HomeMy WebLinkAbout2000-05-16; City Council; 15742 Exhibit 5; Legoland California Expansion Areas 1 & 3A
EXHIBIT 5 DRAFT
4. SDP 96.14tA)ICDP 96-16(A) - LEGOLAND CALIFORNIA EXPANSION AREAS 1 813 -
Request for a recommendation of approval of a Mitigated Negative Declaration,
Addendum and Mitigation Monitoring and Reporting Program, a Site Development Plan
Amendment and Coastal Development Permit amendment for the LEGOLAND California
Theme Park to: (1) Increase the maximum building height limit to 45 feet as provided for
in the Carlsbad Ranch Specific Plan; (2) To permit the construction of a Duplo Junior
Coaster and related improvements on Inner Park Expansion Area 1; (3) To permit the
construction of six rides and attraction on Inner Park Expansion Area 3; and (4) To permit
the construction of the Bafflyer Ride in the Castle Hill Cluster on the approximately 128
acre LEGOLAND California Theme Park located on the north side of Palomar Airport east
of Armada Drive and west of Hidden Valley Road within Planning Area 4 of the Carlsbad
Ranch Specific Plan in the Coastal Zone and Local Facilities Management Zone 13.
Assistant Planning Director, Gary Wayne stated that the Commission’s action on agenda item #I4 was
advisory in nature and not final. Mr. Wayne introduced Senior Planner, Don Neu, who presented the staff
report as follows:
Senior Planner, Don Neu stated that the project site was located north of Palomar Airport Road, with
Hidden Valley Road being the eastern boundary of the site and Armada Drive the western boundary. The
initial construction of LEGOLAND was completed in March of 1999. Approximately 113 acres of the 128
acre site were developed with the initial construction, which included rides, various attractions, food
services, retail, the complete parking area for the park, landscaping, both interior and around the
perimeter, administration and support uses that are located on the eastern boundary of the property. With
the original approval, there were 15 acres of land within the inner park, that were not completely designed
at that time and these areas were labeled as Expansion Areas 1, 2, 3, and 4 and identified on the
approved Site Development Plan and Coastal Development.
The proposal to amend the LEGOLAND Site Development Plan and Coastal Development Permit
consists of the following four parts:
1.
2.
3.
4.
Increase the maximum building height from thirty-five (35) feet to forty-five (45)
feet
A Site Plan for Expansion Area 1 to permit the construction of the Duplo Junior
Coaster
A Site Plan for Expansion Area 3 to permit the construction of six proposed rides
and attractions.
A Site Plan to replace an attraction called the Breath Taker, which was never
constructed, with the Bafflyer Ride.
In regard to the building height request, this amendment proposal includes a request to increase the
maximum building height for the park from 35-feet to 45-feet, with allowed height protrusions permitted to
a height of up to 55-feet from the present height maximum of 45-feet. The Carlsbad Ranch Specific Plan
provides for this increase in building height through a Site Development Plan approved by the City
Council. The specific plan lists certain conditions that must be satisfied to allow the height increase, the
primary one being that the landscape setbacks be increased at a ratio of one horizontal foot for every one
foot of vertical construction beyond 35-feet. Expansion Area 1 is located just to the west of the entrance.
The expansion area is approximately 0.6 acres in size. The attraction proposed for this area is the
PLANNING COMMISSION April 19,200O Page 7
DUPLO Junior Coaster and the focus is on the youngest age group in the park. This is a small coaster
that ranges between 15 and 20-feet in height,
Expansion Area 3 is approximately 3.8 acres in size and is envisioned as an extension of the Imagination
Centre Cluster. There are 6 attractions proposed for this area, two of which necessitate the proposed
height increase. Within this expansion area there is a request to add a retail shop as well as an additional
food service or restaurant facility. There is an existing nursery shade structure in the area that would be
relocated. As with all of the expansion areas there are various utilities, minor grading, walkways and
landscaping. There will be minor modifications to the parking area to accommodate the increased
setback that is related to the increase in the height limit.
The Bafflyer Ride is proposed in the Castle Hill Cluster. The original plans proposed a ride referred to as
the Breath Taker. This facility was never constructed, but the pad area for the ride does exist. The
Batflyer Ride site is lower in elevation than the adjacent Castle Coaster.
Regarding the General Plan and Zoning for the site, it was adopted at the time of the Carlsbad Ranch
Specific Plan and designated Travel/Recreation Commercial with the zoning and general plan. The
specific plan land uses were tailored to specifically apply to a theme park. The proposed uses are
compatible with the City’s Overall General Plan and Zoning designations. The Specific Plan has a
provision that prohibits high-speed thrill rides, e.g. rides oriented towards teenager and young adult
audience. The Staff Report references the proposed rides and attractions in terms of their speed to the
Castle Coaster. None of the proposed rides fall into the category of high-speed thrill rides.
In regard to the development standards, the required park perimeter landscape, building, and parking
setbacks have been complied with. Landscape setbacks will be increased in areas to satisfy the
standards applicable to the proposed increase in building height.
The boundaries of the Inner Park are approximately 1400-feet from the right-of-way of Palomar Airport
Road. The fence line for the Inner Park is 200-feet from the western property line. The landscape
setback from the northern property line is a minimum of 45feet and 30-feet from the eastern property line.
There is a plan for a resort hotel to the north of the property line and to the east is the site of the City’s
proposed golf course. There is not a potential for a land use incompatibility or impact from the height that
would have a negative influence on the other properties. The San Diego Association of Government Staff
reviewed the increased height in regard to the Airport Land Use Plan and they concurred that it was a
compatible land use and posed no concern with aircraft navigating in the area. The Airport Plan has a
requirement that a notice be recorded against the property, that it is subject to aircraft and environmental
impacts and over flight. This was done with the original project and was recorded in 1997.
