agricultural, open space, and resort areas.
Drainage will flow on the surface, either through swales or lined channels, to a basin just
east of the Armada/Lego intersection. After depolluting in the basin, these flows will be
Carlsbad Ranch Specific Plan 41
carried into the underground system and carried south to join flows from Basin One and
into Palomar Airport Road.
Basin Three consists of the GIA site and the northerly portion of the R & D lots.
Flows will be carried in the underground system in Armada Drive, and then into the Lego
Drive underground system to be carried south to join flows from Basins One and Two and
into Palomar Airport Road. Removal of urban pollutants for Basins One and Three will be
accomplished with long, flat grassy swale systems within the longitudinal basins north of
Palomar Airport Road. The gentle slopes will allow for settling of the pollutants, and the
vegetation will allow for some filtering. Periodic cleaning of basins to remove accumulated
pollutants will be recommended.
DRAINAGE MAINTENANCE
The ongoing maintenance of facilities in the system and the surface areas that
contribute runoff will be essential to the storm water system's success. The property owner
shall be responsible for the maintenance of drainage facilities and parking area surfaces.
In urban areas, regular street and parking lot sweeping are important to prevent
unnecessary loading of the system with dust and debris. Landscape and landscaped
open space areas, including the golf course, shall institute integrated maintenance and
pest control policies to avoid unnecessary application of fertilizers and pesticides. Soil
conservation practices to minimize soil erosion and silt loading in runoff will contribute to
the efficiency of the system.
Since the facilities of the system are intended to remove silt and other contaminants
from storm water, they will require periodic cleaning to remove accumulations that could
eventually render them ineffective. Vegetated filter strips, sediment basins and detention
ponds will require periodic dredging, regarding and replanting as sediments they trap
eventually reduce flow and storage capacities. Water quality inlets will also require periodic
removal of the accumulated petroleum-based products that they capture. The final design
of these facilities will need to consider these requirements, providing reasonable
maintenance access. The property owner shall be responsible for the maintenance of
drainage facilities.
Where the storm water management system relies on overland flow courses, its
appearance must be carefully integrated into the overall landscape of the Carlsbad Ranch
Specific Plan area. The coarse grasses and riparian plants that are best suited to nutrient
uptake and variably wet conditions will offer a natural appearance that is desired as part of
the landscape identity for the golf course.
Carlsbad Ranch Specific Plan 42
A commuter rail service has been established linking Oceanside with San Diego
along the existing San Diego Northern Railroad rail line, which connects Los Angeles and
San Diego. Two station locations in the City of Carlsbad, on Grand Avenue and on
Poinsettia Lane have been constructed along the proposed 42-mile transit line. Support
transit service between the Carlsbad commuter rail stations and residential and
employment centers are being developed.
Circulation Concept
The circulation plan for the Carlsbad Ranch has been designed to comfortably
accommodate automobile, mass transit, pedestrian and bicycle needs. The plan
recognizes that LEGOLAND Carlsbad in Planning Area 4 and the Resort and Hotel in
Planning Area 5 will become a destination for visitors, recreational users and local
residents in addition to the employees associated with these uses. This diversity of users
and activities demands a circulation system that can accommodate a multiplicity of needs
in a comfortable and attractive setting. The basic vehicular circulation system will route
most of the visitor traffic for the parkTand resort and golf course via Cannon Road to LEGO
Drive and Armada Drive. Access to the office/commercial uses may be via either Cannon
Road or Palomar Airport Road to Armada Drive. Because most of the visitor trips are by
choice, they will typically not coincide with the employment generated trips to the business
section of the development. By separating the predominant visitor serving traffic from
Palomar Airport Road, the overall projected levels of service of the roadways can be
improved.
Roadway System
The primary circulation system of the Carlsbad Ranch includes a four-lane
north-south secondary arterial (LEGO Drive /Armada Drive) that links Cannon Road to the
north and Palomar Airport Road to the south. A "roundabout" intersection is planned for
the intersection of LEGO Drive and Armada Drive. A four lane private road is planned to
provide access to the LEGO parking lot. Both of these roadways provide logical and direct
connections to the larger city-wide circulation system. Each of these roadways is
configured and designed to meet pedestrian and recreational needs, provide clear linkages
between project activity areas, and create memorable public spaces, which are
comfortable for pedestrian use, in addition to providing efficient automobile circulation.
Carlsbad Ranch Specific Plan 44
OBJECTIVE 7: Establish an attractive roadway system that provides
access to the Carlsbad Ranch from the north and south.
POLICY 7-A: Provide a north-south arterial roadway (LEGO Drive / Armada Drive)
linked to Palomar Airport Road on the south and Cannon Road on the north.
Establish a pedestrian promenade along the central segment of the roadway that
allows public use and enjoyment of the ocean views, and links the office sites with
LEGOLAND Carlsbad and the resort.
POLICY 7-B: Provide parking pockets along the central portion of Armada Drive for
visitors to the Carlsbad Ranch development. Punctuate parking lanes with
landscaping to provide amenity and reduce the impact of the road on the adjoining
walkways.
The primary roadway through the project area, (Armada Drive), will serve as the
primary point of access to the development in Planning Areas 2 and 3 from Palomar Airport
Road to the south and Cannon Road to the north, as shown in Figure 15 on page 47.
Armada Drive will serve as a secondary arterial in the planning area, with four lanes to
accommodate traffic flow.
Armada Drive has been carefully configured to provide a sequence of visual
experiences as the visitor travels through the site. Along the southern portion of the
roadway, views of the agricultural areas on the west side of the road will provide a dramatic
entry to the project area. The central segment of the roadway is configured as a single
loaded roadway, which maximizes public views of the flower fields, the ocean and the City
of Carlsbad. Along this leg of Armada Drive, a landscaped pedestrian promenade will
invite passive (viewing, sitting, eating lunch, watching passersby) and active (strolling,
jogging) recreational activities. Similar to the southern segment of the roadway, the
northern section of Armada Drive that links to Cannon Road via LEGO Drive will derive its
character from the views of the adjoining golf oourseCannon Road open space, farming,
and public use corridor. Prototypical roadway sections for Armada Drive are illustrated
on Figures 20 and 21 on pages 52 and 53.
The parking pockets to be located along Armada Drive are permitted only on the
west side of Armada Drive from the southerly boundary of Planning Area 1 to the northerly
boundary of Planning Area 3.
The Carlsbad Ranch Specific Plan also provides for a private street within Planning
Area 2. The private street will allow for the total separation of the adjacent office/research
and development uses from the tourist recreational use. Although the two land uses are
adjacent to each other, the people visiting LEGOLAND Carlsbad will not be required to
interact with the people working in Planning Area 2.
Carlsbad Ranch Specific Plan 45
Bicycle Circulation
OBJECTIVE 10: Provide bicycle facilities that promote the use of the
bicycle as an alternative mode of transportation.
POLICY 10-A: Incorporate bikeways into the circulation system of the Carlsbad
Ranch.
Development of the Carlsbad Ranch will also promote the use of bicycles for
commute and recreational trips. A Class III (shared route) bicycle route is planned along
Armada Drive and the north portion of LEGO Drive where the bicycle route would connect
with Cannon and Palomar Airport Roads, both designated bicycle routes in the City's
General Plan. Pedestrian/Bicycle trails within the specific plan shall be designed to
connect into the Citywide Trail System.
POLICY 10-B: Provide facilities for bicycle parking at each development site
The Carlsbad Ranch will be an attractive destination for both commuter and
recreational bicyclists. To accommodate and encourage the use of bicycles for these trips,
conveniently located bicycle-parking facilities should be provided within each development
site.
Pedestrian Circulation
OBJECTIVE 11: Develop a strong pedestrian circulation network within
the Carlsbad Ranch that connects with planned citywide trail systems.
POLICY 11 -A: Establish a pedestrian promenade along the western perimeter of the
planning area, which will serve as an active public gathering place for the
development, and the City of Carlsbad.
