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HomeMy WebLinkAboutSP 207H; Carlsbad Ranch Specific Plan; Specific Plan 207H; 2009-12-01 Carlsbad Ranch Specific Plan (SP 207) Prepared For: The Carltas Company Prepared By: Hofman Planning Associates SP 207 Specific Plan on approximately 423.5 acres of land located north of Palomar Airport Rd, south of future Cannon Rd, east of Paseo Del Norte and west of Local Facilities Management Zones 5 and 8 Approved by Planning Commission Resolution No. 3480, January 6, 1993 City Council Ordinance No. NS-227 California Coastal Commission, June 10, 1993 * * * SP 207(A) Increase the land area of the original specific plan by 23.89 acres; including the transfer of 20.56 acres from Zone 5 to Zone 13, which is located along the southeast boundary of the project and the inclusion of 3.33 acres south of Cannon Road. Proposed land uses were changed to reduce office/research and development and focus on recreational, retail, and visitor serving land uses – (LEGOLAND) Replaced SP 207, in its entirety Approved by: Planning Commission Resolution No. 3848, December 6, 1995 City Council Ordinance No. NS-344, January 9, 1996 California Coastal Commission Application No. 6-96-9, April 11, 1996 * * * SP 207(B) Minor amendment to permit the realignment of the flower field trail, modifying the alignment and width of the trail to more closely approximate the existing agricultural road, eliminating proposed non-agricultural landscaping, reducing the viewpoint at what was previously the eastern terminus of the trail, and adding an alternative access point north of the new alignment. Approved by Planning Director, August 25, 1995 California Coastal Commission Application No. 6-93-34-A4, December 5, 1995 * * * SP 207(C) Hotel/Time Share Amendment WITHDRAWN June 3, 1996 * * * SP 207(D) To allow a museum open to the public, with incidental retail sales related to the museum (Museum of Music Making, located in the National Association of Music Merchants (NAMM) building) Approved by Planning Commission Resolution No. 4538, April 21, 1999 City Council Ordinance No. NS-488, June 8, 1999 California Coastal Commission Application No. 3-99A, December 8, 1999 * * * SP 207 (E) To allow the development of Planning Area 5 with a hotel/time-share resort Independent of development of Planning Area 8 Approved by Planning Commission Resolution No. 5693, September 1, 2004 City Council Ordinance No. NS-727, October 19, 2004 California Coastal Commission Application No. 3-04A, March 17, 2005 * * * SP 207 (F) To allow for an administrative approval process for Legoland Inner Park improvements, modify the allowed uses to include overnight uses, and to define Minor and Major Specific Plan Amendments Approved by Planning Commission Resolution No. 6356, December 5, 2007 City Council Ordinance No. NS-875, February 8, 2008 Coastal Commission Application No. 1-08B, September 9, 2009 City Council Ordinance No. CS-066, October 27, 2009 * * * SP 207 (G) To allow for a second driveway access for ingress only into the Armstrong Garden Center/Flower Fields property from Palomar Airport Road Approved by Planning Commission Resolution No. 6414, April 16, 2008 City Council Ordinance No. NS-893, June 24, 2008 Coastal Commission Application No. 1-08A, August 14, 2009 * * * SP 207 (H) To add hotel and accessory hotel uses to Planning Area 4, modify the parking rates for LEGOLAND and gyms within the Carlsbad Ranch Specific Plan and reflect the previous street name change of Hidden Valley Road to The Crossings Drive Approved by Planning Commission Resolution No. 6524, January 21, 2009 City Council Ordinance No. CS-025, March 10, 2009 Coastal Commission Application No. 1-09B, October 9, 2009 City Council Ordinance No. CS-069, December 1, 2009 INDIVIDUALS RESPONSIBLE FOR THE PREPARATION OF THIS SPECIFIC PLAN Hofman Planning Associates 2386 Faraday Avenue, Suite 120 Carlsbad, CA 92008 (619) 438-1465 Bill Hofman Mike Howes Stan Weiler Lisa King Dan King OTHERS CONTRIBUTING TOWARD THE PREPARATION OF THIS SPECIFIC PLAN O'Day Consultants 7220 Avenida Encinas, Suite 204 Carlsbad, CA 92009 (619) 931-7700 EDAW, Inc. 1920 Main Street, Suite 450 Irvine, CA. 92714 (714) 660-8044 Pointe Design Group, Inc. 3130 Bonita Rd., Ste. 200 Chula Vista, CA. 91910 (619) 691-1800 Krommenhoek McKeown Associates 1515 Morena Boulevard San Diego, CA. 92110 (619) 275-7421 City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA. 92009 (619) 438-1161 Carlsbad Ranch Specific Plan ii OTHERS CONTRIBUTING TO THIS SPECIFIC PLAN Carlsbad Ranch Company 5600 Avenida Encinas, Suite 100 Carlsbad, CA 92008 (619) 431-5600 Chris Calkins John White Lizbeth Ecke LEGO 7040 Avenida Encinas Carlsbad CA. 92008 (619) 438-5346 John Jakobsen Flemming Jensen TABLE OF CONTENTS Carlsbad Ranch Specific Plan iii I. INTRODUCTION.............................................................................................................1 A. INITIATION OF THE PLAN..............................................................................1 B. PROJECT LOCATION AND OWNERSHIP......................................................1 C. SPECIFIC PLAN ACREAGE AND SITE DESCRIPTION....................................1 D. PURPOSE OF THE PLAN.................................................................................5 E. PROPOSED LAND USES ................................................................................5 F. ISSUES ADDRESSED IN THE PLAN .................................................................7 G. RELATIONSHIP OF THE