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HomeMy WebLinkAboutCDP 96-16; Legoland Carlsbad; Coastal Development Permit (CDP) (5)CITY OF CARLSBAD LAND USE REVIEW APPLICATION 1) APPLICATIONS APPLIED FOR: (C Q Master Plan n Specific Plan Q Precise Development Plan O Tentative Tract Map n Planned Development Permit |~l Non-Residential Planned Development n Condominium Permit C] Special Use Permit O Redevelopment Permit [U Tentative Porool Map Obtain From Engineering Department [~| Administrative Variance [~| Administrative Permit - 2nd Dwelling Unit :HECK BOXES) (FOR DEPARTMENT USE ONLY) O General Plan Amendment Q Local Coastal Plan Amendment £3 Site Development Plan [U Zone Change [~~l Conditional Use Permit [H Hillside Development Permit £3 Environmental Impact Assessment n Variance I | Planned Industrial Permit (53 Coastal Development PermitJ^^ I I Planning Commission Determination n List other applications not specified (FOR DEPARTMENT USE ONLY) $&# ?£-/V c^> 9C-/£ ^ 2) 3) 4) ASSESSOR PARCEL NO(S).: PROJECT NAME: nnd "1" or ffi LEGOLAND Carlsbad BRIEF DESCRIPTION OF PROJECT: LEGQLAND Carlsbad Family Park 5) OWNER NAME {Print or Type) LEGOLAND Carlsbad Inc. MAILING ADDRESS 5600 Avenida Encinas, Suite 130 CITY AND STATE ZIP TELEPHONE Carlsbad, CA 92008 438-5570 1 CERTIFY THAT 1 AM THE LEGAL OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. -, wffi^A&i?/^ •/%2- % SIGNATURE / DATE 6) APPLICANT NAME (Print or Type) LEGOLAND Carl sbad: Inc. MAILING ADDRESS 5600 Avenida Encinas, Suite 130 CITY AND STATE ZIP TELEPHONE Carlsbad, CA 92008 438-5570 1 CERTIFY THAT 1 AM THE LEGAL REPRESENTATIVE OF THE OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. &/$^6*2<!3&<^ /%?-^ SIGNATURE7 DATE 7). BRIEF LEGAL DESCRIPTION Lots 18 and 19, Carlsbad Ranch NOTE: A PROPOSED PROJECT REQUIRING MULTIPLE APPLICATIONS BE FILED, MUST BE SUBMITTED PRIOR TO 3:30 P.M. A PROPOSED PROJECT REQUIRING ONLY ONE APPLICATION BE FILED, MUST BE SUBMITTED PRIOR TO 4:00 P.M. Form 16 PAGE 1 OF 2 LOCATION OF PROJECT:(not assigned) ON THE BETWEEN North (NORTH, SOUTH, EAST, WEST) STREET .JORESS SIDE OF Palomar Airport Road (NAME OF STREET) Armada Drive (NAME OF STREET) AND Hidden Valley Road 9) LOCAL FACILITIES MANAGEMENT ZONE 10) PROPOSED NUMBER OF LOTS 13 13) TYPE OF SUBDIVISION 16) PERCENTAGE OF PROPOSED PROJECT IN OPEN SPACE 19) GROSS SITE ACREAGE 22} EXISTING ZONING 11) NUMBER OF EXISTING RESIDENTIAL UNITS 14) PROPOSED IND OFFICE/ SQUARE FOOTAGE 17) PROPOSED INCREASE IN 20) EXISTING GENERAL 23) PROPOSED ZONING (NAME OF STREET) 1 2) PROPOSED NUMBER OF RESIDENTIAL UNITS 15) PROPOSED COMM SQUARE FOOTAGE 18) PROPOSED SEWER USAGE IN EDU 21) PROPOSED GENERAL PLAN DESIGNATION 24) IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF, PLANNING COMMISSIONERS, DESIGN REVIEW BOARD MEMEBERS OR CITY COUNCIL MEMBERS TO INSPECT AND ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION. I/WE CONSENT TO ENTRY FOR THIS PURPOSE SIGNATURE FOR CITY USE ONLY FEE COMPUTATION APPLICATION TYPE FEE REQUIRED /=ee TOTAL FEE REQUIRED &z -50.05 v5oo.cn- RECEIVED \ 9 1336 C5TV r'.^n^S.mH r< V'S * Vi *-.."< «.*>*"!» < • DATE STAMP APPLICATION RECEIVED RECEIVED BY: DATE FEE PAID RECEIPT NO. Form 16 PAGE 2 OF 2 1200CARLSBAC ILLAGE D CARLSBAD CARLSBAD, 434-2867 LIFORNIA 92008 ""V DATE 1601 12/19/96 0001 01 02 G PRMT reW- ACCOUNT NO.DESCRIPTION AMOUNT V f /-«. »/i . v)-/v T U l i -kit*i<P. • l~tLl JO r ( 1t -A RECEIPT NO. 36124 0 Printed on redded paper. NOT VALID UNLESS VALIDATED BY CASH REGISTER TOTAL 4 SUPPLEMENTAL APPLICATION FORM FOR ALL COASTAL DEVELOPMENT PERMITS 4 APPLICATION CHECKLIST FOR SINGLE FAMILY REGULAR AND MINOR COASTAL DEVELOPMENT PERMITS (Application checklist for Non-Single Family Regular Coastal Development Permits covered under separate handout) This supplemental application is to be filed for any development requiring a Coastal Development Permit issued by the City of Carlsbad. Please answer all questions. Where questions do not apply, please indicate "not applicable" or "N/A". rjZXXJ]';. i.:,, 13 I. GENERAL BACKGROUND A. Do you wish to apply for: DEC 1 8 1833 1. A Minor Coastal Development Permit r" 2. A Regular Coastal Development Permit X B. Street address of proposed development (UNASSIGNED) C. Assessor's Parcel Number of proposed development LOTS 18,& 19 CARLSBAD RANCH D. Development Description: 1. Briefly describe project: Site Development Plan & Coastal Development Permit for a 128 Ac. LEGOLAND located between Armada Drive & Hidden Valley Road on the immediate north side of Palomar Airport Road. The project includes parking, theme park attractions, retail, food and beverage service andassociated support facilities. 