In planning the Carlsbad Ranch, emphasis has been placed on developing a friendly
environment for the pedestrian. The promenade along the main road (Armada Drive) will
be the backbone of the Carlsbad Ranch pedestrian network that will link together the
various destinations within the Ranch. Located along the western ridge of the development
area with sweeping views of the Pacific Ocean and flower fields, the promenade will
provide an attractive setting for pedestrian use. An illustrative section and plan of the
pedestrian promenade can be found in Figure 50 on page 164.
Carlsbad Ranch Specific Plan 59
III. DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
The purpose of this chapter is to establish the development standards and design
guidelines that address the critical issues of visual quality and urban design for the
Carlsbad Ranch. The standards and guidelines shall serve as the planning regulations for
the Carlsbad Ranch development, and as such shall serve as the zoning for the site upon
adoption of the specific plan. The following standards and guidelines are based on land
use and zoning standards contained within the Carlsbad General Plan and Zoning
Ordinance and are specifically adapted to suit development on the Carlsbad Ranch.
Tho regulations included within the City's zoning codo will apply unless otherwise
stated heroin.
The Carlsbad Ranch Specific Plan has been divided into the following 9 Planning
Areas as depicted in Figure 10 on page 25.
Planning Area 1 - Gemological Institute of America, located at the southeast corner of
Armada Drive and Cannon Road;
Planning Area 2 - Office/Research and Development, located in the central portion of the
specific plan area, south of Planning Area 1 on the east side of Armada Drive;
Planning Area 3 - Hotel/Retail, located south of Planning Area 2 on the west side of
Armada Drive overlooking the Flower Fields;
Planning Area 4 - LEGOLAND Carlsbad, located in the southeast corner of the specific
plan area;
Planning Area 5 - Resort, located north of Planning Area 4 at the eastern edge of the
specific plan area;
Planning Area 6 - Specialty Retail, located on the east side of Paseo Del Norte;
Planning Area 7-Flower Fields, located east of Planning Area 6, west of Planning Areas 2
and 3 and north of Palomar Airport Road;
Planning Area 8 - Golf CoursoApriculture and Open Space, located on the south side of
Cannon Road;
Planning Area 9 - Open Space, located east of Planning Area 5 in the northeast corner of
the specific plan area.
Plans contained herein are conceptual in nature only. Specific project site design shall be
subject to future City review and must conform to all applicable codes, standards and
design requirements. The requirements of the following General Development Standards
Carlsbad Ranch Specific Plan 62
and Design Guidelines shall apply to each individual Planning Area unless review of a
Planning Area's Development Standards and Design Guidelines indicate that they are not
applicable.
The regulations included within the City's zoning code will apply unless otherwise
stated herein.
Within Planning Area 8. the design and development standards of CMC Chapter
21.209 - Cannon Road Agricultural/Open Space (CR-A/OS) Zone shall take
precedence over the Building Height. Lot Coverage. Parking Standards, and Signaqe
Regulations stated herein.
A. GENERAL DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
1. BUILDING HEIGHT
Building heights shall conform to the building height standards of the City's
Zoning Ordinance (Chapters 21.04 and 21.29.060 of the Carlsbad Municipal Code)
except as modified in this section.
All buildings within the Carlsbad Ranch Specific Plan shall not exceed the
height of thirty-five feet or three levels. Additional building height may be permitted
to a maximum of forty-five feet through a Site Development Plan approved by the
City Council provided that:
a. The building does not contain more than three levels;
b. All required setbacks shall be increased at a ratio of one horizontal
foot for every one foot of vertical construction beyond thirty-five feet.
The additional setback area will be maintained as landscaped open
space;
c. The building conforms to the requirements of Section 18.04.170 of the
Carlsbad Municipal Code;
d. The allowed height protrusions as described in Section 21.46.020 of
the Carlsbad Municipal Code do not exceed 45 feet; with the
exception of architectural features and exhibits which may be
permitted up to 55 feet in height if the City Council makes the specific
findings that the protruding architectural features or exhibits (1) do not
function to provide usable floor area; (2) do not accommodate and/or
screen building equipment; (3) do not adversely impact adjacent
properties; (4) are necessary to ensure a building's or exhibit's design
excellence; and (5) are restricted to no more than 3 percent of the
total roof surface area of the structure from which it protrudes, or in
Carlsbad Ranch Specific Plan 63
the case of exhibits within Planning Area 4, that they be restricted to
no more than 3% of the aggregate of the exhibit as measured from
each exhibit's base, upon review of a Site Development Plan
approved by the City Council.
2. BUILDING LOT COVERAGE
For developments which utilize surface parking, all structures shall not cover
more than fifty percent of the lot on which they are located.
For developments which include a parking structure or parking is located
within or under the building it serves, the total coverage of all structures shall not
exceed seventy-five percent of the lot. This provision shall apply only if seventy-five
percent of the required parking is located in the parking structure or within or under
the building it serves.
3. PARKING STANDARDS
Parking spaces for all permitted and ancillary uses shall be provided
consistent with the parking standards and parking ratios set forth in this specific
plan. Facilities for bicycle parking shall be provided within all planning areas. The
parking requirements for LEGOLAND Carlsbad are provided in the development
standards for Planning Area 4.
If the parking standards or parking ratios are not specifically addressed in this
specific plan then Chapter 21.44 of the Carlsbad Municipal Code shall be utilized.
a. Parking Ratios
Parking ratios shall conform with the following standards:
Art Galleries/Museums 1 space per 500 GSF
Financial Institutions 1 space per 250 GSF
Gyms and Health Clubs 1 space per 200 GSF
Hotels 1.2 spaces per room
Manufacturing 1 space per 400 GSF plus 1 space for each vehicle
used in conjunction with the use
Medical Offices 1 space per 200 GSF
Pre-schools/Daycare Facilities 1 space per employee and 1 space per 10
students
Professional Offices 1 space per 250 GSF
Research and Development 1 space per 250 GSF
Bio Industrial -
Research and Development 1 space per 300 GSF
Restaurants - <4000 sq.ft. 1 space per 100 GSF
1 Restaurants - >4000 sq.ft. 40 spaces plus 1 space per 50 sq.ft. over
4000 sq.ft.
Carlsbad Ranch Specific Plan 64
Retail 1 space per 200 GSF
Timeshare 1.2 spaces per each room
Vocational School 1 space per employee plus 1 space for each
three students
Warehouse 1 space per 1000 GSF plus 1 space for each
vehicle used in conjunction with the use
b. Size and Access
The size and access of all parking spaces and aisle-ways shall follow
the standards as provided in Section 21.44.050(a)(1) of the Carlsbad
Municipal Code.
c. Parking Overhang
1. No parking overhang will be allowed into any required setback
area.
2. Parking overhang will be allowed only in special, specific
situations as reviewed and approved by the Planning Director
on a case-by-case basis.
3. In no case shall parking overhang be allowed for compact car
spaces.
d. Landscaping
Section 9.b. of this chapter identifies the landscaping standards within
the parking lot areas. Also see Figure 27 regarding the landscape concept
for parking structures.
e. Parking Structures
Parking structures shall be located away from LEGO Drive and
Armada Drive and shall be screened from public view to the maximum extent
possible. Above ground structures should utilize landscaped earth berms
around the edges to reduce the apparent height of the structures.
Architectural treatment, building materials and colors shall be consistent with
surrounding buildings. Architectural treatment (e.g., moldings and joints)
should be utilized to provide relief on large walls. Decorative screen and
trellis elements of durable high quality materials and vine planting are also
required on each level to screen and soften the appearance of parking
structures, as shown in Figure 27 on page 67.