PLAN'S POLICIES TO ITS REGULATIONS..................7 H. COMPLIANCE WITH THE GENERAL PLAN....................................................7 1. LAND USE ELEMENT ........................................................................7 2. OPEN SPACE & CONSERVATION ELEMENT...............................10 3. CIRCULATION ELEMENT................................................................10 4. NOISE ELEMENT .............................................................................11 I. AGRICULTURAL PRESERVE .........................................................................12 J. ENTITLEMENT AND APPROVALS PERMITTED BY THE SPECIFIC PLAN ........14 K. SEVERABILITY CLAUSE................................................................................14 II. LAND USE AND CIRCULATION ................................................................................15 A. INTRODUCTION..........................................................................................15 B. OVERVIEW OF PLANNING AREA OPPORTUNITIES AND CONSTRAINTS...15 1. COMMUNITY CONTEXT..................................................................15 2. NATURAL AND CULTURAL FEATURES ........................................16 3. INFRASTRUCTURAL CONSIDERATIONS.....................................18 4. INSTITUTIONAL AND JURISDICTIONAL CONSIDERATIONS.....18 5. NOISE AND AIRPORT COMPATIBILITY ........................................19 C. DESCRIPTION OF THE CARLSBAD RANCH PLAN CONCEPT.....................19 D. GOALS, OBJECTIVES AND POLICIES.........................................................28 III. DEVELOPMENT STANDARDS AND DESIGN GUIDELINES .................................62 A. GENERAL DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ..........63 1. BUILDING HEIGHT...........................................................................63 2. BUILDING COVERAGE....................................................................64 3. PARKING STANDARDS...................................................................64 4. SIGNAGE ..........................................................................................68 5. EMPLOYEE EATING AREAS...........................................................69 6. SERVICE LOADING AREAS AND TRASH ENCLOSURES...........69 TABLE OF CONTENTS Carlsbad Ranch Specific Plan iv 7. OPEN SPACE TRANSITION AREAS ..............................................70 a. Perimeter Wall ..............................................................................................70 b. Berms ...........................................................................................................70 c. Drainage .......................................................................................................71 8. ROADWAYS......................................................................................74 a. Palomar Airport Road...................................................................................74 b. Cannon Road ...............................................................................................75 c. Armada Drive................................................................................................76 d. LEGO Drive ..................................................................................................78 e. The Crossings Drive.....................................................................................80 f. Street ............................................................................................................81 9. LANDSCAPE CONCEPT..................................................................82 a. Golf Course ..................................................................................................85 b. Parking Areas...............................................................................................87 c. Project Entries ..............................................................................................89 B. PLANNING AREA 1 - GEMOLOGICAL INSTITUTE OF AMERICA ...............94 1. DEVELOPMENT STANDARDS........................................................96 C. PLANNING AREA 2 - RESEARCH AND DEVELOPMENT...........................100 2. DESIGN GUIDELINES....................................................................104 D. PLANNING AREA 3 - HOTEL/RETAIL ........................................................106 1. DEVELOPMENT STANDARDS......................................................106 2. DESIGN GUIDELINES....................................................................108 E. PLANNING AREA 4 - LEGOLAND Carlsbad............................................111 1. PLANNING AREAS.........................................................................111 2. DEVELOPMENT STANDARDS......................................................118 3. DESIGN GUIDELINES....................................................................134 4. LANDSCAPE AREAS .....................................................................140 F. PLANNING AREA 5 - RESORT...................................................................152 1. DEVELOPMENT STANDARDS......................................................152 2. DESIGN GUIDELINES....................................................................155 G. PLANNING AREA 6 - SPECIALTY RETAIL..................................................156 1. DEVELOPMENT STANDARDS......................................................156 2. DESIGN GUIDELINES....................................................................159 H. PLANNING