HomeMy WebLinkAbout2016-10-05; Planning Commission; Resolution 71971
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PLANNING COMMISSION RESOLUTION NO. 7197
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING MINOR MASTER PLAN
AMENDMENT MP 178K, SITE DEVELOPMENT PLAN SOP 16-17, SCENIC
CORRIDOR SPECIAL USE PERMIT SUP 16-01, NON-RESIDENTIAL PLANNED
DEVELOPMENT PERMIT PUD 16-05 AND TENTATIVE PARCEL MAP MS 16-
04 FOR THE RE-SUBDIVISION OF EIGHT INDUSTRIAL LOTS TO THREE ON
23.1 ACRES OF LAND, THE DEVELOPMENT OF 477,000 SQUARE FEET (SF)
OF PLANNED INDUSTRIAL/OFFICE AND MANUFACTURING SPACE WITHIN
FIVE, TWO-AND THREE-STORY BUILDINGS, A 7,500 SF CAFE, A 9,140 SF
CONFERENCE CENTER, AND THREE PARKING STRUCTURES ON PROPERTY
GENERALLY LOCATED NORTH OF TOWN GARDEN ROAD, SOUTH OF
GATEWAY ROAD, EAST OF EL CAMINO REAL, AND WEST OF ALICANTE
ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 17.
CASE NAME: VIASAT BRESSI RANCH CAMPUS
CASE NO.: MP 178K/PUD 16-05/SDP 16-17/SUP 16-01/MS 16-04
11 WHEREAS, ViaSat, Inc., "Owner/Developer," has filed a verified application with the City
12 of Carlsbad regarding property described as
13 Lots 2 through 9 of Carlsbad Tract Map 02-15 Bressi Ranch, in the City
of Carlsbad, County of San Diego, State of California, according to map
14 thereof no. 14960, filed in the Office of the County Recorder of San
Diego, February 4, 2005
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16 ("the Property"); and
17 WHEREAS, said verified application constitutes a request for a Minor Master Plan
18 Amendment, Site Development Plan, Scenic Corridor Special Use Permit, Non-Residential Planned
19 Development Permit and Tentative Parcel Map as shown on Exhibits "MP178K" and "A-TTT" dated
20 October 5, 2016, on file in the Planning Division, MP 178K/PUD 16-05/SDP 16-17 /SUP 16-01/MS 16-04-
21 VIASAT BRESSI RANCH CAMPUS as provided by Chapter 21.38, Chapter 21.34, Chapter 21.06, Chapter
22 21.40, Chapter 21.47, Chapter 21.53, and Title 20 of the Carlsbad Municipal Code; and
23 WHEREAS, the Planning Commission did, on October 5, 2016, hold a duly noticed public
24 hearing as prescribed by law to consider said request; and
25 WHEREAS, at said public hearing, upon hearing and considering all testimony and
26 arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to
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the Minor Master Plan Amendment, Site Development Plan, Scenic Corridor Special Use Permit, Non-
Residential Planned Development Permit and Tentative Parcel Map.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A)
B)
That the foregoing recitations are true and correct.
That based on the evidence presented at the public hearing, the Planning Commission
APPROVES MP 178K/PUD 16-05/SDP 16-17/SUP 16-01/MS 16-04-VIASAT BRESSI
RANCH CAMPUS based on the following findings and subject to the following conditions:
Findings:
Minor Master Plan Amendment
1. That the Master Plan Amendment is minor in nature as the amendment to modify the number
of driveways allowed will not change the densities or boundaries of the subject property, or
involve an addition of a new use or group of uses not shown on the original Master Plan, or the
rearrangement of uses within the Master Plan. The Master Plan is modified per Exhibit "MP
178K."
14 Qualified Development Overlay Zone {Site Development Plan)
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2. That the proposed development or use is consistent with the General Plan and any applicable
master plan (as amended) or specific plan, complies with all applicable provisions of Chapter 21.06
of the Carlsbad Municipal Code, and all other applicable provisions of this code, in that the project
design complies with the requirements of the Bressi Ranch Master Plan, as amended, and Title
21 except for a deviation in building height (from the El Camino Real Corridor Development
Standards) for Building 12 as discussed in the staff report. The Bressi Ranch Master Plan was
found to be in compliance with the General Plan and contains a detailed description of the
plan's compliance with the General Plan in Section III.A of the staff report.
3. That the requested development or use is properly related to the site, surroundings and
environmental settings, will not be detrimental to existing development or uses or to
development or uses specifically permitted in the area in which the proposed development or use
is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that
the project consists of the development of five two-and three-story industrial/office buildings,
structured parking, employee eating areas, and other necessary improvements situated on a
23-acre previously graded site located at the southeast corner of El Camino Real and Gateway
Road. The industrial/office project with a Planned Industrial General Plan Land Use designation
is compatible with existing industrial/office projects that are located throughout the area and
within the Bressi Ranch Master Plan. The project is consistent with the General Plan as
discussed in Section "A" ofthe staff report. Furthermore, the proposed industrial/office project
will not be detrimental to existing uses or to uses specifically permitted in the area in which the
use is located in that, the industrial/office project is a use permitted within the P-M zone and is
compatible with the industrial/office projects to the north and west and office use to the south
and residential to the east. The five industrial/office buildings are properly related to the site
surroundings and environmental settings in that the project complies with all development
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standards of the P-M zone and will result in no environmental impacts. The project will not
adversely impact the site, surroundings, or traffic circulation in that the project complies with
all applicable development standards with the exception of Building 12's height (45') which
does not comply with the El Camino Real Corridor Development Standards. The project is
requesting a deviation to the El Camino Real Corridor Building Height Standards as allowed by
the El Camino Real Corridor Development Standards. The existing surrounding streets which
are fully improved have adequate capacity to accommodate the 3,532 Average Daily Trips (ADT)
generated by the project.
That the site for the intended development or use is adequate in size and shape to accommodate
the use, in that the project complies with all development standards of the Planned Industrial
Zone (P-M) and the Bressi Ranch Master Plan, as amended, as demonstrated in the staff report,
including setbacks, building coverage, landscaping requirements, parking, and height
restrictions.
That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the
requested development or use to existing or permitted future development or use in the
neighborhood will be provided and maintained, in that the proposed five two-and three-story
industrial/office buildings, structured parking, employee eating areas, and other necessary
improvements can fit within the developable area of the lot and all applicable development
standards have been met. Landscaping is proposed to screen the structured parking buildings.
Adequate vehicle circulation has been provided to accommodate safety and truck turning
movements. Access to the site will be provided by eight separate driveways with two on
Gateway Road, one on Alicante Road and five on Town Garden Road. Pedestrian connections
to the overall pedestrian circulation system of Bressi Ranch have been provided.
That the street systems serving the proposed development or use is adequate to properly handle
all traffic generated by the proposed use, in that the proposed use is consistent with the use
analyzed in the circulation analysis prepared for Program EIR 98-04 for the Bressi Ranch Master
Plan.
