HomeMy WebLinkAboutSDP 15-11; Legoland Ninjago; Site Development Plan (SDP)/
July 29, 2015
Chris Brezicki
Ccityof
Carlsbad
Merlin Entertainment Group
1 Legoland Drive
Carlsbad, CA 92008
SUBJECT: MINOR SITE DEVELOPMENT PLAN SOP 15-11/MINOR COASTAL DEVELOPMENT
PERMIT COP 15-19 -LEGOLAND NINJAGO. BUILD A BOAT AND SEALIFE
MAINTENANCE BUILDING -Request for approval of a Minor Site Development Plan
and Minor Coastal Development Permit (SDP 15-11/CDP 15-19) for the demolition of
existing improvements to build a new 16,133 square foot dark ride attraction building
with retail shop, adjacent queue line, courtyard with interactive games and food and
beverage truck, a 2,479 square foot build a boat interactive exhibit and a 2,300 Sea life
maintenance building within the Legoland California Theme Park on property generally
located north of Palomar Airport Road, south of Cannon Road, east of Armanda Drive
and west of The Crossings Drive in the Mello II Segment of the Local Coastal Program
and in Local Facilities Management Zone 13.
Dear Mr. Brezicki,
The City Planner has completed a review of your application for a Minor Site Development Plan and
Minor Coastal Development Permit (SDP 15-11/CDP 15-19) for the demolition of existing improvements
to build a new 16,133 square foot dark ride attraction building with retail shop, adjacent queue line,
courtyard with interactive games and food and beverage truck, a 2,479 square foot build a boat
interactive exhibit and a 2,300 square foot Sealife maintenance building within the Legoland California
Theme Park on property generally located north of Palomar Airport Road, south of Cannon Road, east
of Armanda Drive and west of The Crossings Drive in the Mello II Segment of the Local Coastal Program
and in Local Facilities Management Zone 13. A notice was sent to property owners within a 100' radius
of the subject property requesting comments regarding the above request. No comments were
received within the fifteen day notice period (ending on July 29, 2015). After careful consideration of
the circumstances surrounding this request, the City Planner has determined that the findings required
for granting a Minor Site Development Plan and Minor Coastal Development Permit can be made and
therefore, APPROVES this request based on the following findings and conditions.
Findings:
1. That the requested use is properly related to the site, surroundings and environmental settings, is
consistent with the various elements and objectives of the General Plan, will not be detrimental to
existing uses or to uses specifically permitted in the area in which the proposed use is to be located,
and will not adversely impact the site, surroundings or traffic circulation, in that the project is
consistent with the Travel Recreation General Plan Land Use designation and development will be
Community & Economic Development
Planning Division 11635 Faraday Avenue Carlsbad, CA 92008-73141760-602-46601760-602-8560 fl www.carlsbadca.gov
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SOP 15-11/CDP 15-19-LEGOLAND NINJAGO, BUILD A BOAT AND SEALIFE MAINTENANCE. BUILDING
July 29, 2015
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required to comply with the development standards of the Carlsbad Ranch Specific Plan which is
found to be consistent with the various elements of the General Plan and that the project design
complies with the requirements of the Carlsbad Ranch Specific Plan. Development of the
proposed area will not encroach into the required building and landscape setbacks for the
perimeter of the site. The required building and landscape setbacks provide an appropriate
buffer between the LEGOLAND Park and existing, as well as future, commercial tourist
development. There is not a" significant traffic increase associated with the proposed attraction
and any additional traffic would not exceed the original projected traffic generation for the
project.
2. That the site for the intended use is adequate in size and shape to accommodate the use, in that all
applicable code requirements have been met. All required parking has been constructed and the
infrastructure needs of the inner park development were planned for with the initial park
construction.
3. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the
requested use to existing or permitted future uses in the neighborhood will be provided and
maintained, in that screen walls, berming and landscaping have been constructed to screen
service areas for the park. The proposed attraction is an inner park attraction and will not be
readily visible from the perimeter of the park. Adequate vehicle and bus parking and turning
movements were included on-site with the construction of initial improvements. A service road
was constructed around the perimeter of the Inner Park for operational needs and emergency
vehicle access. Several access points were provided to the service road for emergency vehicles.
Pedestrian connections were also constructed to the overall pedestrian circulation system of the
Carlsbad Ranch.