Carlsbad Ranch Specific Plan 65
Cannon Road Corridor
The theme for this section of Cannon Road is "lagoon vistas and
wetlands". Torrey pines, palms and melaleuca trees shall be planted
in the setback in an informal manner to express the theme and screen
the development. Trees shall be a minimum of 15 gallon size with at
least 25% being 24" box or larger and shall be planted 25' to 40' o.c.
in informal massing. An understory of shrubs and groundcovers
planted in informal drifts shall be planted in the setback in accordance
with the Landscape Manual requirements.
iii. Lighting
Light fixtures should be 30' in height and should be spaced to meet
City standards for luminosity. High-pressure sodium vapor fixtures
should be utilized for the best representation of natural tones.
c. Armada Drive
i. Roadway Character
Armada Drive will branch off of LEGO Drive at the roundabout and
provide the primary access to Planning Areas 2 & 3. In addition to
accommodating vehicular access, Armada Drive will serve as an
active public open space where employees and visitors to the
Carlsbad Ranch can stroll, enjoy views of the ocean and the flower
fields, eat lunch, read or watch passers-by in an outdoor setting. As
such, design features which ensure that the roadway will comfortably
accommodate these activities are an important planning
consideration. As illustrated on the Circulation Plan diagram, Figure
15 on page 47, Armada Drive is planned as a four-lane roadway
along its entire length. At the center of the development, the roadway
will provide views to the west and separate agricultural and urban
uses. Six-foot wide walkways shall be provided along both sides of
Armada Drive. Along the pedestrian promenade walkways shall be a
minimum of 15 feet in width on the west side of Armada Drive to
accommodate pedestrian activity. An illustrative plan and section of
the pedestrian promenade appears as Figure 50 on page 164.
ii. Landscaping/Street Trees
Landscaping shall be installed adjacent to the curbs along both sides
of the roadway to separate the walkways from the traffic lanes. In
areas without on-street parking, continuous landscaping shall be
Carlsbad Ranch Specific Plan 76
7. OPEN SPACE TRANSITION AREAS
The Carlsbad Ranch Specific Plan provides for the continuation of
agricultural uses along with the development of urban uses. The following design
guidelines are intended to provide for the establishment of transitional elements and
other mitigation measures that will minimize conflicts between agriculture and urban
or open space uses. The primary impacts that may occur include the drift of dust
and pesticides from agricultural operations and runoff from urban uses to
agricultural fields.
a. Perimeter Wall
A 6-foot wall shall be provided along the majority of the western edge
of Planning Areas 2 and 3, adjacent to the flower fields, as illustrated on
Figure 28 on page 72. The wall should be situated with the hillside
topography in a manner that will allow views over the wall from the roadway
and development sites east of the wall. The design character of the wall
shall complement the architectural character of the larger development,
incorporating a Mediterranean style, utilizing light colored sandblasted
concrete, stucco or slump block building material.
The perimeter wall is conceived as an element that will make a
positive design contribution to the project, by providing a hard edge that
clearly defines the open space areas. In addition to providing a buffer
between agricultural uses and urban uses, a landscaped pedestrian
promenade is planned along the wall, to provide connections between the
Hotel/Retail and Research and Development areas, and allow public views of
Carlsbad and the ocean. Landscaping along the promenade shall
incorporate evergreen and flowering accent trees to provide screening from
dust and pesticides, shade in the summer months and seasonal interest. An
illustrative plan and typical cross section of the wall and landscaped
promenade are presented in Figure 50 on page 164.
b. Berms
Where perimeter walls are not planned, densely landscaped earth
berms should be provided along the edge of the developed area, as
illustrated by Figure 29 on page 73. Earth berms should be a minimum of
three feet in height and planted with 3' shrubs to create a 6' barrier.
Variations in the height and slope of the berms are required to create a more
natural appearance. Trees and shrubs should be planted along the berms in
an informal, natural pattern.
Carlsbad Ranch Specific Plan 70
9. LANDSCAPE CONCEPT
The landscape concept for the Carlsbad Ranch Specific Plan is illustrated in
Figure 30 on page 83. Key elements of the landscape are arranged to heighten the
contrasts between urban and rural features, cultivated and natural, formal and
informal:
• The golf course will active open space areas may be landscaped in
an informal fashion, making reference to the large open spaces that
surround the property.
Landscaping within the various development parcels will be more
manicured and urban in character. Landscaping is used to enhance
architecture and create a pedestrian scale with defined entries,
walkways and outdoor spaces.
Parking areas will be planted in an informal manner with an emphasis
on screening and reducing the impact of large expanses of pavement.
In contrast to the informal pattern of the golf courseagricultural, open
space, and parking areas, streets and pedestrian paths through the
development area are given a formal landscape treatment, which
clearly marks the importance and public nature of these spaces.
• The Landscape Guidelines provided in this section are applicable to
all portions of the specific plan except for LEGOLAND Carlsbad. See
the Landscape Guidelines for LEGOLAND Carlsbad provided in
Planning Area 4 for additional information.
Carlsbad Ranch Specific Plan 82
Landscape Zones & Guidelines
"Landscape zones" will be established within the Carlsbad Ranch as defined
in the City of Carlsbad Landscape Manual. Plant species, methods of arrangement
(formal vs. informal), water use and maintenance requirements are some of the
elements used to define the zones. Four "landscape zones" are defined in the
Landscape Manual and are briefly summarized as follows:
Zone 1 - Lush Landscape: a traditional landscape, green, lush and flowering,
requiring large amounts of water and intensive maintenance. Should be used only
in areas of high use or visual importance (entries, courtyards, pedestrian ways,
recreation areas, etc.).
Zone 2 - Refined Landscape: an unmanicured appearance, not unkempt, but
requiring less water and maintenance. Ornamental, low water using plants suited to
the climate and soils and used in areas of moderate use and visual importance.
Zone 3 - Naturalizing Landscape: a "self-sufficient" landscape characterized by
plants (not necessarily native) that can adapt to the region's natural rainfall, climate
and soils. Planted in low use areas whose visual character need not have a refined
appearance.
Zone 4 - Native Landscape: areas of existing natural, native or naturalized
vegetation which will remain with very little disturbance from site improvements.
May be wildlife habitat or open space areas where passive recreation or other low
activity uses may occur. No irrigation and a minimal level of upkeep required.
The landscape zones that will occur within the Carlsbad Ranch (excluding
agricultural lands) will be primarily composed of Refined and Naturalizing
Landscape (Zones 2 and 3). Lush (Zone 1) landscaping will occur within the golf
course and areas within the development parcels that are of intensive use or visual
importance such as entries, courtyards, pedestrian and recreational areas. The
landscape of the golf courseactive open space and parking areas will be informal
in appearance using "refined" and "naturalizing" plant materials. In contrast, the
streets and pedestrian paths in the development will be planted in an urban and
formal manner to provide clarity and orientation to visitors to the site. Streets and
pedestrian paths are within the Refined Landscape (Zone 2), as appropriate to their
use in highly visible, pedestrian oriented areas.
Carlsbad Ranch Specific Plan 84
The main entry into the Carlsbad Ranch from Palomar Airport Road will be
dominated by the landscape of the cultivated agricultural fields. The entry from
Cannon Road will be characterized by the golf coursoaqricultural and open space
landscape and views to Agua Hedionda Lagoon. Informal massing of flowering
accent trees are planned near the project entries to provide an informal yet distinct
entry image. The informal planting of the project entries and suggested plant
material for these areas are consistent with the guidelines for arterial streets
included within the City of Carlsbad Landscape Manual.
The following landscaping guidelines address the framework elements for
the Carlsbad Ranch parking areas, golf courseactive open space and project
entries. The recommended plant palettes given for these areas will be the
dominant, reoccurring species providing for project unity, but may be supplemented
with other species for variety and interest. Planting palettes are not specified for
each development parcel. Landscaping within development parcels may have a
wider range of plant material than described in these guidelines, but should
incorporate material used in the framework elements to unify the development.
LEGOLAND Carlsbad will be extensively landscaped and has special landscape
objectives and guidelines of its own as detailed in the text for Planning Area 4.
a. Golf CourseActive Open Space
i. Landscaping Objectives:
Planting, excluding turf areas should be informal,
unmanicured, and natural looking; designed to require low
maintenance. Plant material should be drought resistant and
tolerant of marine exposure.