Scenic Corridor Special Use Permit (SUP 16-01)
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The proposed project conforms to the intent of the Scenic Preservation Overlay Zone in that the
project complies with all applicable provisions of the El Camino Real Corridor Development
Standards except as discussed in the staff report by 1) supporting the planned "campus type"
research, business, service center design theme, and 2) providing adequate setbacks from El
Camino Real to preclude a "tunnel effect" of buildings along the roadway. The project does not
obscure scenic views or impair traffic safety along El Camino Real.
The proposed project is consistent with the General Plan, Local Coastal Program, and applicable
Master or Specific Plans in that the property is proposed to be developed with an
industrial/office use consistent with the Planned Industrial (PI) General Plan Land Use
designation and the Bressi Ranch Master Plan.
The proposed project will not adversely affect the scenic, historical, or cultural qualities of the
property in that there are no views of notable landmarks, mountains or other unique
topographical features either on the property or as seen from the property to preserve nor are
there any areas of significant historical or cultural value on the property previously mass
graded.
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El Camino Real Corridor Development Standards Deviations
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That compliance with a particular standard (Building Height) is infeasible for a particular project
in that the project site is partially located within the McClellan-Palomar Airport Flight Activity
Zone that restricts the intensity of development in the northern and southern portion of the
site and therefore restricts the project site's buildable area. Building intensity is increased in
Safety Zone 6 which is the central portion of the project. In compliance with the El Camino Real
Corridor Development Standards for Area 4, the project includes a large centralized plaza
amenity consistent with the "campus type" design theme which is formed by the five proposed
buildings and three parking structures. Buildings along El Camino Real are setback from 60 feet
to 150 feet and separated on average by 50 feet, thereby eliminating the undesirable tunnel
effect which could be created by tall buildings close to El Camino Real. One large building would
not provide the campus environment desired by the standard and three 35-to 45-foot tall
buildings are superior in design to one large building. Furthermore, the Bressi Ranch Master
Plan encourages development closer to the street with parking located behind the buildings.
The building fronting onto El Camino Real could be built to the 35-foot height limit at the 30-
foot setback. The proposed building at 45 feet and setback 150 feet would be a much superior
design as this will increase the openness of the corridor and exceeds the requirement of adding
an additional increase in setback for additional building height. Five two-and three-story
buildings and structured parking provide for the larger centralized plaza with a walkable link
between the buildings versus more surface parking.
That the scenic qualities of the corridor will continue to be maintained if the standard is not
fulfilled in that a deviation in building height from 35 feet to 45 feet for Building 12 will not affect
the scenic qualities of the corridor as this section (Area 4) of the El Camino Real Corridor is
essentially a plateau and has little scenic value worthy of preservation.
That the project will not have an adverse impact on traffic safety in that Building 12 will not be
located within the path of travel for any vehicles nor does building height have any impact on
traffic safety.
That the project is designed so as to meet the intent of the scenic preservations overlay zone in
that the five, two-and three-story industrial/office buildings located around a large centralized
19 plaza have been designed in a desired "campus" style. Building 12 also has a greater than
required setback and more than doubles the requirement of one additional foot of setback for
20 an additional increase in building height.
21 Non-Residential Planned Development Permit (PUD 16-05}
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14. The granting of this permit will not adversely affect and will be consistent with the code, the
general plan, applicable specific plans, master plans, and all adopted plans of the city and other
governmental agencies in that in that the subdivision of the project is consistent with the PI
(Planned Industrial) General Plan Land Use designation, the P-M (Planned Industrial) Zone
regulations, and the Bressi Ranch Master Plan (MP 178) (Industrial/Office Facilities
Development Standards & Design Guidelines), as amended, and all other relevant development
standards of the Planned Industrial (P-M) Zone and Title 20 and 21 regulations governing
subdivisions and the design of nonresidential planned developments with the exception of
Building 12's building height which does not comply with the El Camino Real Corridor
Development Standards. The project is requesting a deviation to the El Camino Real Corridor
Building Height Standards as allowed by the El Camino Real Corridor Development Standards.
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That the proposed use at the particular location is necessary and desirable to provide a service or
facility which will contribute to the general long-term well-being of the neighborhood and
community, in that the project provides the opportunity for five privately-owned
industrial/office buildings and will provide employment opportunities for local residents in
addition to being a compatible land use within an existing industrial/office park area.
That such project will not be detrimental to the health, safety or general welfare of persons
residing or working in the vicinity, or injurious to property or improvements in the vicinity, in that
the subdivision meets all applicable city standards and ordinances including the Airport Land
Use Compatibility Plan (ALUCP) for McClellan-Palomar Airport and all public facilities and
services will be extended to the site. The subdivision includes all the necessary features
including setbacks, parking, employee eating areas, and landscaping to be compatible with
other existing and surrounding industrial development. Adequate access to the site will be
provided via El Camino Real, from Gateway Road, Alicante Road and Town Garden Road. The
nonresidential planned development will not pose a safety hazard to the occupants of the
industrial zone.
That the proposed non-residential planned development meets all of the minimum development
standards of the underlying zone, in that no variances from development standards have been
requested or required with the exception of Building 12's building height which does not comply
with the El Camino Real Corridor Development Standards. The project is requesting a deviation
to the El Camino Real Corridor Building Height Standards as allowed by the El Camino Real
Corridor Development Standards. All required parking will be provided onsite, all other
required building heights are met, all setbacks are provided, and all required outdoor employee
eating/rest areas will be provided.
15 Tentative Parcel Map (MS 13-07)
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That the proposed map and the proposed design and improvement of the subdivision as
conditioned, is consistent with and satisfies all requirements of the General Plan, any applicable
specific plans, Titles 20 and 21 of the Carlsbad Municipal Code and the State Subdivision Map Act,
and will not cause serious public health problems, in that the PI General Plan Land Use
designation allows for industrial/office lots. The lots being created satisfy all minimum
requirements of Titles 20 and 21 regarding lot sizes and configuration and have been designed
to comply with all other applicable regulations.
That the proposed project is compatible with the surrounding future land uses since surrounding
properties are designated for Planned Industrial (PI) development on the General Plan, in that
the subject property is adjacent to existing industrial/office buildings and residential as
identified in the Bressi Ranch Master Plan.
That the site is physically suitable for the type of the development since the site is adequate in
size and shape to accommodate the five two-and three-story industrial/office buildings in that
the proposed non-residential subdivision meets all development standards and design criteria
required by the P-M zone for the re-subdivision of the eight lots into three lots including but
not limited to requirements for access, minimum lot size, lot width and setbacks.
That the design of the subdivision or the type of improvements will not conflict with easements
of record or easements established by court judgment, or acquired by the public at large, for
access through or use of property within the proposed subdivision, in that the developer has
delineated and preserved on the parcel map, all existing easements of record.