4. That the street system serving the proposed use is adequate to properly handle all traffic generated
by the proposed use, in that the proposed inner park development improvements were included
in the original circulation analysis prepared for program EIR 94-01 for the Carlsbad Ranch Specific
Plan. The circulation analysis considered the buildout of the park and the corresponding
attendance levels with pa~k buildout.
5. The City Planner has determined that:
a. the project is a subsequent activity of 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)];
b. this project is consistent with the project cited above;
c. Program Environmental Impact Report (EIR 94-01} for Carlsbad Ranch Specific Plan
Amendment was certified in connection with the prior project or plan;
d. the project has no new significant environmental effect not analyzed as significant in the
prior EIR;
e. none of the circumstances requiring a Subsequent EIR or a Supplemental EIR under CEQA
Guidelines Sections 15162 or 15163 exist.
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6. The City Planner finds that the project, as conditioned herein, is in conformance with the Elements
of the City's General Plan and Carlsbad Ranch Specific Plan SP 207 in that the project is consistent
with the Travel Recreation General Plan land Use designation and development will be required
to comply with the development standards of the Carlsbad Ranch Specific Plan which is found to
be consistent with the various elements of the General Plan and that the project design complies
with the requirements of the Carlsbad Ranch Specific Plan.
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7. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities
Management Plan for Zone 13 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,
a. The project has been conditioned to provide proof from the Carlsbad School District that
the project has satisfied its obligation for school facilities.
b. 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 the demand created by employees within
Zone 13 .
. c. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and will be
collected prior to issuance of building permit.
d. 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.
8. The project is consistent with the adopted Airport Land Use Compatibility Plan for the McClellan-
Palomar Airport (ALUCP), dated October 2004, in that 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 areas of the site are within the 60 and 65
CNEL noise contours and the park was considered a compatible land use at these noise levels.
9. That the project is consistent with the City's Landscape Manual (Carlsbad Municipal Code Section
14.28.020 and Landscape Manual Section I B).
10. That the proposed development is in conformance with the Certified Local Coastal Program and all
applicable policies in that the project consists of the construction of a new 16,133 square foot dark
ride attraction building with retail shop, adjacent queue line, courtyard with interactive games
and food and beverage truck, a 2,479 square foot build a boat interactive attraction and a 2,300
square foot Sealife maintenance structure within the Legoland California theme park on a lot
designated as Travel Recreation Commercial (TR), by the Mello II Land Use Plan. The proposed
water attractions will not obstruct views of the coastline as seen from public lands or the public
right-of-way, nor otherwise damage the visual beauty of the coastal zone. No agricultural uses
currently exist on the site, nor are there 'any sensitive resources located on the property. In
addition, the proposed attraction is not located in an area of known geologic instability or flood
hazards. Since the site does not have frontage along the coastline, no public opportunities for
coastal shoreline access are available from the subject site. Furthermore, the Travel Recreation
Commercial-designated site is not suited for open water-oriented recreation activities.
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11. The proposal is in conformity with the public access and recreation policies of Chapter 3 of the
Coastal Act in that the site is not located adjacent to the shore. Therefore, the project will not
interfere with the public's right to physical access to the sea and. the site is not suited for open
water-oriented recreation activities.
12. The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone
• (Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City's Master
Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water
Mitigation Plan (SUSMP), and Jurisdictional Urban Runoff Management Program (JURMP) to
avoid increased urban runoff, pollutants, and soil erosion; no development is proposed in areas of
steep natural slopes (~ 25% gradient); no native vegetation is located on the subject property;
and, the site is not located in an area prone to landslides, or susceptible to accelerated erosion,
floods or liquefaction.
13. The City Planner has reviewed each of the exactions imposed on the Developer contained in this
approval Jetter, 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.
Conditions:
1. Approval is granted for SDP 15-11/CDP 15-19-LEGOLAND NINJAGO, BUILD A BOAT, AND SEALIFE
MAINTENANCE BUILDING as shown on Exhibits "A" -"ZZ" dated July 22, 2015 on file in the
Planning Division and incorporated herein by reference. Development shall occur substantially as
shown unless otherwise noted in these conditions.
2. 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 rig/it 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 Site Development Plan and Minor Coastal
Development Permit.
3. Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the SDP 15-11/CDP 15-19 -LEGOLAND NINJAGO, BUILD A BOAT AND SEALIFE
MAINTENANCE BUILDING 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.