Carlsbad Ranch Specific Plan 85
Recommended Plant Material:
(a) Dominant trees (15-gallon minimum):
Turfed areas:
Pinus torreyana Torrey Pine
Pinus halepensis Aleppo Pine
Pinus canariensis Canary Island Pine
Pinus pinea Italian Stone Pine
Platanus racemose California Sycamore
Melaleuca leucadendra Cajeput Tree
Metrosideros excelsus New Zealand
Christmas Tree
Transition areas-not turfed (15 gallon minimum):
Quercus species Oak
Platanus racemosa California Sycamore
Pinus torreyana Torrey Pine
Schinus molle California Pepper
Acacia melanoxylon Black Acacia
(b) Accent trees (24" box minimum):
Jacaranda acutifolia Jacaranda
Tipuana tipu Tipu Tree
Erythrina caffra Coral Tree
Cocos plumosa Queen Palm
Washingtonia robusta Mexican Fan Palm
Planting should be 25' to 40' o.c., informal massing, with
a mix of 15 gallon through 48" box. Some 60" box trees
should be used in key areas (e.g., entries).
Accent trees should be planted in specific locations to
emphasize view corridors through the golf course and
around greens and tees.
Carlsbad Ranch Specific Plan 86
(c) Shrubs:
A combination of [Informal massing of both large and
medium size shrubs (see Shrub List on page 92) should
occur—around—getf—fairways mixed with native
ornamental grasses should occur around the
development areas. A hydroseed California coastal
range wildflower mix should be applied between shrub
massing and grasses for accent. Shrubs shall be a mix
of 5 gallon (75%) and 15 gallon (25%) sizes.
b. Parking Areas
i. Landscaping Objectives
Parking areas will be screened using a combination of berms
and landscape treatment. Planting and irrigation shall conform
to guidelines within the City of Carlsbad Landscape Manual
and as described below. Landscaping shall establish a
densely planted informal massing of plant material to screen
parking lots from adjacent property and streets.
Plant material should promote low maintenance, be drought
resistant, and tolerant of marine exposure.
Parking lot landscaping shall meet the following guidelines:
One tree for every four parking spaces shall be
provided. No less than 3% of the parking area shall be
planted and maintained with trees listed on the
Recommended Plant Material palette contained on
page 88 in this specific plan.
Trees planted in parking areas shall be contained in
planting areas with a minimum dimension of four feet
and bounded by a concrete or masonry curb of a
minimum of six inches in height.
Planting should be 25' to 30' o.c., with informal massing
in and around parking areas, at a minimum rate of 1
tree for every 4 parking spaces. An even mix of 15
gallon (50%) and 24" box (50%) sizes minimum should
be included.
Carlsbad Ranch Specific Plan 87
c. Project Entries
The two main project entries to the Carlsbad Ranch are at the intersections
of Cannon Road with LEGO Drive at the north and Palomar Airport Road
with Armada Drive at the south. Special landscape treatment will be used at
these areas to help the motorist identify the development, provide character
and a sense of arrival.
i. Landscape Objectives
(a) Intersection of Palomar Airport Road and Armada Drive:
Provide an informal yet distinct entry into the Carlsbad Ranch.
Provide a continuation of cultivated flower color across Armada
Drive so that the visual character of the cultivated fields
becomes part of the entry image.
Provide a backdrop of large accent trees adjacent to the
Community Hotel/Retail parcel and LEGOLAND Carlsbad
parcel flanking Armada Drive to create an informal gateway.
Do not use landscape elements to identify this intersection as
an entry to LEGOLAND Carlsbad.
(b) Intersection of Cannon Road and LEGO Drive:
Provide an informal yet identifiable entry into the Carlsbad
Ranch, continuing the landscape theme of the golf couroo and
Cannon Road Scenic Corridor.
Provide clear identification of this intersection as the access
route to LEGOLAND Carlsbad through the use of signage and
landscape treatment.
Provide informal massing of evergreen trees (pines, and/or
melaleuca) and a clean ground plane of groundcover as a
base for project signage. Limit use of accent trees and
bedding color at this entry.
Carlsbad Ranch Specific Plan 89
(c) Intersection of LEGO Drive and Armada Drive
(Roundabout):
Provide an enhanced landscape treatment and LEGO theme
signage for the main entry into LEGOLAND Carlsbad.
Directional and identification sign(s) shall be permitted in and
around this intersection (roundabout). Said sign(s) shall be
subject to the approval of a detailed sign program by the
Planning Director prior to the issuance of a building permit for
the first project that proposes such signing.
Use planting and signage to clearly distinguish for the motorist
the LEGO entry vs. the Armada Drive entry to the other
developed parcels.
Provide specimen size accent trees (minimum 36" box size) at
the intersection. Allow filtered views into the golf course
landscape beyond.
All signs and landscaping in the roundabout shall be designed
so that they do not create obstructions to vehicular sight
distance through the roundabout.
(d) Individual Parcel Entries:
In addition to the two main Carlsbad Ranch entries and the
LEGOLAND Carlsbad entry described above, there are various
driveway entries to individual development parcels which may
be embellished with special landscape treatment consistent
with the theme of each parcel.
Provide accent trees, landscape color, low walls, signage,
lighting, decorative paving surfaces, or other landscape
elements to direct the motorist and add significance to the
main entries. Creative design of such features can reflect the
architectural design themes of the individual parcels as long as
general compatibility is maintained with the overall Carlsbad
Ranch landscape and signage concepts presented in this
specific plan.
De-emphasize secondary service and emergency access
driveways.
Carlsbad Ranch Specific Plan 90
b. Building and Landscape Setbacks
Building setbacks shall conform with the requirements of the Office
(O) Zone requirements (Chapter 21.27 of the Carlsbad Municipal Code) and
the setback requirements of the Building Height Ordinance (Chapter 21.04 of
the Carlsbad Municipal Code), which apply to the project as follows:
Building Setbacks
Front or Side Yard on an Arterial
(LEGO Drive, Armada Drive and
Cannon Road) 30 feet
Interior Side Yard 10 feet
Rear Yard (Golf Course) 20 feet
Landscape Setbacks
Front or Side Yard on an Arterial
(LEGO Drive, Armada Drive and
Cannon Road) 30 feet
Interior Side Yard 10 feet
Rear Yard (Golf Course) 10 feet
These base setback requirements assume 2 to 3 story buildings up to 35
feet. For buildings which exceed 35 feet in height, all required setbacks shall
be increased at a ratio of one horizontal foot for every one foot of vertical
construction above 35 feet. The additional setback area must be maintained
as landscaped open space.
c. Parking Areas
Office buildings and parking areas in Planning Area 1 shall be sited
and designed to minimize unfavorable views of the development from the
west. Parking areas shall be sited between the public street section of
LEGO Drive and Armada Drive and the buildings, to screen views of parking
from the west. Berms and landscaping shall be utilized to screen parking
areas to the maximum extent possible while still meeting other City
ordinances and standards for sight distances.
Carlsbad Ranch Specific Plan 97
4. LANDSCAPE AREAS
The following have been identified as the key landscape areas for
LEGOLAND Carlsbad. A total of twelve distinct landscape areas have been
identified as shown on Figure 41 on page 138. Some of these areas fall outside of
the 128-acre LEGO property. The landscape treatment of these "outside areas"
(which include areas a-e) is further described in Chapter III, Section A.9.
LANDSCAPE CONCEPT of the Carlsbad Ranch Specific Plan. The following
provides a brief description of landscape character and planting scheme for each of
the twelve areas.