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That the property is not subject to a contract entered into pursuant to the Land Conservation Act
of 1965 (Williamson Act).
That the design of the subdivision and improvements are not likely to cause substantial
environmental damage nor substantially and avoidably injure fish and wildlife or their habitat, in
that the project site has been previously graded and is surrounded by existing development.
That the discharge of waste from the subdivision will not result in violation of existing California
Regional Water Quality Control Board requirements, in that the project has been designed in
accordance with the Best Management Practices for water quality protection in accordance
with the City's sewer and drainage standards and the project is conditioned to comply with the
National Pollutant Discharge Elimination System (NPDES) requirements.
General
25. The Planning Commission has determined that:
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a. the project is a subsequent activity of the Bressi Ranch Master Plan {MP 178), a project
for which a program EIR was prepared, and a notice for the activity has been given, which
includes statements that this activity is within the scope of the program approved earlier,
and that the program EIR adequately describes the activity for the purposes of CEQA);
[15168( c)(2) and (e)]; and/or
b. this project is consistent with the Master Plan cited above; and
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the Bressi Ranch Master Plan Final EIR 98-04 was certified by the City Council on July 9,
2002 in connection with the prior project or plan; and
the project has no new significant environmental effect not analyzed as significant in the
prior EIR; and
none of the circumstances requiring a Subsequent EIR or a Supplemental EIR under CEQA
Guidelines Sections 15162 or 15163 exist.
The Planning Commission finds that all feasible mitigation measures or project alternatives
identified in the EIR 98-04, which are appropriate to this Subsequent Project, have been
completed, incorporated into the project design or are required as conditions of approval for this
Subsequent Project.
The project is consistent with the City of Carlsbad Climate Action Plan (CAP) through compliance
with state-mandated GHG reduction measures and incorporation of project design features
(Renewable and efficient energy use, Vehicular related reductions, Water use and landscape
efficiency, Waste reductions, etc.) and as conditioned herein that reduce GHG emissions
consistent with the CAP.
That the Planning Commission finds that the project, as conditioned herein, is in conformance
with the Elements of the City's General Plan, in that the proposed development consists of five
two-and three-story industrial/office buildings and structured parking which is consistent with
the Bressi Ranch Master Plan which implements the Planned Industrial {PI) General Plan land
Use Designation applied to the property.
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That the project is consistent with the City-Wide Facilities and Improvements Plan, the Local
Facilities Management Plan for Zone 17 and all City public facility policies and ordinances. The
project includes elements or has been conditioned to construct or provide funding to ensure that
all facilities and improvements regarding: sewer collection and treatment; water; drainage;
circulation; fire; schools; parks and other recreational facilities; libraries; government
administrative facilities; and open space, related to the project will be installed to serve new
development prior to or concurrent with need. Specifically,
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The project has been conditioned to provide proof from the Carlsbad Unified School
District that the project has satisfied its obligation for school facilities.
The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected
prior to the issuance of building permit.
The Local Facilities Management fee for Zone 17 is required by Carlsbad Municipal Code
Section 21.90.050 and will be collected prior to issuance of building permit.
A growth management park fee of 40 cents per square foot of non-residential
development will be collected at the time of building permit issuance. This fee will be
used to construct recreational facilities to offset demand created by employees within
Local Facilities Management Zone 17.
The McClellan-Palomar Airport Land Use Compatibility Plan (ALCUP}, was adopted by the San
Diego Airport Land Use Commission on January 25, 2010 and subsequently amended on
December 1, 2011. This document replaced the Comprehensive Land Use Plan (CLUP}
McClellan-Palomar Airport adopted on April 22, 1994. The ALUCP promotes land use
compatibility between the McClellan-Palomar Airport and the adjacent and proximate land
uses and protects the public health, safety and welfare and has been found to be consistent
with the city's General Plan. The project is consistent with the McClellan-Palomar Airport Land
Use Compatibility Plan (ALUCP), dated March 4, 2010, amended December 1, 2011, in that the
Federal Aviation Administration (FAA) completed an aeronautical study under the provisions of
the Code of Federal Regulations, Part 77, (June, 2016}, which resulted in a determination that
the proposed project does not exceed obstruction standards, would not be a hazard to air
navigation, and no special lighting or markings on the buildings are necessary for aviation
safety. The site is however, subject to the limitations on intensity of use because the project is
partly located in Safety zones 3 and 4. As such, all uses within Safety zones 3 and 4 are restricted
to a maximum of 130 persons per acre per the ALUCP. The project is compatible with the
projected noise levels of the ALUCP; and, based on the noise/land use compatibility matrix of the
ALUCP, the proposed land use is compatible with the airport, in that the property is located
outside of the 60 db(A) CNEL contour.
That the project is consistent with the City's Landscape Manual and Water Efficient Landscape
Ordinance (Carlsbad Municipal Code Chapter 18.50).
The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
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Conditions:
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Note: All conditions shall be satisfied prior to grading permit, building permit or recordation of parcel
3 map, whichever comes first, or as specified in the condition, unless an alternate construction
schedule has been approved by the appropriate division manager or official.
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If any of the following conditions fail to occur, or if they are, by their terms, to be implemented
and maintained over time, if any of such conditions fail to be so implemented and maintained
according to their terms, the City shall have the right to revoke or modify all approvals herein
granted; deny or further condition issuance of all future building permits; deny, revoke, or further
condition all certificates of occupancy issued under the authority of approvals herein granted;
record a notice of violation on the property title; institute and prosecute litigation to compel their
compliance with said conditions or seek damages for their violation. No vested rights are gained
by Developer or a successor in interest by the City's approval of this Minor Master Plan
Amendment, Site Development Plan, Scenic Corridor Special Use Permit, Non-Residential
Planned Development Permit and Tentative Parcel Map.
Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the Minor Master Plan Amendment, Site Development Plan, Scenic Corridor
Special Use Permit, Non-Residential Planned Development Permit and Tentative Parcel Map
documents, as necessary to make them internally consistent and in conformity with the final
action on the project. Development shall occur substantially as shown on the approved Exhibits.
Any proposed development, different from this approval, shall require an amendment to this
approval.
Prior to approval of a parcel map or issuance of any permits for the project, the applicant shall
submit to the City Planner a digital copy and camera-ready master copy of the BRESSI RANCH
MASTER PLAN-MP 178K, in addition to the required number of bound copies.
Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
If any condition for construction of any public improvements or facilities, or the payment of any
fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged,
this approval shall be suspended as provided in Government Code Section 66020. If any such
condition is determined to be invalid, this approval shall be invalid unless the City Council
determines that the project without the condition complies with all requirements of law.
Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims and
costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly,
from (a) City's approval and issuance of this Minor Master Plan Amendment, Site Development
Plan, Scenic Corridor Special Use Permit, Non-Residential Planned Development Permit and
Tentative Parcel Map, (b) City's approval or issuance of any permit or action, whether
discretionary or nondiscretionary, in connection with the use contemplated herein, and (c)
Developer/Operator's installation and operation of the facility permitted hereby, including
without limitation, any and all liabilities arising from the emission by the facility of
electromagnetic fields or other energy waves or emissions. This obligation survives until a Illegal
proceedings have been concluded and continues even if the City's approval is not validated.
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Prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever
occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the Tentative Map/Site
Plan, conceptual grading plan and preliminary utility plan reflecting the conditions approved by
the final decision making body. The copy shall be submitted to the city planner, reviewed and, if
found acceptable, signed by the city's project planner and project engineer. If no changes were
required, the approved exhibits shall fulfill this condition.
Prior to the issuance of a building permit, the Developer shall provide proof to the Building
Division from the Carlsbad Unified School District that this project has satisfied its obligation to
provide school facilities.
This project shall comply with all conditions and mitigation measures which are required as part
of the Zone 17 Local Facilities Management Plan and any amendments made to that Plan prior to
the issuance of building permits.
This approval shall become null and void if Phase One building permits are not issued for this
project within 24 months from the date of project approval of if subsequent phases are not issued
building permits within five {5) years of the prior phase.
Building permits will not be issued for this project unless the local agency providing water and
sewer services to the project provides written certification to the City that adequate water service
and sewer facilities, respectively, are available to the project at the time of the application for the
building permit, and that water and sewer capacity and facilities will continue to be available until
the time of occupancy. A note to this effect shall be placed on the Final Map.
Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the
License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD
#1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section
5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone
17, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If
the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall
become void.
Developer shall submit to the City a Notice of Restriction executed by the owner of the real
property to be developed. Said notice is to be filed in the office of the County Recorder, subject
to the satisfaction of the City Planner, notifying all interested parties and successors in interest
that the City of Carlsbad has issued a Minor Master Plan Amendment, Site Development Plan,
Scenic Corridor Special Use Permit, Non-Residential Planned Development Permit and Tentative
Parcel Map by Resolution No. 7197 on the property. Said Notice of Restriction shall note the
property description, location of the file containing complete project details and all conditions of
approval as well as any conditions or restrictions specified for inclusion in the Notice of
Restriction. The City Planner has the authority to execute and record an amendment to the notice
which modifies or terminates said notice upon a showing of good cause by the Developer or
successor in interest.
Developer shall submit and obtain City Planner approval of a Final Landscape and Irrigation Plan
showing conformance with the approved Preliminary Landscape Plan and the City's Landscape
Manual. Developer shall construct and install all landscaping and irrigation as shown on the
approved Final Plans and maintain all landscaping in a healthy and thriving condition, free from
weeds, trash, and debris.
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The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan
check process on file in the Planning Division and accompanied by the project's building,
improvement, and grading plans.
Large evergreen trees shall be included at the street perimeters of all buildings in place of some
of the proposed deciduous trees as approved by the Planning Division.
The Developer shall implement the mitigation measures described in Exhibit "EIR-C" of Planning
Commission Resolution No. 5201, the Mitigation Monitoring and Reporting Program, for the
mitigation measures and monitoring programs applicable to development of the Bressi Ranch
Master Plan Project.
The Developer shall implement the following greenhouse gas reduction measures:
a. The project will commission 100% of all the proposed buildings.
b. Project shall be designed to have an Energy Budget that is no greater than 95% of the
Title 24, Part 6 Energy Budget for the Standard Design Building, or have an Energy
Design Rating showing a 5% or greater reduction in its Energy Budget component
compared to the Standard Design Building, as calculated by Title 24, Part 6 Compliance
Software certified by the California Energy Commission.
c. The project shall include installation of a photovoltaic (PV) energy system capable of
producing a minimum of 1,008 MWh of electricity annually; or a photovoltaic energy
system sized to offset 45 percent of the project's net annual electrical energy demand,
whichever is less. The PV energy system may be roof-mounted to the parking structures
and/or office buildings, and over surface parking areas. The PV energy system shall be
installed concurrent with and proportional to the construction and occupancy of the
individual buildings. Since better technologies and other incentives may become
available in the future for more efficient and economical renewable energy systems, or
city may update compliance methods, Phase 2 (Buildings 14 and 15) and Phase 3
(Building 16) may be analyzed for Climate Action Plan (CAP) compliance prior to building
permit issuance. Developer shall submit and receive approval of a Consistency
Determination and provide a Greenhouse Gas analysis report showing consistency with
the CAP.
d. Prior to occupancy, verification shall be provided that at least 75 percent of project
luminaires be LED or similarly energy efficient device.
e. Developer shall install a solar water heating system or a heat pump system capable of
producing at least 50 percent of the total energy required for project water heating.
Alternatively, developer may install natural gas water heater(s) with a 95 percent or
greater efficiency rating; or increase the size of installed PV energy system to offset 50
percent of energy demand for water heating.
f. No less than 6 percent of the total off-street parking provided by the project shall be
designated for electric vehicle (EV) charging. Prior to occupancy of Buildings 12, 13, 14,
15, and 16, no less than one-half of the total designated EV charging spaces shall be
equipped with operational electric vehicle service equipment (EVSE). The remaining
designated EV charging spaces shall be "EV Capable", defined herein as meeting the
requirements of CaiGreen Section 5.106.5.3.2.
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19.
g. Install operable windows at Conference rooms where feasible to reduce demand for
artificial ventilation.
Developer shall establish an owner's association and corresponding covenants, conditions and
restrictions (CC&Rs). Said CC&Rs shall be submitted to and approved by the City Planner prior to
final map approval. Prior to issuance of a building permit, the Developer shall provide the
Planning Division with a recorded copy of the official CC&Rs that have been approved by the
Department of Real Estate and the City Planner. At a minimum, the CC&Rs shall contain the
following provisions:
a.
b.
c.
General Enforcement by the City: The City shall have the right, but not the obligation, to
enforce those Protective Covenants set forth in this Declaration in favor of, or in which
the City has an interest.
Notice and Amendment: A copy of any proposed amendment shall be provided to the
City in advance. If the proposed amendment affects the City, City shall have the right to
disapprove. A copy of the final approved amendment shall be transmitted to City within
30 days for the official record.