2. Estimated cost of development: $130 MILLION E. Describe the present land uses (i.e. Vacant land, single family homes, apartments, offices, etc.) that surround the proposed development to the: North: VACANT South: VACANT East: VACANT West: HOTEL/PLANNED DEVELOPMENT F. Is project located within a 100 year flood plain? Q] Yes [x] No Form 15 9/96 Page 1 of 6 PRESENT USE OF PROPERTY A. Are there existing structures on the property? If yes, please describe. QYes No B. Will any existing structure be demolished? Q Yes Will-any existing structure be removed/demolished? Q Yes No No If yes to either question, describe the extent of the demolition or removal, including the relocation site, if applicable (also show on plans). LOT COVERAGE A. Existing and Proposed Building Coverage Landscaped Area Unimproved Area B. Existing New Proposed Total _Q _ sq. ft. 163.952 sq. ft. 163,952 sq. ft. _0 _ sq. ft. 1 ,896, 665 sq. ft. 1 ,896,665sq. ft. 5,58?,362 sq.ft. (Agricultural) Parking: Number of existing spaces 5,339 5,310 5,339 5,189 Number of new spaces proposed Existing/Proposed TOTAL: Number of total spaces required Number of covered spaces Number of uncovered spaces Number of standard spaces Number of compact spaces Is tandem parking existing? Q Yes # Is tandem parking proposed? Q Yes # Grade Alteration: Is any grading proposed? If yes, please complete the following: 1. Amount of cut 2,535,000 2. Amount of fill 1.995.000 3. Maximum height of fill slope _ 760.084 sq.ft. 5,587.362 Sq. ft. (graded) 0 5,339 0 Yes 33 No No cu. yds. cu. yds. feet Form 15 9/96 Page 2 of 6 4. Maximum height of cut slope 36 feet 5. Amount of import or export 540,000 cu. yds. 6. Location of borrow or disposal site (VARIOUS LOCATIONS). CARLSBAD RANCH Grading and drainage plans must be included with this application. In certain areas, an engineering geology report must also be included. Consult the City Planning and Engineering Department representative for a determination on any grading plan geotechnical requirements. IV. ENVIRONMENTAL REVIEW Submit Environmental Impact Assessment (EIA) Part I with Regular Coastal Development Permits; check with Planning Staff regarding Minor Coastal Development Permits and Single Family Regular Coastal Development Permits for any environmental review requirements. V. GENERAL APPLICATION REQUIREMENTS (For Single Family Regular and Minor Coastal Development Permits; Regular Coastal Development Permits covered under separate handout) A. Site Plan: Four (4) copies for a Minor Coastal Development Permit, two (2) copies for a Single Family Regular Coastal Development Permit prepared on a 24" x 36 sheet(s) folded to y/2 n x 11". The site plan shall include the following information: 1. General a. Name and address of applicant, engineer and/or architect, etc. b. Location, size and use of all easements. c. Dimensions and locations of: access, both pedestrian and vehicular, showing service areas and points on ingress and egress, off-street parking and loading areas showing location, number and typical dimension of spaces, and wheel stops. d. Distance between building and/or structures. e. Building setbacks (front, rear and sides). f. Location, height and materials of walls and fences. g. Dimensions/location of signs. h. Elevations of all sides of all buildings. i. A summary table indicating the following information (if applicable to the application): (1) Site acreage (2) Existing zone and land use (3) Proposed land use (4) Total building coverage (5) Building square footage (6) Percent landscaping (7) Number of parking spaces (8) Square footage of open/recreational space (if applicable) (9) Cubic footage of storage space (if applicable) Form 15 9/96 Page 3 of 6 B. Building and floor plans: Four (4) copies for a Minor Coastal Development Permit and two (2) copies for a Single Family Regular Coastal Development Permit, prepared on 24" x 36" sheets folded to 81/2" x 11" size. The building and floor plans shall include the following: 1. Location and size of storage areas (if applicable) 2. All buildings, structure, walls and/or fences, signs and exterior lights. 