AREA 7 - FLOWER FIELDS......................................................162 1. DEVELOPMENT STANDARDS......................................................162 I. PLANNING AREA 8 - GOLF COURSE.......................................................168 1. DEVELOPMENT STANDARDS......................................................168 J. PLANNING AREA 9 - NATURAL OPEN SPACE.........................................174 1. DEVELOPMENT STANDARDS......................................................174 TABLE OF CONTENTS Carlsbad Ranch Specific Plan v IV. COMMUNITY FACILITIES .......................................................................................176 A. INTRODUCTION........................................................................................176 B. CITY ADMINISTRATIVE FACILITIES............................................................176 C. LIBRARY FACILITIES ..................................................................................177 D. PARK FACILITIES.......................................................................................177 1. GOLF COURSE ..............................................................................177 2. TRAIL SYSTEM/PEDESTRIAN WALKWAY ..................................178 3. PARK MITIGATION RECOMMENDATIONS .................................178 E. OPEN SPACE ............................................................................................178 F. FIRE ...........................................................................................................180 G. SCHOOLS .................................................................................................180 V. UTILITIES AND INFRASTRUCTURE .....................................................................182 A. INTRODUCTION........................................................................................182 B. DOMESTIC WATER....................................................................................182 C. RECLAIMED WATER..................................................................................187 D. STORM DRAINAGE...................................................................................188 E. SEWER AND WASTEWATER FACILITIES.....................................................189 F. SOLID WASTE............................................................................................191 G. ELECTRICITY..............................................................................................191 H. NATURAL GAS..........................................................................................191 I. TELEPHONE...............................................................................................191 J. CIRCULATION...........................................................................................191 VI. SPECIFIC PLAN IMPLEMENTATION MEASURES...............................................203 A. ORDINANCES TO BE ADOPTED................................................................203 B. SUBSEQUENT APPROVALS NECESSARY TO IMPLEMENT THE SPECIFIC PLAN.........................................................................................................203 C. CAPITAL IMPROVEMENT PROGRAM.......................................................208 D. PHASING PROGRAM ...............................................................................208 E. GRADING/EROSION CONTROL ..............................................................221 1. INTRODUCTION.............................................................................221 2. GUIDELINES...................................................................................221 3. CONFORMANCE WITH CITY OF CARLSBAD ORDINANCES ...224 4. PHASING OF GRADING ................................................................224 5. LANDSCAPE MITIGATION ............................................................225 TABLE OF CONTENTS Carlsbad Ranch Specific Plan vi VII. SPECIFIC PLAN ENVIRONMENTAL REVIEW.....................................................226 A. ENVIRONMENTAL IMPACT REPORT (94-01)............................................226 B. OPPORTUNITIES AND CONSTRAINTS.......................................................226 1. AGRICULTURAL RESOURCES ....................................................226 2. AIR QUALITY ..................................................................................226 3. ARCHAEOLOGICAL AND PALEONTOLOGICAL RESOURCES 228 4. BIOLOGICAL RESOURCES ..........................................................230 5. TRAFFIC/CIRCULATION................................................................231 6. HAZARDOUS WASTE/PESTICIDE RESIDUE..............................234 7. LAND USE COMPATIBILITY..........................................................234 8. NOISE..............................................................................................235 9. PUBLIC SERVICES AND UTILITIES .............................................235 a. Fire Protection Services.............................................................................235 b. Police Protection Services .........................................................................235 c. Sewer and Wastewater Treatment Facilities .............................................235 d. Schools.......................................................................................................235 e. Water Supply/Reclaimed Water.................................................................236 10. SOLID WASTE ................................................................................236 11. VISUAL AESTHETICS/GRADING..................................................238 12. WATER QUALITY ...........................................................................238 C. SUBSEQUENT ENVIRONMENTAL REVIEW.................................................238 VIII. SPECIFIC PLAN ADMINISTRATION....................................................................239 A. INTRODUCTION........................................................................................239 B. STATE REQUIREMENTS ..............................................................................239 C. LOCAL REQUIREMENTS............................................................................240 1. AMENDMENTS...............................................................................240 IX. SPECIFIC PLAN ENFORCEMENT .........................................................................241 LIST OF FIGURES Carlsbad Ranch Specific Plan vii Figure 1 Regional Context .......................................................................................2 Figure 2 City Context...............................................................................................3 Figure 3 Vicinity Map ...............................................................................................4 Figure 4 Development Summary .............................................................................6 Figure 5 Williamson Act Lands...............................................................................13 Figure 6 Site Features ...........................................................................................17 Figure 7 Airport Flight Line Analysis ......................................................................20 Figure 8 General Plan Uses...................................................................................23 Figure 9 Zoning Designations................................................................................24 Figure 10 Planning Areas ........................................................................................25 Figure 11 Development Program.............................................................................26 Figure 12 Parcelization ............................................................................................27 Figure 13 Grading Concept......................................................................................37 Figure 14 Storm Water Management Concept ........................................................38 Figure 15 Circulation Plan........................................................................................47 Figure 16 Typical Street Cross Section....................................................................48 Figure 17 Typical Stree Cross Sections...................................................................49 Figure 18 Typical Street Cross Sections..................................................................50 Figure 19 Typical Street Cross Sections..................................................................51 Figure 20 Typical Street Cross Sections..................................................................52 Figure 21 Typical Street Cross Sections..................................................................53 Figure 22 Typical Street Cross Sections..................................................................54 Figure 23 Typical Street Cross Sections..................................................................55 Figure 24 Typical Street Cross Sections..................................................................56 Figure 25 Pedestrian Walk In Flower Field ..............................................................61 Figure 26 Typical Surface Parking...........................................................................66 Figure 27 Typical Parking Structure Treatment .......................................................67 Figure 28 Agricultural Buffers ..................................................................................72 Figure 29 Typical Berm Treatments.........................................................................73 Figure 30 Landscape Concept.................................................................................83 Figure 31 Planning Area 1 - Gemological Institute of America.................................95 Figure 32 Planning Area 2 - Research and Development......................................101 Figure 33 Planning Area 3 - Hotel/Retail................................................................107 Figure 34 Planning Area 4 - LEGOLAND Carlsbad ...............................................114 Figure 35 LEGOLAND Carlsbad - Planning Areas.................................................116 Figure 36 LEGOLAND Carlsbad - Conceptual Site Plan .......................................117 Figure 37 LEGOLAND Carlsbad - Key Setbacks...................................................121 Figure 38 LEGOLAND Carlsbad - Parking Concept Plan ......................................125 Figure 39 LEGOLAND Carlsbad - Parking Geometries.........................................126 Figure 40 LEGOLAND Carlsbad - Circulation Plan................................................127 LIST OF FIGURES Carlsbad Ranch Specific Plan viii Figure 41 LEGOLAND Carlsbad - Landscape Concept Plan.................................141 Figure 42 LEGOLAND Carlsbad - Cross Sections.................................................142 Figure 43 LEGOLAND Carlsbad - Cross