Failure of Association to Maintain Common Area Lots and Easements: In the event that
the Association fails to maintain the "Common Area Lots and/or the Association's
Easements" as provided in Article Section the City shall
have the right, but not the duty, to perform the necessary maintenance. If the City elects
to perform such maintenance, the City shall give written notice to the Association, with a
copy thereof to the Owners in the Project, setting forth with particularity the
maintenance which the City finds to be required and requesting the same be carried out
by the Association within a period of thirty (30) days from the giving of such notice. In
the event that the Association fails to carry out such maintenance of the Common Area
Lots and/or Association's Easements within the period specified by the City's notice, the
City shall be entitled to cause such work to be completed and shall be entitled to
reimbursement with respect thereto from the Owners as provided herein.
d. Special Assessments Levied by the City: In the event the City has performed the necessary
maintenance to either Common Area Lots and/or Association's Easements, the City shall
submit a written invoice to the Association for all costs incurred by the City to perform
such maintenance of the Common Area Lots and or Association's Easements. The City
shall provide a copy of such invoice to each Owner in the Project, together with a
statement that if the Association fails to pay such invoice in full within the time specified,
the City will pursue collection against the Owners in the Project pursuant to the provisions
of this Section. Said invoice shall be due and payable by the Association within twenty
(20) days of receipt by the Association. If the Association shall fail to pay such invoice in
full within the period specified, payment shall be deemed delinquent and shall be subject
to a late charge in an amount equal to six percent (6%) of the amount of the invoice.
Thereafter the City may pursue collection from the Association by means of any remedies
available at law or in equity. Without limiting the generality of the foregoing, in addition
to all other rights and remedies available to the City, the City may levy a special
assessment against the Owners of each Lot in the Project for an equal pro rata share of
the invoice, plus the late charge. Such special assessment shall constitute a charge on the
land and shall be a continuing lien upon each Lot against which the special assessment is
levied. Each Owner in the Project hereby vests the City with the right and power to levy
such special assessment, to impose a lien upon their respective Lot and to bring all legal
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e.
f.
g.
h.
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actions and/or to pursue lien foreclosure procedures against any Owner and his/her
respective Lot for purposes of collecting such special assessment in accordance with the
procedures set forth in Article of this Declaration.
Landscape Maintenance Responsibilities: The HOAs and individual lot or unit owner
landscape maintenance responsibilities shall be as set forth in Exhibit "A-TTT."
The required CC&Rs shall assign to a governing board the responsibility for reviewing
all future/proposed tenant improvements for the project to ensure that the number of
required parking spaces to accommodate the combined proportions of uses, based on
the parking ratios required pursuant to Chapter 21.44 of the Carlsbad Municipal Code,
does not exceed 1,698 spaces.
The location and size of all employee eating areas, parking areas, and landscaped areas
within the project, as shown on Exhibit "A-TTT", shall not be altered, reduced, fenced,
or divided to preclude the equal use by all owners/employees of the site with the
approval of a Non-Residential Planned Unit Development Amendment.
Prior to submitting building plans for tenant improvements to the City of Carlsbad
Building Division, the governing board shall be required to approve the tenant
improvement plans for purposes of assuring an adequate distribution of parking spaces.
All on-site parking and access aisles/driveways shall be shared between all uses in
perpetuity.
All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in substance
as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of
Community Development and Planning.
Developer shall submit and obtain City Planner approval of an exterior lighting plan including
parking areas. All lighting shall be designed to reflect downward and avoid any impacts on
adjacent homes or property.
Developer shall construct trash receptacle and recycling areas enclosed by a six-foot-high
masonry wall with gates pursuant to City Engineering Standards and Carlsbad Municipal Code
Chapter 21.105. Location of said receptacles shall be approved by the City Planner. Enclosure
shall be of similar colors and/or materials to the project to the satisfaction of the City Planner.
No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so
required, the Developer shall submit and obtain approval ofthe Fire Chief and the City Planner of
an Outdoor Storage Plan, and thereafter comply with the approved plan.
Developer shall request and receive from the City a Release of Notice of Restriction on Real
Property recorded June 2, 2005 in the San Diego County Recorder's Office under Document No.
2005-0461222 to remove the subject property from the McClellan-Palomar Comprehensive
Land Use Plan Flight Activity Zone restriction as it is no longer applicable to the property with
the adoption of the McClellan-Palomar Airport Land Use Compatibility Plan.
PC RESO NO. 7197 -12-
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Engineering:
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NOTE: All conditions shall be satisfied prior to grading permit, building permit or recordation of parcel
3 map, whichever comes first, or as specified in the condition, unless an alternate construction
schedule has been approved by the appropriate division manager or official.
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General
25.
26.
Prior to hauling dirt or construction materials to or from any proposed construction site within
this project, developer shall apply for and obtain approval from, the city engineerfor the proposed
haul route.
This project is approved upon the express condition that building permits will not be issued for
the development of the subject property, unless the district engineer has determined that
adequate water and sewer facilities are available at the time of permit issuance and will continue
to be available until time of occupancy.
27. Developer shall submit to the city engineer an acceptable instrument, via CC&Rs and/or other
recorded document, addressing the maintenance, repair, and replacement of shared private
improvements within this subdivision, including but not limited to private utilities, walkways,
access ways, landscaping, enhanced paving, water quality treatment measures, low impact
development features, storm drain facilities, located therein and to distribute the costs of such
maintenance in an equitable manner among the owners of the properties within this subdivision.
28. Developer shall install sight distance corridors at all street intersections and driveways in
accordance with City Engineering Standards. The property owner shall maintain this condition.
29. Developer shall submit to the city engineer written approval from North County Transit District
(NCTD) demonstrating mass-transit improvement requirements for this project have been
satisfied.
29a. Prior to building permit issuance, the developer shall submit and attain approval from the city
engineer a Transportation Demand Management (TOM} Plan as the project is subject to
19 transportation demand management strategies that reduce the reliance on single-occupant
automobiles and assist in achieving the city's livable streets vision. The plan shall include
20 implementation approaches and time lines. Developer shall cause property owner to submit an
executed copy to the city engineer for recordation a city standard Transportation Demand
21 Management Implementation Agreement.
22 Fees/ Agreements
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31.
32.
Developer shall cause property owner to execute and submit to the city engineer for recordation,
the city's standard form Geologic Failure Hold Harmless Agreement.
Developer shall cause property owner to execute and submit to the city engineer for recordation
the city's standard form Drainage Hold Harmless Agreement.
Developer shall cause property owner to submit an executed copy to the city engineer for
recordation a city standard Permanent Stormwater Quality Best Management Practice
Maintenance Agreement.
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34.
35.
36.
Developer shall cause property owner to apply for, execute, and submit, to the city engineer for
recordation, an Encroachment Agreement covering private dock overhang, storm drain, and
walls/fences located over existing or proposed public right-of-way or sewer easements as shown
on the tentative map. Developer shall pay processing fees per the city's latest fee schedule.
Developer shall cause property owner to apply for and obtain reapportionment of the
assessments imposed on the subject project in accordance with law governing the associated
Poinsettia Lane East 2002-01 Assessment District, or the assessments must be paid in full.
Developer shall pay all associated costs of said reapportionment. The application shall be
submitted to the city engineer with the application for the final map.