3. Existing and proposed construction. C. Reduced site plan: One (1) copy of BV2" x 11". (Not required for Single Family Residence). D. Location Map: One (1) copy of BYz x 11" (suggested scale 200" - vicinity maps on the site plan are not acceptable). E. Colored Site Plan and Elevation Plan: (Not required with the first submittal) It is the Applicant's responsibility to bring one (1) copy of a colored site plan and one (1) copy of a colored elevation to the Planning Department by 12:00 noon, eight (8) days prior to the Planning Commission meeting. Do not mount exhibits. VI. REQUIRED DOCUMENTS A. Land Use Review Application Form B. Completed Coastal Development Supplemental Application Form C. Disclosure Statement D. Completed "Project Description/Explanation" Sheet VII. OTHER REQUIREMENTS A. Property Owners List and Address Labels NOTE: When the application is tentatively scheduled to be heard by the decision making body, the project planner will contact the applicant and advise him to submit the radius map, two (2) sets of the property owners list and labels. The applicant shall be required to sign a statement certifying that the information provided represents the latest equalized assessment rolls from the San Diego County Assessor's Office. The project will NOT go forward until this information is received. 1. A typewritten list of the names and addresses of all property owners within a 600' radius of subject property (including the applicant and/or owner). The list shall include the San Diego County Assessor's parcel number from the latest assessment rolls. 2. Two (2) separate sets of mailing labels of the property owners within a 600' radius of the subject property. The list must be typed in all CAPITAL LETTERS, left justified, void of punctuation. For any address other than single family residence, an apartment, suite or building number must be included on a separate line. DO NOT include it on the street address line. DO NOT TYPE ASSESSOR'S PARCEL NUMBER ON LABELS. DO NOT provide addressed envelopes - PROVIDE LABELS ONLY. Acceptable fonts are: Swiss Form 15 9/96 Page 4 of 6 721, Enterprise TM or Courier NEW (TT) no larger than 11 pt. Sample labels are as follows: UNACCEPTABLE UNACCEPTABLE ACCEPTABLE Mrs. Jane Smith Mrs. Jane Smith MRS JANE SMITH 123 Magnolia Ave., Apt #3 123 Magnolia Ave. APT 3 Carlsbad, CA 92008 Apt. #3 123 MAGNOLIA AVE Carlsbad, CA 92008 CARLSBAD CA 92008 B. 600' Radius Map: A map to scale not less than 1"=200' showing each lot within 600' of exterior boundaries of the subject property. Each of these lots shall be consecutively numbered and correspond with the property owners list. The scale of the map may be reduced to a scale acceptable to the Planning Director if the required scale is impractical. C. 100' Radius Occupants/Address List and Labels (for coastal zone/CDPs only): One (1) list of the occupants/addresses located within a 100' radius of the project site; and two (2) sets of labels (as described in "A" above) of the addresses within a 100' radius. D. Fees and Deposit for Publication of Notices: See Fee Schedule for amount. VIII. SPECIFIC APPLICATION REQUIREMENTS (May apply to single family, regular and minor coastal development permits) Coastal Overlay Zones require additional information to be submitted as follows: (refer to the Municipal Code for a full description): A. Coastal Agriculture Overlay Zone 1. Refer to the Carlsbad Municipal Code Section 21.202.060 for specific requirements. B. Coastal Resource Protection Overlay Zone 1. Slope analysis/mapping for 25% and greater subject to Section 21.203.040 of the Carlsbad Municipal Code. 2. Topographic and vegetation mapping/analysis subject to Subsection 21.203.040(B)(1) of the Carlsbad Municipal Code, if project is located along the first row of lots bordering Buena Vista Lagoon including the Lagoon mouth. 3. Topographic, drainage and wetland mapping subject to Subsections 21.203.040(B)(2)(a) and (b) of the Carlsbad Municipal Code if located east of Interstate 5 in the Batiquitos Lagoon watershed. 