Sections.................................................143 Figure 44 LEGOLAND Carlsbad - Cross Sections.................................................144 Figure 45 LEGOLAND Carlsbad - Cross Sections.................................................145 Figure 46 Planning Area 5 - Resort........................................................................153 Figure 47 Planning Area 6 - Specialty Retail..........................................................157 Figure 48 Planning Area 6 - Specialty Retail..........................................................161 Figure 49 Planning Area 7 - Flower Fields.............................................................165 Figure 50 Cross Section - Wall & Promenade .......................................................167 Figure 51 Planning Area 8 - Golf Course...............................................................171 Figure 52 Trail at LEGO / Golf Boundary...............................................................172 Figure 53 Cannon Road Golf Course Crossing Illustrative ....................................173 Figure 54 Planning Area 9 - Natural Open Space..................................................175 Figure 55 Open Space...........................................................................................179 Figure 56 Existing Utilities......................................................................................185 Figure 57 Water.....................................................................................................186 Figure 58 Sanitary Sewer ......................................................................................190 Figure 59 Capital Improvement Program...............................................................210 Figure 60 Earthwork Phasing - Previous Grading Done For CT 92-07..................216 Figure 61 Earthwork Phasing - Phase 1 CT 94-09.................................................217 Figure 62 Earthwork Phasing - Phase 2 CT 94-09.................................................218 Figure 63 Earthwork Phasing - Phase 3 CT 94-09.................................................219 Figure 64 Phasing Program...................................................................................220 Carlsbad Ranch Specific Plan ix APPENDICES A. Project Summary Sheet B. Legal Description C. Glossary of Specific Plan Terms D. Airport Noise/Land Use Compatibility Matrix E. Williamson Act Contract F. Potential LEGOLAND Attractions Carlsbad Ranch Specific Plan 1 I. INTRODUCTION A. INITIATION OF THE PLAN The Carlsbad Ranch Specific Plan Amendment was prepared at the request of the major property owner, the Carlsbad Ranch Company. A portion of the subject property is within the Palomar Airport Influence Area which is designated a Special Treatment Area by the City's General Plan. As required by the General Plan's Special Treatment Area Guidelines, a specific plan must be processed and approved prior to development of this property. In addition, a combination district is proposed for the subject property which also necessitates the preparation of a specific plan pursuant to the General Plan. The property is also located within the boundary of the Mello II Segment of the Local Coastal Program (LCP) which also requires a specific plan for development of the site. B. PROJECT LOCATION AND OWNERSHIP The Carlsbad Ranch site is located within the northwest quadrant of the City of Carlsbad. The site is located entirely within the boundary of Local Facilities Management Zone 13. A regional map depicting the location of the property within the County and a city context map presenting the location of the property within the City of Carlsbad are provided in Figures 1 and 2 on pages 2 and 3 respectively. The specific project site is shown on Figure 3 on page 4. The Carlsbad Ranch Specific plan is largely under the ownership of the Carlsbad Ranch Company. The Gemological Institute of America also owns approximately 29.0 acres within the specific plan. C. SPECIFIC PLAN ACREAGE AND SITE DESCRIPTION The Carlsbad Ranch Specific Plan Amendment area is 447.40 acres in size. This specific plan amendment increases the land area of the original specific plan by 23.89 acres. This increase includes the transfer of 20.56 acres from Zone 5 to Zone 13 which is located along the southeast boundary of the project. The remainder of this increase is due to the inclusion of additional right-of-way from Cannon Road along the northern boundary of the project. Of this area, 412.52 acres are considered developable pursuant to Section 21.53.230 of the Carlsbad Municipal Code. The site is composed of gently rolling topography and contains three north-south trending ridges. Almost all of the site has been disturbed by agricultural operations. Environmentally constrained areas of the site consist of steep slopes in the northeast and southeast corners of the property. Some of these slopes are covered with sensitive vegetation, including coastal sage scrub and mixed coastal chaparral. Carlsbad Ranch Specific Plan 5 D. PURPOSE OF THE PLAN The purpose of the Carlsbad Ranch Specific Plan is to provide a comprehensive set of guidelines, regulations and implementation programs for guiding and ensuring the orderly development of the Carlsbad Ranch in accordance with the City's General Plan. The specific plan defines the allowable type and intensity of land use, provides detailed development and design standards and criteria, and describes the method by which the Carlsbad Ranch Specific Plan