The subject property is within the boundaries of Assessment District No. 2002-01 {Poinsettia Lane
East). The owner of this property has previously executed a Special Assessment District Disclosure
Agreement with the city. Said Agreement contains provisions requiring the current owner and
any subsequent owner(s) to provide notice to potential buyers of the amount of the assessment
and other provisions and requires owner to have each buyer receive, execute and deposit into
escrow a Notice of Special Assessment and Prepayment Option Agreement. In the event that
owner does not have the buyer execute the Notice of Special Assessment and Prepayment Option
agreement prior to close of escrow, the assessment on the subject property must be paid off in
full by owner.
Prior to approval of a grading permit or any building permits for this project, developer shall cause
owner to give written consent to the city engineer for the annexation of the area shown within
the boundaries of the subdivision into the existing City of Carlsbad Street Lighting and
Landscaping District No. 1 and/or to the formation or annexation into an additional Street Lighting
and Landscaping District. Said written consent shall be on a form provided by the city engineer.
Grading
37.
38.
Based upon a review of the proposed grading and the grading quantities shown on the tentative
map, a grading permit for this project is required. Developer shall prepare and submit plans and
technical studies/reports as required by city engineer, post security and pay all applicable grading
plan review and permit fees per the city's latest fee schedule.
Supplemental grading plans are required for precise grading associated with this project.
Developer shall prepare, and submit for approval, grading plans for the precise grading as shown
on the tentative map all subject to city engineer approval.
Storm Water Quality
39. Developer shall comply with the city's Stormwater Regulations, latest version, and shall
implement best management practices at all times. Best management practices include but are
not limited to pollution control practices or devices, erosion control to prevent silt runoff during
construction, general housekeeping practices, pollution prevention and educational practices,
maintenance procedures, and other management practices or devices to prevent or reduce the
discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the
maximum extent practicable. Developer shall notify prospective owners and tenants of the above
requirements.
40. Developer shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3
SWPPP). The TIER 3 SWPPP shall comply with current requirements and provisions established
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42.
43.
by the San Diego Regional Water Quality Control Board and City of Carlsbad Requirements. The
TIER 3 SWPPP shall identify and incorporate measures to reduce storm water pollutant runoff
during construction of the project to the maximum extent practicable. Developer shall pay all
applicable SWPPP plan review and inspection fees per the city's latest fee schedule.
This project is subject to 'Priority Development Project' requirements. Developer shall prepare
and process a Storm Water Quality Management Plan (SWQMP), subject to city engineer
approval, to comply with the Carlsbad BMP Design Manual latest version. The final SWQMP
required by this condition shall be reviewed and approved by the city engineer with final grading
plans. Developer shall pay all applicable SWQMP plan review and inspection fees per the city's
latest fee schedule. Said SWQMP is not required with the mass grading permit provided that
the mass grading work is not determined, by the city engineer, to be a Priority Development
Project (PDP) per Section 1.4 of the Carlsbad BMP Design Manual.
Developer is responsible to ensure that all final design plans (grading plans, improvement plans,
landscape plans, building plans, etc.) incorporate all source control, site design, pollutant control
BMP and applicable hydromodification measures.
Final plant species selections for the BMPs shall be as approved by the Planning Division. Self-
Mitigating BMP's shall consist of native and/or drought tolerant plant species.
Dedications/Improvements
44.
45.
46.
Developer shall cause owner to dedicate to the city and/or other appropriate entities for sewer
purposes as shown on the tentative map. The offer shall be made by a certificate on the final
map or separate recorded document. All land so offered shall be free and clear of all liens and
encumbrances and without cost to the city. Streets that are already public are not required to be
rededicated. Additional easements may be required at final design to the satisfaction of the city
engineer.
Developer shall design the private drainage systems, as shown on the tentative map to the
satisfaction of the city engineer. All private drainage systems {12" diameter storm drain and
larger) shall be inspected by the city. Developer shall pay the standard improvement plan check
and inspection fees for private drainage systems.
Developer shall prepare and process public improvement plans and, prior to city engineer
approval of said plans, shall execute a city standard Subdivision Improvement Agreement to
install and shall post security in accordance with C.M.C. Section 20.16.070 for public
improvements shown on the tentative map. Said improvements shall be installed to city
standards to the satisfaction of the city engineer. These improvements include, but are not
limited to:
A.
B.
c.
On-site sewer main and appurtenances.
Public fire hydrants, water services and fire service within Town Garden Road,
Alicante Road and Gateway Road.
Raised pedestrian crossing on Gateway Road approved by a Certified Access
Specialist (CASp).
Developer shall pay the standard improvement plan check and inspection fees. Improvements
listed above shall be constructed within 36 months of approval of the subdivision or development
improvement agreement or such other time as provided in said agreement. Subject to the City
Engineer's discretion, multiple Subdivision Improvement Agreements may be executed at
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various phases of development with the understanding that not all the listed improvements
will be needed during the same development phase. Also subject to the city engineer's
discretion, minor public improvements, including listed improvements above, may be
incorporated into the grading plans without entering into a separate Subdivision Improvement
Agreement.
The developer shall pay a fair share contribution of the total design and construction cost to
modify the traffic signal and related pavement striping at the intersection of Town Garden Road
and El Camino Real as planned per the city's current Capital Improvement Program. Fair share
shall be determined in accordance with the "Methodology for Calculating Equitable Mitigation
Measures" per Appendix B of the December 2002 Caltrans Guide for the Preparation of Traffic
Impact Studies or other method deemed acceptable to the city engineer. An estimated cost to
redesign and construct the signal modifications shall be provided by the developer subject to
the approval of the city engineer.
Developer shall cause owner to adjust, via new dedications and abandonments on the parcel
map, the previously dedicated waived direct access rights on all subdivision boundary street
frontages accept at driveway openings approved under this permit.
Developer shall design, and obtain approval from the city engineer, the structural section for the
access aisles with a traffic index of 5.0 in accordance with city standards due to truck access
through the parking area and/or aisles with an ADT greater than 500. Prior to completion of
grading, the final structural pavement design of the aisle ways shall be submitted together with
required R-value soil test information subject to the review and approval of the city engineer.
Non-Mapping Notes
so. Add the following notes to the final map as non-mapping data:
A.
B.
c.
D.
Developer has executed a city standard Subdivision Improvement Agreement and has
posted security in accordance with C.M.C. Section 20.16.070 to install public
improvements shown on the tentative map. These improvements include, but are not
limited to:
i.
ii.
iii.
On-site sewer main and appurtenances.
Public fire hydrants, water services and fire service within Town Garden Road,
Alicante Road and Gateway Road.
Raised pedestrian crossing on Gateway Road approved by a Certified Access
Specialist (CASp).
Building permits will not be issued for development of the subject property unless the
appropriate agency determines that sewer and water facilities are available.
Geotechnical Caution: The owner of this property on behalf of itself and all of its
successors in interest has agreed to hold harmless and indemnify the City of Carlsbad
from any action that may arise through any geological failure, ground water seepage or
land subsidence and subsequent damage that may occur on, or adjacent to, this
subdivision due to its construction, operation or maintenance.