4. Drainage study subject to Subsection 21.203.040(B)(3) of the Carlsbad Municipal Code if project is located west of existing Paseo del Norte, west of Interstate 5 or along El Camino Real immediately upstream of existing storm drains. Form 15 9/96 Page 5 of 6 5. Geologic report addressing landslides and slope stability subject to Subsection 21.203.040(B)(4) of the Carlsbad Municipal Code. 6. Geologic report addressing land slides and seismic hazards subject to Subsection 21.203.040(C) and (D) of the Carlsbad Municipal Code. C. Coastal Shoreline Development Overlay Zone 1. Geotechnical report subject to 21.204.110 if project is located adjacent to an existing seabluff edge between the sea and the first public road parallel to the sea; also may be required by Planning Director if deemed necessary consistent with Section 21.204.110 of the Carlsbad Municipal Code. 2. Show all structures and decks on adjacent north and south properties to perform "stringline" test subject to Subsection 21.204.050(6) of the Carlsbad Municipal Code. 3. Unless otherwise submitted project in this zone must also be submitted with plans showing: a. Boundaries and topography b. Existing and proposed structures c. Circulation d. Drainage e. Finished topography f. Landscaping D. Coastal Resource Overlay Zone Mello I LCP Segment 1. Erosion, sedimentation and drainage report subject to Section 21.205.060 of the Carlsbad Municipal Code if project is located in the Batiquitos Lagoon watershed. IX. REQUIRED COASTAL PERMIT FINDINGS Approval of a regular or minor coastal development permit is based on the ability to make three coastal related findings. These three findings are presented below for your review and information. 1. That the proposed development is in conformance with the Certified Local Coastal Program and all applicable policies. 2. That the development is in conformity with the public access and public recreation policies of Chapter 3 of the Coastal Act. 3. That the development conforms with any applicable decision pertinent to this proposal and/or site as set by the Coastal Commission on a previously related appeals decision per Public Resources Code §30604(c). Form 15 9/96 Page 6 of 6 Project Description (revised 3/5/97): The focus of LEGOLAND Carlsbad will be on the provision of fun and creative, educational experiences for children in the age group 2 through 13 and their families. The planning and design is based on the following goals: Establish the child as the focal point Provide for family interaction and fun Facilitate participation and creativity Create a world of learning Develop themed areas corresponding to LEGO brands Create a "park within a park" Provide comfort and quality for guests and staff Provide environmental sensitivity including designing with nature, energy conservation, reuse and recycling • Create synergy with the local community and environment LEGOLAND Carlsbad is primarily an outdoor experience. Attractions are placed in landscaped settings themed to the attraction. Interior attractions and "dark rides" are relatively few. Special emphasis is placed in developing as much interactivity into the attractions as possible - all designed to entertain and educate young guests by actively involving them in the attractions. Basic project statistics: Acreage (approximate): • Outer Park: LEGO Drive and perimeter landscape setbacks: 21 acres Parking Lots: 43 acres Future parking expansion: 10 acres • Inner Park: Attraction Areas (developed with the first phase): 35 acres Future expansion areas (to be mulch-covered in the interim): 15 acres Service & Administration: 5 acres Total Park Area: 129 acres Rides, Shows and Attractions*: • approximately 25 rides and attractions, 8 show venues Facilities and development elements: • 187,813 square feet of buildings (1st Phase; allowable construction at buildout per Specific Plan is 425,750 s.f.) architecture: one- and (2/3 scale) two-story facades with theming on attraction buildings and associated structures (associated structures include queue shade structures, and open shade/shelter structures, and various stands) • 4 restaurants, plus various