4. The 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 Site Development Plan and Minor Coastal Development
SDP 15-11/CDP 15-19-LEG OLAND NINJAGO, BUILD A BOAT AND SEAL! FE MAINTENANCE BUILDING
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Permit, (b) City's approval or issuance of any permit or action, whether discretionary or non-
discretionary, 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.
5. The Developer shall comply with all applicablt~ provisions of federal, state, and local ordinances in
effect at the time of building permit issuance.
6. This project shall comply with all conditions and mitigation measures, which are required as part of
the Zone 13 Local Facilities Management Plan and any amendments made to that Plan prior to the
issuance of building permits.
7. Prior to the issuance of a permit, the Developer shall provide proof to the Director from Carlsbad
Unified School District that this project has satisfied its obligation to provide school facilities.
8. 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 as shown on the approved Final Plans,
and maintain all landscaping in a healthy and thriving condition, free from weeds, trash, and debris.
9. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape
plancheck process on file in the Planning Department and accompanied by the project's building,
improvement, and grading plans.
10. 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 Director of Community and
Economic Development and the City Planner.
11. 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 residential housing 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.
12. This approval shall become null and void if building permits are not issued for this project within 24
months from the date of project approval.
13. Developer shall report, in writing, to the City Planner within 30 days, any address change from that
which is shown on the permit application.
Engineering:
NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of
this proposed development, must be met prior to approval of a building or grading permit
whichever occurs first.
SDP 15-11/CDP 15-19 -lEGOlAND NINJAGO, BUilD A BOAT AND SEAUFE MAINTENANCE BUilDING
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Agreements
14. 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.
Grading
15. Based upon a review of the proposed grading and the grading quantities shown on the site plan, a
minor grading permit for this project is required. Developer shall process grading plans via the
building permit process. Technical studies/reports may be required subject to the city engineer's
review. Developer shall pay all applicable grading plan check and permit fees per the city's latest
fee schedule.
16. 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.
17. This project is subject to 'Priority Development Project' requirements. Developer shall prepare and
process a Storm Water Management Plan (SWMP), subject to city engineer approval, to
demonstrate how this project meets new/current storm water treatment requirements per the
city's Standard Urban Storm Water Management Plan (SUSMP), latest version. In addition to new
treatment control BMP selection criteria in the SUSMP, the developer shall use low impact
development (site design) approaches to ensure that runoff from impervious areas (roofs,
pavement, etc.) are drained through landscaped (pervious) areas prior to discharge. Developer
shall pay all applicable SWMP plan review and inspection fees per the city's latest fee schedule.
18. Developer shall complete and submit to the city engineer a Project Threat Assessment Form (PTAF)
pursuant to City Engineering Standards. Concurrent with the PTAF, developer shall also submit the
appropriate Tier level Storm Water Compliance form and appropriate Tier level Storm Water
Pollution Prevention Plan (SWPPP) as determined by the completed PTAF all to the satisfaction of
the city engineer. Developer shall pay all applicable SWPPP plan review and inspection fees per the
city's latest fee schedule
19. Developer is responsible to ensure that all final design plans (building plans, etc.) incorporate all
source control, site design, treatment controfBMP, and low Impact Design (liD) facilities.
Utilities
20. Developer shall meet with the fire marshal to determine if fire protection measures (building
sprinklers, etc.) are required to serve the project.
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21. Prior to issuance of building permits, developer shall pay all fees, deposits, and charges for
connection to public facilities.
22. Developer shall install potable water and/or recycled water services locations approved by the
district engineer.
23. The develop~r shall install sewer laterals and clean-outs at locations approved by the city engineer.
The developer shall design and construct public water, sewer, and recycled water facilities substantially
as shown on the site plan 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:
24. 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.
25. Developer shall exercise special care during the construction phase of this project to prevent offsite
siltation. Planting and erosion control shall be provided in accordance with Carlsbad Municipal
Code Chapter 15.16 (the Grading Ordinance) to the satisfaction of the City Engineer.
26. Prior to the issuance of a building permit, Developer shall pay a Public Facility fee as required by
Council Policy No. 17.
27. Prior to the issuance of a building permit, Developer shall pay the Local Facilities Management fee
for Zone 13 as required by Carlsbad Municipal Code Section 21.90.050.
28. 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
shown on the site plan are for planning purposes only.
29. 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.