No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to
encroach within the area identified as a sight distance corridor as defined by City of
Carlsbad Engineering Standards or line-of-sight per Caltrans standards.
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Utilities
51.
52.
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54.
E. The owner of this property on behalf of itself and all of its successors in interest has
agreed to hold harmless and indemnify the City of Carlsbad from any action that may
arise through any diversion of waters, the alteration of the normal flow of surface waters
or drainage, or the concentration of surface waters or drainage from the drainage system
or other improvements identified in the city approved development plans; or by the
design, construction or maintenance of the drainage system or other improvements
identified in the city approved development plans.
The developer shall agree to design landscape and irrigation plans utilizing recycled water as a
source and prepare and submit a colored recycled water use map to the Planning Department for
processing and approval by the district engineer.
Developer shall install potable water and/or recycled water services and meters at locations
approved by the district engineer. The locations of said services shall be reflected on public
improvement plans.
The developer shall agree to install sewer laterals and clean-outs at locations approved by the city
engineer. The locations of sewer laterals shall be reflected on public improvement plans.
The developer shall design and agree to construct public facilities substantially as shown on the
tentative map to the satisfaction of the district engineer and city engineer.
Code Reminders
The project is subject to all applicable provisions of local ordinances, including but not limited to the
following:
55.
54.
55.
56.
57.
58.
Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section
13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and
floor area contained in the staff report and shown on the tentative map are for planning purposes
only.
Approval of this request shall not excuse compliance with all applicable sections of the Zoning
Ordinance and all other applicable City ordinances in effect at time of building permit issuance,
except as otherwise specifically provided herein.
The project shall comply with the latest nonresidential disabled access requirements pursuant to
Title 24 of the California Building Code.
Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code
Section 18.04.320.
Any signs proposed for this development shall at a minimum be designed in conformance with
the City's Sign Ordinance and shall require review and approval of the City Planner prior to
installation of such signs.
This tentative map shall expire two years from the date on which the final approving body voted
to approve this application.
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59. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section
13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and
floor area contained in the staff report and shown on the site plan/tentative parcel map are for
planning purposes only.
NOTICE TO APPLICANT
An appeal of this decision to the City Council must be filed with the City Clerk at 1200 Carlsbad Village
Drive, Carlsbad, California, 92008, within ten (10) calendar days of the date of the Planning Commission's
decision. Pursuant to Carlsbad Municipal Code Chapter 21.54, section 21.54.150, the appeal must be in
writing and state the reason(s) for the appeal. The City Council must make a determination on the appeal
prior to any judicial review.
NOTICE
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions."
You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest
them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the
protest and any other required information with the City Manager for processing in accordance with
Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent
legal action to attack, review, set aside, void, or annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute
of limitations has previously otherwise expired.
PC RESO NO. 7197 -18-
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City
2
of Carlsbad, California, held on October 5, 2016, by the following vote, to wit:
3
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AYES:
NOES:
ABSENT:
ABSTAIN:
VELYN ANDERSON, Chairperson
Chairperson Anderson, Commissioners Black, L'Heureux, Montgomery,
Segall, and Siekmann
Commissioner Goyarts
12 CARLSBAD PLANNING COMMISSION
13
ATT1ST:
14 cA
1s .-:~P.-M~
f"-11 DON ~EU 16 City Planner
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PC RESO NO. 7197 -19-
EXHIBIT "MP178K
-----------~~H~P~
VII. INDUSTRIAL/OFFICE DEVELOPMENT STANDARDS & DESIGN
GUIDELINES
The following design guidelines will promote high quality design including landscaping,
architecture and overall construction for all office and industrial development in Planning
Areas 1-5 and 14 of the Bressi Ranch Master Plan. In accordance with the Land Use
Element of the Carlsbad General Plan and the El Camino Real Scenic Corridor
Development Standards, development in these planning areas will be designed to
provide opportunities for research and development industries in a campus setting.
The design guidelines are general and may be interpreted with some flexibility in their
application to specific projects. Variations may be considered for projects with special
design characteristics that still meet the general design objectives of these guidelines. All
development in Planning Areas 1-5 and 14 of the Bressi Ranch Master Plan, subject to
review by the City, shall adhere to these guidelines where applicable.
A. Development Standards
Unless modified in the development standards of the individual Planning Areas, all
development in Planning Areas 2-5 and 14 shall comply with the development
standards of the P-M Zone, Chapter 21.34, of the Carlsbad Municipal Code. All
development in Planning Area 1 shall comply with the development standards of the
0 Zone, Chapter 21.27 of the Carlsbad Municipal Code.
B. Industrial Driveways
Exhibit Vll-1 on page Vll-2 shows the location of potential driveways serving future
office/industrial development in Planning Areas 1-5. The individual exhibits for
Planning Areas 1-5 also show these driveway locations. A minimum guideline spacing
of 300 feet will be provided between driveways serving Planning Areas 1-5, measured
from the centerlines of the driveways or street intersections. Sight distance lines will be
provided in accordance with the current edition of the CaiTrans Highway Design
Manual and all applicable City standards and policies. Obstructions in excess of 30" in
height will not be permitted within the sight distance lines. None of the Planning Areas
shall gain direct driveway access from El Camino Real or Palomar Airport Road except
for the right turn in and out shown in Planning Area 5. The maximum number of
driveways which could serve each Planning Area may be located at a spacing closer
than the 300 feet spacing guideline. measured from the centerlines of the driveways or
street intersections. provided that adequate sight distance. vehicle queuing. and
vehicle turning movements can be demonstrated subject to the satisfaction of the City
Engineer.
Exhibit Vll-1 shows the maximum number of driveways that could be developed
in accordance with City standards and policies dealing driveway locations.
Subject to the approval of the City Engineer the exact number and location of
driveways serving Planning Areas 1-5 may be less than shown on this exhibit
Industrial/Office Development Standards
& Design Guidelines
Vll-1 September 2016
'1:1
& a: -~ a. ~
'" Q s "6 G.
.... ~-.... ~-
• I • G.
..,
I • a.
,
I • a.
" I • a.
oO I • G.
Vll-2
" I :
I ~
Legend
¢ Drt-.ew•1 LocaUoD
¢ Rfaht la/Rfaht O~at
(R/R)
All Driveways Shall
Be Spaced Per City
Standards As Shown
on CT 00-06 or as
Modified per CT
02-15, Unless
Otherwise Approved
by the City Engineer
per Section VIm.
Vll-1 I
-----------~~H~P~
depending on the type of development that occurs in these Planning Area.
However, any relocation of the driveways shown on Exhibit Vll-1 on Page Vll-2 or
the exhibits for Planning Areas 1-5 shall be in accordance with the standards
described in the preceding paragraph.
C. Design Criteria
Buffer from Residential -Appropriate buffering techniques such as roads,
setbacks, screening, and landscaping should be provided where office/industrial
uses in Planning Areas 2, 3, and 4 are adjacent to residential land uses. Exhibits
Vll-2 and Vll-3 on pages Vll-4 and Vll-5 provide cross sections between the
industrial and residential development in the northern portion of the Master Plan.