stands and carts • 4 main retail shops, plus various stands and carts • heavy landscaping, including a 90,000 square-foot lagoon • parking for 5344 vehicles, including future expansion • screened "back-of-house" structures (Plant rooms, maintenance sheds, utility structures/enclosures) • Administration and Services area designed to accommodate views from future offsite areas • New infrastructure (utility corridors, LEGO Drive) All structures are within the heights proposed for LEGOLAND in the Carlsbad Ranch Specific Plan. The Site: The site is of rolling terrain which varies about thirty feet inside the park. The terrain inside the park is used to contain vistas within the park to enhance the experience of having "left the real world behind." Landscape is much more integral to the concept of a LEGOLAND than in other theme parks. The "Guest Experience" is paramount in LEGOLAND, and the orientation toward children ages 2 to 12 is felt to be greatly aided by the use of plantings. Per the Specific Plan, landscaping around the park perimeters is used to screen views into the park from adjacent development to the west. The Park will initially consist of nine themed areas and the administrative/service area (the "Inner Park"), and the parking lots, access roads and perimeter setbacks (the "Outer Park"). Inner Park: Themed areas: The Beginning DUPLO Village The Ridge Funtown The Garden Castle Hill Miniland The Lagoon Imagination Center Service and Administration Area Outer Park: Lego Drive Parking Toll Booths Guest Parking Lot Employee Parking Lot Perimeter Landscape Following are more detailed descriptions of the above areas: Inner Park The Beginning: All guests enter the Inner Park through The Beginning. Facilities include: • entry plaza • ticket kiosks and turnstiles • guest services (information, group sales, stroller rentals, ATM's, lost and found, first aid, lockers, rest rooms, etc.) • retail shop • food carts • retail carts • seasonal exhibit • the "marketplace" • LEGO "stop and wonders" (humorous LEGO model exhibits) • plaza overlooking The Lagoon The Lagoon: As guests pass through the Beginning, one of their first and most dramatic views will be of The Lagoon. The Lagoon is the dominant landscape feature in the park and will help to give the guest a point of reference and orientation as well as a beautiful amenity. The Family Boat Ride in the lagoon takes guests on a "world tour." Around the shoreline will be famous scenes from around the world depicted in LEGO bricks. Several themed pedestrian bridges cross the lagoon. Waterfalls and weirs add drama to the scene. The Lagoon will appear to flow into various clusters and attractions, such the Safari Ride, Miniland Harbor and Boating School. DUPLO Village: DUPLO Village is designed as the Imaginary Garden of the Child with themed elements, patterned after the DUPLO brand of toys that are designed for the youngest age group. The attractions in this area include: • Safari Ride: a tour through the wilds of Africa where the lifelike animals are made of LEGO bricks. • Fairy Tale Brook: Guest float along a stream in "leaf boats. Scenes from popular fairy tales are depicted in LEGO bricks. • Waterworks: Interactive LEGO sculptures & water features. • DUPLO Play Town: a fun area of play featuring a maze, train, and other features for young children. • Magic Theater. A "behind the scenes" look at a magic show. • Outdoor Show: a small amphitheater for live shows. • Puppet show cart • DUPLO Retail Shop • Paste Patch Restaurant: freshly-prepared food on real dinnerware • Food and retail carts Funtown: A town setting provides an environment where children can role play and imagine they are doing such grown-up things as driving a car, piloting a helicopter, going on an explorer's expedition, or skippering a boat. The most "architectural" of the clusters, Funtown has themed building facades set around a city "parkette", or town square. Components include: Driving School: children learn the rules of the road and receive a LEGO driver's license Mini Driving School: driving school for the younger child Boating School: learn to skipper a boat Helicopters: fly up in the air and sneak a look into the Robin's nests Fire Engine Show: a live show around