will be implemented. City Council adoption of the Carlsbad Ranch Specific Plan will establish the zoning and development standards for this property. The Carlsbad Ranch Specific Plan Amendment will ensure that the subject property is developed in full accordance with the following: • City of Carlsbad General Plan • Local Coastal Program - Mello II Segment • Zone 13 Local Facilities Management Plan • McClellan-Palomar Airport Comprehensive Land Use Plan • Land Conservation Contract 76-1 E. PROPOSED LAND USES The proposed land uses for the Specific Plan Amendment will be similar in type to the original Carlsbad Ranch Specific Plan, but with a significantly reduced office/research & development component and the addition of recreational, retail, and visitor-serving land uses. Proposed land uses for the Specific Plan Amendment reflect a mix of compatible and complementary non-residential uses, including office, research and development, related light manufacturing, commercial, hotel, destination resort, golf course, agriculture, a vocational school campus and LEGOLAND Carlsbad. The integrated uses will allow for the creation of a diverse, high quality development with appropriate recreational opportunities and services for the community. It will enhance the regional focus that the Carlsbad Ranch now holds as entry to the business and industrial corridor and as a visitor and community destination for its agricultural, aesthetic, retail and entertainment characteristics. A table detailing the proposed land uses and associated square footage is provided as Figure 4 on page 6. Carlsbad Ranch Specific Plan 7 F. ISSUES ADDRESSED IN THE PLAN Issues addressed by this plan include land use compatibility with the existing and future agricultural operations and Palomar Airport to the east, preservation of open space, visual aesthetics of the development, provision of adequate public facilities and improvements, and consistency with the General Plan, Local Coastal Plan - Mello II Segment and the Zone 13 Local Facilities Management Plan. G. RELATIONSHIP OF THE PLAN'S POLICIES TO ITS REGULATIONS The Carlsbad Ranch Specific Plan is both a policy and a regulatory document. The Plan will serve as the zoning ordinance for the subject property. Where the plan varies from existing City regulations, specific policy statements are presented to clarify the intent and purpose of the proposed regulation. The specific plan goals, objectives and policies will serve to generally guide and direct development within the Carlsbad Ranch. The specific plan regulations will implement these goals, objectives and policies. Detailed regulations will control the type, location, intensity and appearance of development in Carlsbad Ranch. The illustrative plans contained in this document are conceptual in nature only. Specific project site design shall be subject to future City review and must conform to all applicable codes, standards and design requirements. H. COMPLIANCE WITH THE GENERAL PLAN The Carlsbad Ranch Specific Plan is consistent with and implements the Carlsbad General Plan. The following highlights some of the major General Plan goals applicable to Carlsbad Ranch and discusses the relationship between these goals and the Carlsbad Ranch Specific Plan. 1. LAND USE ELEMENT Overall Land Use Pattern a. Goal A.1 - A City which preserves and enhances the environment, character and image of itself as a desirable residential, beach and open space-oriented community. Carlsbad Ranch Specific Plan 8 The Carlsbad Ranch Specific Plan is consistent with the intent of this goal, since the majority of the project will remain as an open family park, golf course and agricultural area. The project has been designed to concentrate development along Paseo Del Norte, the site's developable western ridge and the flatter portions of the eastern boundary, thus preserving significant amounts of open space including the well known "flower fields". b. Goal A.2 - A City which provides for an orderly balance of both public and private land uses. The specific plan meets this goal by providing public recreational uses and amenities, including a family park, a golf course open to the public, a pedestrian promenade and a trail through the flower fields which will channel foot traffic through the fields. The private uses that contribute to balance the specific plan include LEGOLAND Carlsbad, the Resort, the Gemological Institute, the Hotel/Timeshare area and the Specialty Retail shops. Growth Management And Public Facilities c. Goal A.1 - A City which ensures the timely provision of adequate public facilities and services to preserve the quality of life of the residents. The Carlsbad Ranch Specific Plan includes provisions which ensure that all necessary public facilities will be available concurrent with need. The specific plan has been developed to be consistent with and to implement the Zone 13 Local Facilities Management Plan (LFMP) as identified in the Community Facilities (IV), Utilities and Infrastructure (V) and Specific Plan Implementation Measures (VI) chapters of this document. The Zone 13 Local Facilities Management Plan Amendment is being processed concurrently with this Specific Plan Amendment. Development within the Carlsbad Ranch has been anticipated and provisions have been established to ensure the availability of public facilities. Carlsbad Ranch Specific Plan 9 Commercial d. Goal A.1 - A City that achieves a healthy and diverse economic base by creating a climate for economic growth and stability. The