The proposed tree and plant palette for the entire LEGOLAND Carlsbad site
is provided on page 146 and follows the concept statements provided below.
a. Area A -1-5 Intersection
Concept Statement
The CalTrans landscaping shall be upgraded and a minimum of 4
signs identifying LEGO Family park access shall be incorporated along I-5 in
locations approved by CalTrans. An informal planting scheme with the
potential for color ground plane treatment shall be utilized. Primary tree
species in accordance with CalTrans guidelines are to be Melaleuca, Pines,
Palms, California Pepper Trees, Jacarandas, Erythrina and Chorisia
Speciosa.
b. Area B - Cannon Road
Concept Statement
An informal planting scheme per the City of Carlsbad's scenic corridor
guidelines shall be used along Cannon Road. This informal scheme will
create an open character with views to the lagoon and adjacent municipal
golf course. Primary tree species in accordance with City guidelines are to
be Melaleuca, and Pines. Mass planting of shrubs and potential for flowering
ground plane treatment should also be considered.
Carlsbad Ranch Specific Plan 140
c. Area C - Cannon Road/LEGO Drive Intersection
Concept Statement
Informal massing of pines shall occur at this intersection. This will
serve as a transition landscape with no color. A clean ground cover will
create a base for secondary LEGO signage. Primary tree species are to be
Carrotwood and Queen Palm which are consistent with the landscape
improvement plans approved for CT 92-07 Units I and II.
d. Area D - LEGO Drive
Concept Statement
LEGO Drive landscaping will be a continuation of the theme of Area
C. The landscape concept addresses and includes only the portion of LEGO
Drive from Cannon to the roundabout intersection. The informal massing of
this landscape will serve as a transition from Cannon Road to the
roundabout. No other color will be used in this area. The open character of
this landscaping will allow views to the adjacent golf courseagricultural and
open space areas. Views to the adjacent Gemological Institute parking
areas will be screened. The primary tree species could include Pines and
others.
e. Area E - Roundabout/LEGOLAND Carlsbad Entry
Concept Statement
This area serves as the primary entry into LEGOLAND Carlsbad.
Color massing shall be used in the center island of the "roundabout" with
specimen trees around perimeter. The primary LEGO signage as well as
signage for other uses within the specific plan shall appear in this area.
Landscaping in this area will be located and sized to avoid creating
obstructions to vehicular sight distance through the roundabout. Landscaping
shall create filtered views of the golf coursoaqricultural and open space
areas. This landscaping begins the distinct LEGO Drive landscape
treatment. Primary tree species could include Melaleuca and Pines.
Carlsbad Ranch Specific Plan 146
f. Area F - LEGO Drive (Private Section)
Concept Statement
The primary entrance sequence into LEGOLAND Carlsbad occurs in
this area. The west side of LEGO Drive shall be landscaped with evergreen
trees to create a visual buffer to adjacent office/R&D uses. The east side of
LEGO Drive will create an introduction to LEGOLAND Carlsbad. Flower
fields may be used in this area to create broad vistas with filtered views of
LEGOLAND Carlsbad attractions. Primary tree species could include
Melaleuca, and Pines. Figure 42 Cross Sections depicts the relationship
between LEGO Drive and the landscape setback areas.
g. Area G - Parking Area
Concept Statement
Landscaping shall be designed to provide visual mitigation of the
parking area from adjacent uses. Landscaping shall include planting islands,
evergreen trees, and a pedestrian system channeling visitors to the
LEGOLAND Carlsbad main entrance. Primary tree species are to be
Melaleuca and Pines. The City requirement of 1 tree per 4 stalls may be
accommodated in larger planting areas, which will permit larger tree sizes.
Figures 44 and 45 on pages 141 and 142 contain Cross Sections depicting
the relationship between the parking area, the Outer Park, and Palomar
Airport Road.
h. Area H - Palomar Airport Road Buffer
Concept Statement
The landscape concept addresses only the portion of the 150'
Palomar Airport Road buffer along the LEGO site. An "oak woodland theme"
is proposed for this roadway. Screen trees will be located at the top of slope.
There will be a mix of deciduous and evergreen trees, flowering shrubs and
groundcovers. The primary tree species will be in accordance with City
standards contained in the Landscape Manual and supplemented with pines,
oaks, sycamores, and alders for screening purposes. Figures 43 and 44
contain cross sections depicting the relationship between Palomar Airport
Road, the parking area and the Outer Park areas.
Carlsbad Ranch Specific Plan 147
i. Area I - Service Areas
Concept Statement
Service areas shall be screened from public view as shown in Figure
45 on page 142. This area will be a continuation of the Area H plant palette
utilizing evergreen trees throughout for continuity. Trees can include pines,
oaks, sycamores, alders and others.
j. Area J - The Resort Edge
Concept Statement
Transitional landscape from the resort to LEGOLAND Carlsbad will be
planted in this area. Landscaping will create a park-like character, with an
undefined edge through the use of informal tree and shrub massing.
Screening will be provided where necessary. Trees can include Melaleuca,
and Pines. Figure 44 Cross Sections depicts the relationship between the
LEGO property and resort property.
k. Area K - Passive Clusters
Concept Statement
Canopy trees combined with evergreen massing shall be used to
create a park-like character. Turf shall be planted in passive use areas.
Trees can include Melaleuca and Pines.
I. Area L - Active Clusters
Concept Statement
A unique identity for each active cluster will be created with a unified
planting scheme. Small-scale accent trees and shrubs combined with
evergreen massing, flowering shrubs and ground covers and bedding/bulbs
shall be used in these areas. Trees can include Melaleuca and Pines.
m. Plant Material Size. Spacing and Quality
Plant material size, spacing and quantity shall be consistent with the
City of Carlsbad's Landscape Guidelines Manual.
Carlsbad Ranch Specific Plan 148
F. PLANNING AREA 5 - RESORT
A full-service destination resort is proposed on an approximately 52.8 acre parcel in
the northeast corner of the Carlsbad Ranch. This resort will include up to 700 suites and
will target the large group professional and business meeting market. These meetings
typically combine business with recreation and are increasingly including family members
of the business representative. The surrounding uses of Carlsbad Ranch including
LEGOLAND Carlsbad, golf course andaqriculture. open space, retail facilities and nearby
beaches make this a particularly desirable meeting destination.
Accommodations at the resort will generally be two-room suites integrated into the
topography using terraced buildings and featuring ocean views, overlooking extensively
landscaped open areas and courtyards. Elevated walkways may be used to connect resort
buildings linking meeting facilities, suites, and a selection of dining experiences. A sports
club may combine a fitness center and dining with an emphasis on healthy, light cuisine.
This facility could provide sports medicine, tennis pro shop, weight training, racquetball,
steam rooms, saunas and aerobics.
The meeting and conference center will offer function space with the ability to mix
and match agendas to accommodate groups from 10 to 2,700 guests. Adjacent gardens
and landscaped terraces will provide additional meeting and function areas. Most resort
facilities including the tennis center, sports club and dining will be designed to encourage
use by the general public as well as the resort guest. Figure 46 on page 150 shows some
of the planning features for the resort.
A pedestrian/bike/golf cart trail shall be provided from the eastern portion of the golf
courso along the southerly edge of Planning Area 5 to provide a link from tho specific plan
golf course to the future City golf course to the east of the specific plan. The trail shall be
designed as shown on Figure 52 on page 169.
1. DEVELOPMENT STANDARDS
The following are specific development and design guidelines applicable to
this Planning Area. However, Section III.A. GENERAL DEVELOPMENT
STANDARDS AND DESIGN GUIDELINES beginning on page 63 contains
additional development standards and design guidelines that are applicable to all
Planning Area within this Specific Plan Amendment.
a. Permitted Uses
Hotels;
Commercial Living Units (Timeshare) may be permitted by the
City Council in conjunction with a hotel project;
Carlsbad Ranch Specific Plan 152
Accessory Uses - The following uses are permitted only as accessory
uses to the resort.