These cross sections show how, through the use of a street, slopes, berming, and
landscaping, the residences will be buffered from the non-residential development
to the north. In addition, special conditions have been added to the six
office/industrial planning area to limit the amounts of toxic, highly toxic and
regulated substances that can be used or stored in these planning areas. These
regulations, along with the separation shown by Exhibits Vll-2 and Vll-3 on pages
Vll-4 and Vll-5, will buffer the residential uses from the non-residential uses to the
north and west.
Basic Orientation -Building entries, office areas and windows should front onto
the street whenever feasible. Attention shall be provided to areas visible from
public streets and public access on-site and to adjacent properties (see Exhibit
Vll-4 on page Vll-6). Loading and parking should generally be located to the side
and rear of buildings with the following exceptions:
• Parking lots may front onto streets but must conform to the guidelines contained
within Street Frontage and Parking Lots, as addressed in these design
guidelines.
• Where rear or side loading areas are not practical because of site constraints,
loading and service areas may front onto streets but must conform to guidelines
contained within Loading and Storage Area Orientation & Design, as addressed
in these design guidelines.
Street Frontage and Parking Lots -Visitor and short-term parking lots may be
sited between the street and building entrances. The parking lot should not be the
dominant visual element of the site. Parking shall be designed to minimize
conflicts with loading areas. Where parking lots occur adjacent to streets, a
landscape buffer adjacent to the street should be provided to minimize views of
parked cars from the street. The landscape buffer should include a screening
feature that is no more than 36 inches in height and consists of a hedge, berm or
Industrial/Office Development Standards
& Design Guidelines
Vll-3 September 2016
VIASAT
I I \ I I
I
Concept Sketch
(for ;L/ustrative purposes only)
Note: Industriai access points shalfprovide
intersection spacing per Section VIIB.
A planned community in the City of Carlsbad, California
Ira
Vll-22
Legend
·':? Access . ..,
[!] Detention Basin
0 Open Space
~"J'W Fire Protection Zone
oooo City Wide Trail
------Setbaclcs(Widtb in Feet)
f;. •• ~ Bus Stop/ Bus Tumoat
c..,--Runway Protectioo Zooe . .., ... Airport Influence Area
----Flight Activity Zone
General Plan Land Use:
PI
Zoning:
PM
Product:
lndustrial/Office!Warehou~
Per P-M Zone as forther
restricted by Master Plan
YII-12 I
-----~~---~----~-___\~.--·-
·-·-·--·-·-·-·'AiR'POAT-·-·R"oAD --\ . .... --·-·-PALOMAR -_______ ,
-----------I ~ ·-.. ...J-----(SO'} 1 l
'· ·-· -----I I I " &----I I I ·, ..J_.......... I (3S'a~~1 )
~ ' ~~ 1 FLIGHT ACTIVITY ZONE
\""' \ ~ RUNWAY 1 :
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\ o \ \ · ""'-ZONE 1 I \~ '' 1 PA-3 I ~ \ ,·, t I z . \· l :
\0 \ \I J ~ \ ~-·•••••••••••• I I • I l I \ •u ...... ,.
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PA-4
~~ ~i·•~ ...... --·!_~-~~--(35'avg)AI~:o:T~~~ENCE~F'
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)
! I I ... ..,. /' •• '+,
PA·2
Concept Sketch
(for illustrative purposes only}
Note: Industrial access points shall
provide intersection spacing per Section
VI/B.
.. :::?
[!]
0
'Y??
oooo
Legend
Access
'
Detention Basin
Open Space
Fire Protection Zone
City Wide Trail
General Plan Land Use: Setbacks(Width in Feet) PI
Zoning:
PM
Product:
Industrial/Office/Warehouse
Per P-M Zone as further
restricted by Master Plan
A planned community in the City of Carlsbad, California
IJlZTiml
4-19-02 Breo.si PA3.c:dr
Vll-26
------.... ~ Bus Stop/Bus Turnout
----Runway Protection Zone
·---Airport Influence Area
----Flight Activity Zone
~~3 I VII-13 I
_j
. -.-.-.-.-.-.-.-.-.-. ..f~.!:J?MAR AIR ··-·-·--·-·---._PORT ·--.. --·-..... Ro-4
r ------------..... _0 I 1----.
I I -(50') ----·-.... /' ~~ ', ------·-·-·-. ; L --........... . .
• I -..... .._, I ~··' I .................. --..._ ........... - . i
I ~ ~ ·-..
. I ----.....__ -·-·-·-· I (~' avg) FUGHT ACTIVITY ZONE ...... -; / r:
I PA-4 I . • ••
PA..:J I I I I "%j
I : : ~ ~ PA-5
1 • {50'i\ a i
I
1 I --~z.:ao:•»G::'5' L I -~w•••••••••a•••••••·~~~-\ 'z4. .,. _____ .. _____________ \ ,-\
"""" es ao =! :. 1 \ \ \ 41..~
I : AIAPDRT INFLUENCE AREA • ----' ._ \"'•i!J. -----
: - - -(3S 81f9} . - -' \ \./-'"" -
• I ----"::"'---~-' \ \ c:-= ,..;..,._. __ 'd __ ~ ........ "" .. ~ ............. ~~---lit ........ ~,.;--.., --""'
~; _______.-r '· ' " --~ PA-15 ;;~~'-
PA-6 PA-7 I r--PA-15
General PJan Land Use:
PI
Zoning:
PM
Product:
Concept Sketch
(for illustrative purposes only)
Note: Industrial access points shall
provide intersection spacing per Section
VIIB.
Industrial/Office/Warehouse
Per P-M Zone asforther
restricted by Master Plan
A plaMed community in the City of carlsbad, california Vll-30
[;tl1l
4-19-m Bressi PM.Qir
Legend
(~? Access '
[!) Detention Basin
0 Open Space
V?? Fire Protection Zone
oooo City Wide Trail
------Setbacks(Width in Feet) ., ..
~ Bus Stop/ Bus Turnout
----Runway Protection Zone
----Airport Influence Area
----Flight Activity Zone
General Plan Land Use:
PI
Zoning:
PM
Product:
Concept Sketch
(for iUustrative purposes only)
;Note: Industrial access points shall
provide intersection spacing per Section
VI/B.
IndushiaV()~ce/AVarehouse
Per P-MZoneasfurther
restricted by Master Plan
A planned community in the City of Carlsbad, California
mimi
Vll-34
\
\
Legend
~:-:? Access-
[!] Detention Basin
0 Open Space
....... ...,. Fire Protection Zone
oooo City Wide Trail
------Setbacks(Width in Feet) .... • Bus Stop/ Bus Turnout
----Runway Protection Zone
•••• Airport Influence Area
----Flight Activity Zone
Vll-15