a fire engine Explorers Institute: go on an expedition to ancient Egypt, the North Pole, and the jungles of Africa. LEGO Factory Tour: leam how LEGO bricks are made LEGO Play Pavillion: fun with LEGO Traffic jam: a fun and zany traffic jam Cool Cafe: the coolest Cafe in town, dude City Parkette Feature Brick Brothers Retail Shop Marche Restaurant (incl. staff canteen): the park's largest restaurant, with freshly-prepared food Baby Care Center • Food stands & carts • Retail carts • Rest rooms The Ridge: The Ridge is a prominent topographic feature in the park and provides a beautiful landscaped backdrop to the lagoon. Located atop the ridge is a large outdoor maze where guests must find their way to the reward in the center. The ridge is a "passive" cluster that provides a pleasant break between the active clusters. Lush landscaping and interesting earth sculpture are featured here. Food and retail carts are located along the main pathways. The Garden: Another of the "passive" clusters, this area features the Garden Restaurant with an outdoor dining terrace overlooking the lagoon and Miniland. Other features of the Garden cluster are Lombard Walk (a curvy walkway down the hill), Hopscotch Walk, food carts, retail carts and rest rooms. Castle Hill: This cluster is themed after the "Castle" LEGO toy line. Medieval images of kings & queens, knights and Robin Hood are used. The attractions include: • Castle Sensory Coaster: not a high speed thrill ride, but a coaster to delight all your senses • Dungeon Maze: make your way down through the dungeon and watch out for the dragon! • Breath Taker more kid-powered fun • Robin Hood Tree and Rope Climb: the ultimate jungle gym • Horse Ride: hop on your horse for some medieval jousting • Gem Wash: try your luck at panning for gemstones • Enchanted Walk: stroll through the forest full of wild creatures • Royal Pavilion • LEGO Play • Castle Inn Food Court • Food Stands and Carts • Retail Carts Miniland: Miniland is the heart and soul of LEGOLAND and is its best known attraction. This area illustrates the creative uses of LEGO bricks with miniature scale models of famous buildings, landmarks and scenes from around America. The Miniland models are alive with movement and sound. Miniland is arranged in mini-clusters, each themed after a particular American region: • New York • Washington D.C. • New Orleans • California • Harbor, New England An indoor minicluster around the "space" theme has been incorporated within the miniland plantroom facility. Outside, a model maker takes questions and answers from guests. The overlook plaza has dramatic views of miniland from above. Miniland includes food and retail carts, as well as expansion areas for future models. Imagination Center: This cluster emphasizes learning and exploration. Children and adults can participate in building activities with LEGO products. Expert LEGO staff are available to work with the participants. Attractions and components include: • LEGO Workshops: LEGO workshops are places where children and adults are involved in fun and creative play with LEGO building projects and classes, most with an educational emphasis. • LEGO Experience Show: The audience is treated to an interactive, humorous show in a 4,696 s.f. theater building. • Family Boat Ride: the queue and boat launch facility is located in the Imagination Center cluster. See "Lagoon" cluster for description. Construction Site: a LEGO construction site with interactive construction equipment & vehicles Imagination Cafe School Picnic Area Corporate Picnic Area (later in First Phase) Retail stands and carts Food stands and carts Rest rooms Inner Park Infrastructure buildings: Throughout the park there are various support buildings for electrical, mechanical, water and control systems. These are designed to be as inconspicuous as possible through a combination of placement, landscape and/or earthwork concealment. Should one of these structures be so situated that it cannot be minimized with such strategies, it will be themed in concert with its cluster. Future Inner Park Expansion Areas The LEGOLAND site has been planned to allow for future growth. Expansion areas have been set aside to accommodate future attraction development