Retail related to the resort;
Restaurants, not including drive-up or drive-in services;
Health and Fitness Clubs;
Daycare facilities for child care;
Personal Services; Barbers, Beauty Shops, etc.;
Art Galleries/Museums;
Administrative and Business Offices for the resort;
Bars and Nightclubs as a part of the resort or restaurant;
Horse Stables - provided that all stables are located at least
40' from any building used for human habitation and 25' from
any property line. In addition, Carlsbad's Citywide Trail System
must be revised to allow equestrian use of the portions of the
trail adjacent to the resort.
b. Building and Landscape Setbacks
Building setbacks shall conform with the requirements of the
Commercial Tourist (CT) Zone requirements (Chapter 21.29 of the Carlsbad
Municipal Code) and the setback requirements of the Building Height
Ordinance (Chapter 21.04 of the Carlsbad Municipal Code), which apply to
the project as follows:
Building and Landscape Setbacks -
Front Yard on Cannon Road: 50 feet
Front Yard on The Crossings Drive: 20 feet
Rear or Side Yard From Golf CourseAqriculture. open space or
LEGOLAND Carlsbad 50 feet
Rear or Side Yard From Open Space 20 feet
For building heights over 35 feet, see the building setback
requirements contained in Chapter III., Section A.1. BUILDING
HEIGHT on page 63.
c. Parking Standards
The joint use of parking facilities is allowed within the resort based on
the potential for shared/off-peak uses. Specific reductions in parking
requirements shall be determined based on provisions set forth in Section
21.44.050(a)(4) of the Carlsbad Municipal Code.
Carlsbad Ranch Specific Plan 154
G. PLANNING AREA 6 - SPECIALTY RETAIL
Located along Paseo Del Norte at the western edge of the planning area, the
Specialty Retail area is planned as a more traditional automobile oriented retail center, in
keeping with the surrounding uses along this road corridor. Special design guidelines are
recommended to ensure that the center is a visually interesting and high quality
commercial development. Figure 47 on page 154 shows some of the planning features for
the specialty retail area.
Figure 48 on page 158 represents a conceptual plan only intended to show how
driveway locations, building locations, etc. could be arranged. The actual site plan could
vary and would be approved as part of the Site Development Plan required for Planning
Area 6. Any future site plan changes with regards to building and/or parking layout within
the approved boundaries of Planning Area 6 will not necessitate a revision to the Carlsbad
Ranch Specific Plan.
1. DEVELOPMENT STANDARDS
The following are specific development and design guidelines applicable to
this Planning Area. However, Section III.A. GENERAL DEVELOPMENT
STANDARDS AND DESIGN GUIDELINES beginning on page 63 contains
additional development standards and design guidelines that are applicable to all
Planning Areas within this Specific Plan Amendment.
a. Permitted Uses
Within the Specialty Retail area, the following uses are permitted:
Retail business uses;
Garden centers and nurseries;
Restaurants;
Professional, business and administrative office uses;
Medical offices;
Personal services, such as barbers shops, beauty shops and
exercise studios;
Other retail services and administrative uses, except new or
used car sales, determined by the Planning Director to be
consistent with the general character of the above listed uses.
Carlsbad Ranch Specific Plan 156
b. Building and Landscape Setbacks
Building Setbacks -
Front Yard on Paseo Del Norte 25 feet
Street Side Yard 25 feet
Interior Side Yard (Agricultural Setback) 25 feet
Rear Yard (Agricultural Setback) 25 feet
Landscape Setbacks -
Front Yard on Paseo Del Norte 25 feet
Street Side Yard 25 feet
Interior Side Yard (Agricultural Setback) 15 feet
Rear Yard (Agricultural Setback) 15 feet
c. Access
Planning Area 6 shall gain its main access from Paseo Del Norte.
The location of this driveway and other driveways providing access to
Planning Area 6 may be changed during the processing of the Site
Development Plan to comply with all requirements of Carlsbad's Engineering
Standards.
A 32-foot wide service access road from Car Country Drive to the
northeast corner of this site may be permitted if it can be designed in
conformance with the requirements of Carlsbad's Engineering Standards.
This 32 foot wide service road may extend along the entire easterly boundary
of Planning Area 6. A 15 foot wide heavily landscaped strip shall be planted
between this road and the agricultural areas and golf course open space
areas to the east of this Planning Area.
d. Building Height
In order to preserve the views of the flower fields from I-5 and Paseo
Del Norte, special height restrictions are necessary for Planning Area 6.
In addition to the height requirements as specified in Chapter III.
Section A.1. Planning Area 6 shall comply with the following requirements:
i. The single story parapet height of any building shall not exceed
28 feet.
ii. The two-story parapet height of any building shall not exceed
38 feet. No building shall have more than two stories of usable
floor area.
Carlsbad Ranch Specific Plan 158
H. PLANNING AREA 7 - FLOWER FIELDS
Planning Area 7 is located on the site's western ridge; this area has traditionally been
known as the "Flower Fields". Figure 49 on page 162 shows the Flower Fields planning
features and Figure 50 on page 164 displays features of the wall and promenade. To
minimize impacts on surrounding land uses, agricultural activities in Planning Area 7 shall
comply with the Policies of Objective 4 of this specific plan, pages 32 - 35.
1. DEVELOPMENT STANDARDS
The following are specific development and design guidelines applicable to this
Planning Area. However, Section III.A. GENERAL DEVELOPMENT STANDARDS
AND DESIGN GUIDELINES beginning on page 63 contains additional development
standards and design guidelines that are applicable to all Planning Areas within this
Specific Plan Amendment.
a. Permitted Uses
i. The Flower Fields shall remain in flower production in perpetuity. The
landowner will plant an open-field flowering crop every year, substantially
in the area as shown in the Flower Field Figure 49(A). If the landowner
desires to change or modify this obligation, landowner will provide a five-
year advance notice to the City Council, accompanied by an alternative
agricultural use proposal which landowner intends to initiate at the end of
said five years. The City Council shall hold a hearing to review and
approve the proposed alternative. Additionally, the City and landowner
shall investigate and may implement any methods available to allow the
continuation of flower production in accordance with the General Plan.
This Condition shall be evidenced by a deed restriction and inclusion of
notice in the CC&R's restricting Planning Area 7 to agricultural use.
Subject to any Right of First Offer held by LEGO Park Planning, Inc.,
Landowner shall grant to City an exclusive Right of First Offer ("First
Offer Right") to acquire the Flower Fields at a purchase price and upon
such other terms and conditions, as Landowner would be willing to
accept from any third party. Landowner shall not sell all or any potion of
the Flower Fields (other than to a party purchasing for purposes of
continuing the open field flower business with a continued obligation to
provide this First Offer) without (i) first offering the property to City by
written notice at a purchase price and upon such other terms and
conditions that Landowner would be willing to accept from any third
party, and (ii) City's failure to elect to purchase on such terms and
conditions by written notice to Landowner within 90 days
Carlsbad Ranch Specific Plan 162
I. PLANNING AREA 8 - GOLF COURSEAGRICULTURE AND OPEN SPACE
The golf course will bo a 9 hole course and will cover over 70 acres in the northern
portion of the specific plan. As proposed, the golf course will provide desirable open space
buffers in the Carlsbad Ranch Specific Plan between Car Country, the Gemological
Institute and the resort.
Planning Area 8 is part of the area formally designated as "The Cannon Road
Open Space. Farming and Public Use Corridor". Allowable agricultural and open
space uses in Planning Area 8 and the development standards and processing
procedures applicable to those uses shall be subject to the provisions of the Cannon
Road - Agricultural/Open Space (CR-A/OS) Zone which is herein incorporated by
reference (CMC Chapter 21.209). The purpose of the CR-A/OS Zone is to allow and
support the continuation of agricultural uses in Planning Area 8 for as long as they
remain economically viable for the landowners. When the landowners determine
that agriculture is no longer economically viable. Planning Area 8 may be developed
consistent with the permitted uses, standards, and procedures specified in the CR-
A/OS Zone. Where any inconsistencies exist between the provisions of the CR-A/OS
Zone and any other provisions of this Specific Plan relating to Planning Area 8. the
provisions of the CR-A/OS Zone shall prevail and take precedence.