Regarding the Coastal Plan, the areas were previously mass graded with the Carlsbad Ranch and
LEGOLAND project; there is no significant or sensitive vegetation on the property. The project will not
have drainage impacts on coastal resources as the project includes a detention basin within the 150’
landscape setback from Palomar Airport Road. National Pollutant Discharge Elimination System facilities
to separate oil and other contaminants from site runoff are in place.
The proposed project is located within Local Facilities Management Zone 13 in the northwest quadrant.
There is a non-residential park fee, which is applied to the project. It only applies to the structures, i.e.
retail building and restaurant structure.
For the Environmental Review a Mitigated Negative Declaration was proposed. The entire build-out of the
park was evaluated in the Program EIR for the Carlsbad Ranch. Initially there was a mitigation measure
for the Palomar Airport Road-El Camino Real intersection. The Council did take action to rescind the
moratorium that required participation and funding for improvements at the intersection. There is an
addendum in the staff report explaining the aforementioned.
In conclusion, Mr. Neu stated that Staff is recommending that the Planning Commission recommend to
the City Council approval of the Mitigated Negative Declaration, the Site Development Plan Amendment
and the Coastal Development Permit.
Chairperson Compas asked if there were any questions of Staff. There were no questions of staff.
Chairperson Compas asked the applicant to make a statement.
PLANNING COMMISSION April 19, 2000 Page 8
Bob Montgomery, 3489 Sitio Borde, Carlsbad, CA, stated that the original construction of the park moved
3 % million cubic yards of soil and he believes the final result has been sensitive to the environment. The
same care and attention to detail will be reflected in this phase of proposed project. He thanked the staff
for their hard work. He also thanked the Commissioner’s for visiting the site, and thus seeing firsthand the
physical areas in question.
Chairperson Compas asked why the new rides were being proposed now.
Mr. Montgomery stated that as a result of research, which had been conducted since the opening of the
park, it was determined that the park did not have enough entertainment units.
Chairperson Compas asked if the additional attractions would help to alleviate long lines.
Mr. Montgomery replied yes.
Chairperson Compas asked for start and completion dates for the proposed project.
Mr. Montgomery commented that it was hoped that construction could begin immediately and that the
BatFlyer Ride would open this year. The Technic Track Ride, the restaurant and the Duplo Junior
Coaster would open next year to coincide with the high season. The larger parcel would be developed
four or five years from now.
Chairperson Compas stated that he was pleasantly pleased with the growth of the landscaping.
Commissioner Baker asked how construction would be conducted to avoid interference with park guests.
Mr. Montgomery stated that all of the proposed attractions, except the Batflyer, were located in an area
that is not accessible to park guests and therefore it would not be a factor, with the exception of some
noise. Most of the work will be done prior to IOAM before the park opens. The Bafflyer ride is located in
an area that is accessible to park guests, but a good part of the work will be done at the end of the day
after the close of the park.
PUBLIC TESTIMONY:
Ron Sea, 6423 Muirland Drive, Carlsbad, CA, asked the following questions:
1. How close to Palomar Airport Road will the new development be?
2. Will part of the parking lot along Palomar Airport Road between Armada and Hidden Valley
be removed?
3. Some of the structures will be higher, how will it look from the surrounding neighborhoods?
4. Have any studies been conducted on noise? i.e. roller coasters. What will be the noise
impacts for the residential areas close to Palomar Airport Road?
Chairperson Compas asked the applicant to comment on the questions presented in public testimony.
Mr. Montgomery stated that nothing was being built in the parking lot area. Everything is contained within
the park boundaries. The proposed attractions will not be louder than any current attraction in the park
and in some cases the proposed attractions will generate less noise. The height of the tallest proposed
attraction is at or slightly above the tree line and visibility will not be impacted.
Mr. Neu interjected that there are three office buildings in the Carlsbad Ranch and the hotel structure
above the Flower Fields that have areas that go up to forty-five-feet with much more building mass. This
proposed project is in most cases a minor protrusion of a small area of a ride track or some other feature
to the 45 foot height. It is not the same amount of mass or building bulk as a hotel or office building
structure.
In regard to noise, Mr. Neu stated that noise complaints have not been received for park operations. The
inner park itself is over 1,400-feet from the north side of Palomar Airport Road.
Chairperson Compass closed public testimony. Chairperson Compas called for a motion.
. , PLANNING COMMISSICI,d
MOTION:
April 19,200O Page 9
ACTION: Motion by Commissioner Heineman, and duly seconded, that the
Planning Commission adopt Planning Commission Resolutions No.
4754, 4755 and 4756, recommending approval of a Mitigated Negative
Declaration, Addendum and Mitigation Monitoring and Reporting
Program, SDP 96-14(A) and CDP 96-16(A), based on the findings and
subject to the conditions contained therein.
DISCUSSION:
Commissioner Nielsen concurred with Chairperson Compas, that the growth of the landscape and foliage
is quite improved. He also noted that the layout does not propose any projections higher than the existing
castle; everything is under that height. He stated that the applicant has done a good job trying to mitigate
and he can support the project.
As there was no further’ discussion, Chairperson Compas called for a vote.
VOTE ON MOTION:
VOTE:
AYES:
NOES:
ABSTAIN:
5-o-o
Compas, Nielsen, L’Heureux, Baker, Heineman
None
None