and parking lot expansion. The expansion areas will be mass graded during the initial park construction and temporary berming and landscaping installed to screen the expansion areas from the first phase of development. Service and Administration Area Service, maintenance and administration functions are grouped together at the eastern end of the park. Access to the park for all deliveries and other service needs will be from Hidden Valley Road and processed through the Service and Administration area. Components include: • Administration Building: 25,537 s.f., one story, tilt-up construction. Management offices, meeting rooms, employee training facilities and dressing areas. • Maintenance & Storage Building: approx. 20,516 s.f. single story with mezzanine, tilt-up construction. Flexible, multi-use facility, loading dock. • Gardening Shed & Yard & Paint Booth • Refuse Collection Area: trash compactors, recyclable materials separation & storage, equipment wash down areas. • Outdoor Storage yard • Utilities: Primary electrical switch gear & meters, emergency electrical generators, and connections to natural gas, reclaimed water, fire flow and potable water. Outer Park The Outer park includes the main entry road (LEGO Drive), the guest and employee parking lots, and landscape setbacks around the park perimeter boundary. Specifics of these areas are listed below: • LEGO Drive approx. 1500 lineal feet, four lanes. Privately owned and maintained by LEGOLAND from the southern end of the roundabout, to the parking lot. LEGO Drive is heavily landscaped to provide a pleasant entry experience to the park and screen adjacent land uses. LEGO "Welcome Letters" are a special feature along the road. • Parking Kiosks: Guests will purchase parking passes at the toll kiosks located at the end of LEGO Drive before entering the parking lot. Parking attendants will direct parking during peak hours. • Parking lot: approx. 43 acres in the first phase, with an additional 10 acres for future expansion. Lighted and landscaped. Parking statistics are as follows: Required by Specific Plan Provided Phase 1 Guest parking*: 3,500 spaces (min.) Employee parking: 600 spaces Bus parking: 60 spaces Future parking expansion: 1.150 spaces ("includes autos, RVs and handicapped spaces) 5,310 The parking area is divided by a series of hedgrerows and a center spine into what have been referred to as "outdoor rooms". The hedgerows, in addition to offering a user-friendly conceptual organizing element to this large lot, offer screening of the parking lot superior to the normal shopping-center landscape, and are also used to absorb a good deal of the grade change across the site. Parking is also enhanced by the use of the large "rooms" in that a speed-parking procedure will be used to handle the large inflow of parking at opening. Speed-parking is familiar to those who have visited any of Southern California's theme parks, consisting of personnel directing vehicles to spaces in order by use of hand signals and traffic-cone-defined aisles which are shifted as the lot fills. The northeast quadrant of the main lot is for bus and RV parking, with access from both LEGO Drive and from Hidden Valley Road. • Landscape setbacks are required by the City around the perimeter boundary of the park. These setbacks will be landscaped to screen adjacent land uses and public roads. The setbacks vary from 20' wide at Hidden Valley Road to 140' wide along Palomar Airport Road. Storm water detention basins and pollution control basins are within the Palomar Airport Road setback, as required. Park-wide Systems Automated security systems will be located throughout the park utilizing fiber-optic transmission and central closed circuit TV monitoring at critical areas. See the Security Planning section. Communication systems for point-of-sale and other communication needs will be installed. Utilities: Primary and secondary utility corridors and distribution systems will run throughout the park. Sewer, storm drainage, fire flow, potable and reclaimed water, electrical and natural gas utilities will be developed. 12 kva is the primary electrical service. Reclaimed water will be utilized from the City's municipal system for landscape irrigation.