Access between the eastern and western parts of the golf courseagricultural and
open space areas shall be provided on the SDG&E property on the north side of Cannon
Road as shown on Figure 51 on page 168. One or two holes of the golf course may be
located in this area. — Golf cart Pedestrian/bike overcrossings or under crossings of
Cannon Road shall provide access to this area. If an overcrossing is determined to be the
most viable alternative, then the design of the overcrossing shall be similar to the design
shown on Figure 53 on page 170. An amendment to the SDG&E Specific Plan shall be
required for this area to bo used for a golf course. Tho portion of SDG&E property used for
this section of the golf course will not be a part of the Carlsbad Ranch Specific Plan. The
deoign and layout of tho holes in this area as well as the rest of the golf course shall be
determined as a part of the Site Development Plan for Planning Area 8.
A pedestrian/bike/golf cart trail shall be provided along the southerly edge of
Planning Area 5 to provide a link from the specific plan golf course to the future City golf
course to the east of the specific plan. The trail shall be designed as shown on Figure 52
on page 169. A golf cart pedestrian/bike undercrossing on The Crossings Drive shall be
provided to facilitate the joint uso of the twoaccess from the City golf courses to the
specific plan area.
Sophisticated computerized weather and water monitoring and delivery systems and
reclaimed water will bo used for irrigation. Tho course will be open to the public on a fee
Carlsbad Ranch Specific Plan 168
4-= DEVELOPMENT STANDARDS
The following arc specific development and design guidelines applicable to
this Planning Area. However, Section III.A. GENERAL DEVELOPMENT
STANDARDS AND DESIGN GUIDELINES beginning on page 63 contains
additional development standards and design guidelines that are applicable to all
Planning Area within this Specific Plan Amendment.
a, Permitted Uses
\-. Agricultural Uses
Field and seed crops;
Truck crops;
Horticulture crops;
Orchards and vineyards;
Pasture and rangeland;
Tree farms;
Fallow lands;
Produce sheds.
#-. Non-Agricultural Uses-
Golf course, driving range, putting green;
Public parks;
City picnic areas;
City playgrounds;
Public Trails;
Public access easements and right of way;
Public rest rooms;
Fencing;
Transportation right-of-way;
Vista points;
Other similar accessory uses and structures, determined
by the Planning Director to be required for the conduct of
principal use.
Accessory uses and structures permitted^
Public Rest Rooms, Changing Rooms;
Playground Equipment;
Fencing, Patios, Stairways, Barbeque and Fire Pits;
Parking, Staging, Processing and Storage Area for
agricultural crops;
Shade Houses;
Carlsbad Ranch Specific Plan 169
Other similar accessory uses and structures, determined
by the Planning Director to bo required for the conduct of
the principle uses.
b-. Parking Standards
Parking spaces for all permitted and ancillary uses shall be provided
consistent with Section 21.44 of the Carlsbad Municipal Code. Joint
use of parking facilities is allowed based on the potential for
shared/off peak uses. Specific reductions in parking requirements
shall be determined based on provisions set forth in Section
21.'M.050(a)('1) of the Carlsbad Municipal Code.
61 Building Height
Building Height for all structureo within Planning Area 8 shall not
exceed twenty five foot in height, unless a higher elevation is approved by a
conditional use permit issued by the Planning Commission.
Carlsbad Ranch Specific Plan 170
C. LIBRARY FACILITIES
Zone 13, including the Carlsbad Ranch Specific Plan Area, will be developed with
entirely non-residential uses. Therefore, no impacts will be generated by development in
Zone 13 to the City's adopted performance standard, which requires that 800 square feet
of Library Facilities per 1,000 population must be scheduled for construction within a five-
year period.
As mentioned under the City Administrative Facilities section, the City's Growth
Management Ordinance does not count dormitory rooms as dwelling units nor are they
considered to be permanent residences. For this reason the vocational campus will not be
subject to the Library Facility Performance Standard. The landowner is compensating for
any impacts generated by the dormitory uses through the payment of public facility fees
and participation in the Citywide Mello Roos Community Facilities District, which contribute
toward the construction of Library Facilities.
As concluded in the Zone 13 LFMP, no mitigation is required for Zone 13 to meet
the adopted performance standard.
D. PARK FACILITIES
Since the Carlsbad Ranch Specific Plan and the entire Zone 13 LFMP will be
developed for non-residential uses, the established performance standard of 3 acres of
Community Park or Special Use Area per 1,000 population within the Park District does not
apply to Zone 13 or the Carlsbad Ranch Specific Plan. However, the City has concluded
that non-residents who work in the City also have an impact on the City's recreational
facilities.
This specific plan proposes the development of a golf course open to the public and
accessory uses as well as various trails and pedestrian walkways. These facilities will
contribute to the recreational needs of the employees working within the specific plan area.
Recreation facilities will be implemented by the specific plan. A brief description of
the recreation uses and facilities are as follows:
4, GOLF COURSE
A 9 hole golf course will be developed in Planning Area 8. Although privately
owned, this golf course will be opon to the public.
Carlsbad Ranch Specific Plan 177
2-L TRAIL SYSTEM/PEDESTRIAN WALKWAY
The proposed-trail and pedestrian system have been incorporated into the
design of the Plan to encourage pedestrian movement within the specific plan.
These trails allow occupants to move freely within the Carlsbad Ranch and to
access both the open space and recreational amenities provided. They are also
designed to tie in to the future citywide trail system. Signage for the specific plan's
proposed trail system will be consistent and meet the signage requirements for the
Future Citywide Trail System. Figure 15 on page 47 identifies the location of trails,
which will be provided.
An extensive pedestrian walkway will be located along the developable
ridge's western wall. The pedestrian walkway will be separated from Armada Drive
by a planting area. The wall will serve a dual purpose by functioning as a barrier
between the agricultural and developed portion of the specific plan as well as
providing a walkway with scenic views of the flower fields and the ocean.
3,2. PARK MITIGATION RECOMMENDATIONS
The Zone 13 LFMP recommendation for park mitigation is to establish a park
fee of $0.40 per square foot on the zone's non-residential development. This fee
would be collected at the time of building permit issuance and would be used to
construct recreational facilities to offset the demand created by employees within
Zone 13.
E. OPEN SPACE
The Growth Management performance standard requires that 15% of the total land
area in the zone exclusive of environmentally constrained non-developable land be set
aside for permanent open space and must be available concurrent with development.
There are 531.33 net acres per the LFMP constraints analysis in Zone 13; therefore, at
build out, Zone 13 will require 79.70 acres of performance standard open space. This
demand is satisfied by the provision of 119.03 acres (Zone 13 LFMP: OS-1, OS-3 and OS-
5) of performance standard open space. The performance standard open space does not
include the areas to be utilized for tho golf courso agriculture and open space (Zone 13
LFMP: OS-2 and OS-4). In addition, approximately 19 acres of OS 1 are proposed as a
part of the 9 hole golf course at Point Resort and this acreage is not included in the
performance standard open space supply.
Carlsbad Ranch Specific Plan 178
A minimum 12-inch pipeline east of Car Country Drive to the easterly boundary of
Zone 13 in Cannon Road.
A pressure reducing station east of Car Country Drive.
The location and sizes of the above facilities have been approximated. Figure 57-en
page 183 provides a conceptual recommendation of where these facilities shall be located.
The exact sizes and locations will be determined as areas within the specific plan develop.
The water distribution system interior to the project site will be designed at the time of the
development of final engineering plans.
This specific plan lies entirely within the boundaries of Zone 13 which currently
conforms with the adopted performance standards. Since the water district requires
development to install domestic water and fire flow needs as conditions of approval to
future development, conformance with the adopted standards will be maintained to ultimate
development of the project.
Carlsbad Ranch Specific Plan 184
The Encina Water Pollution Control Facility currently does not have the capability to
generate reclaimed water and no transmission or distribution lines have been constructed
from the facility. Studies are now being performed regarding the construction of such
facilities. The generating capacity requirements or the location of such a facility have not
yet been determined.
As mentioned earlier, new development must agree to use reclaimed water when
feasible and available. The existing pipeline in Palomar Airport Road makes access to
reclaimed water feasible and readily available as long as surplus reclaimed water capacity
exists. Although rReclaimed water will be used in the landscape irrigation of the
commercial and office complexes, its greatest use will be for the proposed golf course and
for the agricultural and open space usesfieMs. Therefore, a dual irrigation system shall
be installed for this project.
D. STORM DRAINAGE
In the past, the major concern when designing storm drainage systems was
flooding. Today, with the growth of urban areas and concerns over the protection of
wetlands and habitat areas, the need for the removal of urban pollutants from urban
drainage has increased.
Storm drainage facilities required to prevent flooding will be constructed concurrent
with development. Currently, there are no major facilities within the project area. All major
facilities outside the project boundaries have been constructed except one which will be
constructed when development occurs in that area. This facility is a 51" storm drain and
the double 60" storm drain and channel grading collectively referred to as line BAA.
The primary components of the storm drainage system are the subsurface pipes,
overland drainage swales and detention basins. As for storm water management, the
basins serve three purposes: flood prevention, detention, and desiltation and removal of
urban pollutants. Detention requirements have been imposed to regulate the volumes of
water being discharged into the downstream wetland areas of the watershed.
The desiltation and removal of urban pollutants will also be factors of the storm
drainage systems. Water quality controlguidelines have recently been adopted by the
State Water Quality Control Board and Environmental Protection Agency. These
guidelines will be implemented in the proposed system. The applicant shall comply with
the requirements of the National Pollutant Discharge Elimination System (NPDES) permit.
The applicant shall provide Best Management Practices to control discharges of pollutants
to the maximum extent practicable to waters of the United States. Plans for such
improvements shall be approved by the City Engineer prior to, or concurrent with, approval
of the final map, issuance of grading or building permit, whichever occurs first, in the
affected area.
Construction of the above facilities will occur concurrent with development.
Carlsbad Ranch Specific Plan 188
E. SEWER AND WASTEWATER FACILITIES
The site is divided into two sewer basins. The existing and proposed facilities are
illustrated on Figure 58 on page 187. To the north is a 10" sewer line within existing
Cannon Road. This line is adequate in size and remaining capacity to serve the northerly
sewer basin of the specific plan. This line travels westerly and is eventually intercepted by
the Vista-Carlsbad Interceptor which transports wastewater to the treatment plant. The line
in existing Cannon Road shall be extended easterly to Armada Drive within Cannon Road.
There are plans for the future development of the South Agua Hedionda Interceptor
which will serve development to the east. This line will replace the existing and proposed
sewer main in Cannon Road, however, it is not required for development within the specific
plan. The Carlsbad Municipal Water District is presently preparing a preliminary design on
the interceptor and may schedule construction within Cannon Road. In addition, the South
Agua Hedionda sewer force main is located across the SDG&E property and serves
development outside Zone 13.
The portion of the South Agua Hedionda sewer line adjacent to Zone 13 is known as
SAHI 3 and 4. These lines flow to the west into the Vista Carlsbad Interceptor sections VC
13, 14 and 15, beginning at Cannon Road and terminating at the Encina Water Pollution
Control Facility.
To the south, the Buena/Vallecitos Interceptor runs in a westerly direction on the
south side of Palomar Airport Road. This existing line is in use and is sufficient in size and
available capacity to serve the southerly and central development phases of the specific
plan. The project will be required to extend the 8" sewer from Armada Drive across
Palomar Airport Road to the existing sewer at Price Club. The BuenaA/allecitos line also
transports wastewater through to the treatment plant without being intersected by other
lines. The line has sufficient capacity to sewer the entire sewer basin at ultimate build out.
Therefore, no additional improvements are needed for this line.
No major facilities are required off-site within either sewer drainage basin for
development within this project.
An internal sewer system will be required to be designed consisting of 8" sewer
mains as shown on Figure 58 on page 187. These lines will connect to the existing sewer
main and interceptor located adjacent to the project boundaries. As a condition of approval
for future development the design of this system will be required to be in conformance with
the adopted standards and to be maintained through ultimate development of the project.
No lift stations are anticipated to be constructed to serve the Carlsbad Ranch's internal
sewer system. Wherever practical, the sewer system shall be constructed within the public
right-of-way.
Carlsbad Ranch Specific Plan 189
5. Planning Area 5
Any development of the property including hotels and/or commercial living
units (timeshares) shall be subject to the approval of a Site Development Plan
pursuant to Section 21.06 (Qualified Overlay Zone) of the Carlsbad Municipal Code.
In addition, a hotel or commercial living unit (timeshare) shall be subject to the
requirements of Section 21.42.010(10) of the Carlsbad Municipal Code. In addition
to the above requirements, the City Council shall make the final decision to approve
or disapprove the Site Development Plan.
Any other uses proposed for this site that are not specifically addressed
herein shall be subject to all applicable processing requirements of the underlying
zone and Title 21 (Zoning) of the Carlsbad Municipal Code.
6. Planning Area 6
Any development of the property shall be subject to the approval of a Site
Development Plan pursuant to Section 21.06 (Qualified Overlay Zone) of the
Carlsbad Municipal Code. Any other uses proposed for this site that are not
specifically addressed herein shall be subject to all applicable processing
requirements of the underlying zone and Title 21 (Zoning) of the Carlsbad Municipal
Code.
In addition to the above requirements, the City Council shall make the final
decision to approve or disapprove the Site Development Plan for Planning Area 6.
7. Planning Area 8
A Site Development Plan in liou of is required for development and a
Conditional Use Permit may be allowed for the development of a golf course is
required for certain uses in this Planning Area, consistent with the Cannon
Road-Aqricultural/Open Space (CR-A/OS) Zone (CMC Chapter 21.209).
C. CAPITAL IMPROVEMENT PROGRAM
The matrix presented in Figure 59 on page 205, identifies the estimated costs of the
public works projects contained as special conditions in the Zone 13 Local Facilities
Management Plan and described in the Public Facility and Infrastructure chapter of this
plan, the measures by which each public works project will be financed, and the persons or
agencies responsible for financing and carrying out each proposed improvement.
Carlsbad Ranch Specific Plan 208
These improvements are categorized into projected improvements needed for
specific years. These years represent milestones as opposed to actual completion dates.
The milestones are based on projected growth assumptions and therefore are intended to
be used for planning purposes only.
D. PHASING PROGRAM
Although this specific plan is regulatory in nature, it does not regulate the rate of
development within Carlsbad Ranch. Other than general market conditions and
contractual limitations set forth in the Land Conservation Contract, development within
Carlsbad Ranch will be controlled by the availability of adequate public facilities.
Figures 60, 61, 62 and 63 on pages 211 through 214 depict the potential sub-
phases of development on the Carlsbad Ranch that might occur if the property owners
choose not to grade the site and provide the infrastructure in a single phase. The phasing
diagrams do not suggest the sequence or suggested timing of new development, but rather
identify the grading and circulation improvements that would occur with the development of
portions of the project. See the text beginning on page 22149 for a detailed description of
the phasing of grading and development.
A phasing program was developed for public facility planning purposes. The
phasing program, which is consistent with the Zone 13 LFMP analysis, is presented in
Figure 64 on pago215. Other than the scheduling of needed public facilities, the specific
plan is not influenced by this phasing program. Development within Carlsbad Ranch may
differ from the schedule presented in Figure 64 given the availability of adequate public
facilities and services.
Carlsbad Ranch Specific Plan 209
EXHIBIT A
Agua Hedionda
Lagoon
NOT TO SCALE
SITEMAP
Properties affected by the implementation of Proposition D
for the Cannon Road Agriculture and Open Space Lands:
Encina Specific Plan SP144
Carlsbad Ranch Specific Plan SP207