Carlsbad Ranch Specific Plan will provide a family oriented theme park, destination resort and golf course, as well as a diverse range of commercial services including restaurants, specialty shops, regional retail, etc. The commercial uses of the specific plan will also serve to attract and accommodate local residents as well as meet the needs of the specific plan's tenants and guests. Industrial e. Goal A - A City which develops an industrial base of light, pollution- free industries. The Carlsbad Ranch Specific Plan incorporates research and development uses into the Specific Plan Program, thus maintaining consistency with the intent of this goal. The research and development uses contribute a light industrial component to the specific plan that will serve to strengthen the City's tax base as well as increase job opportunities for local residents. Agriculture f. Goal A.2 - A city which supports agriculture while planning for possible transition to urban uses. The proposed development on the site will provide supplemental income to help sustain agricultural operations in Planning Area 7, the Flower Fields. The specific plan will increase the amount of acreage preserved as permanent Open Space for agricultural purposes. Environmental g. Goal A - A City which protects and conserve natural resources, fragile ecological areas, unique natural assets and historically significant features of the community. The Carlsbad Ranch Specific Plan contains provisions to preserve the community landmark of the "Flower Fields". This is made possible by the revenue created by the other proposed uses. Carlsbad Ranch Specific Plan 10 Special Planning Considerations -- Airport h. Goal A - A City which maintains land use compatibility between McClellan-Palomar Airport and surrounding land uses. The Carlsbad Ranch Specific Plan area is located within the Palomar Airport Special Treatment Area as defined by the "Comprehensive Land Use Plan for Palomar Airport". As discussed in the Land Use Element of the General Plan, specific plans should be developed for properties located within the Airport Influence Area to ensure definite work programs for those identified key areas that affect the character of the entire community. Through the development of comprehensive design guidelines, the Carlsbad Ranch Specific Plan shall ensure the orderly and consistent development of all properties within the specific plan. 2. OPEN SPACE & CONSERVATION ELEMENT a. Goal A.1 - Preserve and create an open space system The first goal of the Open Space & Conservation Element identifies the need to preserve and create open space systems that maintain community identity, achieve a sense of natural spaciousness, and provide a certain degree of visual relief to the cityscape. The Carlsbad Ranch Specific Plan provides for the preservation of all existing General Plan Open Space in addition to proposing additional General Plan Open Space for a golf course open to the public. The open space areas also include an area of native vegetation in the northeast corner of the specific plan area. 3. CIRCULATION ELEMENT Streets And Traffic Control a. Goal A.1 - A City with an integrated transportation network serving local and regional needs. The Carlsbad Ranch Specific Plan shall provide a comprehensive circulation system that will serve the present and future traffic needs of Carlsbad and the region as a whole. The proposed internal circulation system of the project creates a circulation pattern which provides logical links with the existing system. The Carlsbad Ranch's internal circulation system is also intended to enhance the existing network by providing alternative routes for movement. Carlsbad Ranch Specific Plan 11 Signage will direct traffic generated by LEGOLAND Carlsbad and the resort to access these areas by using Cannon Road. This will preserve the capacity along Palomar Airport Road. Alternate Modes Of Transportation b. Goal A - A City which promotes, encourages and accommodates a variety of transportation modes as alternatives to the automobile. This specific plan proposes goals, objectives and policies to address potential transit services and opportunities provided for alternate modes of transportation for the tenants and guests of the Carlsbad Ranch Specific Plan Area. The Carlsbad Ranch Specific Plan will provide a pedestrian circulation system, which is both safe and comfortable thus encouraging non-vehicular traffic. The Carlsbad Ranch Specific Plan will provide a pedestrian oriented environment, which will provide views of the surrounding open space and natural features while supplying access between the various uses. Sidewalk widths within the specific plan will be increased to 15 feet along portions of Armada Drive. The Carlsbad Ranch Specific Plan also identifies potential locations for future bus stops within the specific plan area. The potential bus stop locations are as shown on Figure 15 on page 47. 4. NOISE ELEMENT Airport a. Goal A - A City that achieves long-term compatibility between the airport and surrounding land use. The subject property is impacted by noise from Palomar Airport and Interstate 5. The land uses proposed in the Carlsbad Ranch Specific Plan are in full compliance with the noise standards contained in the City's Noise Element and the Comprehensive Land Use Plan for Palomar Airport. (See Appendix E for the Airport Noise/Land Use Compatibility Matrix.) Noise impacts will be evaluated in the accompanying Environmental Impact Report. All future development within the specific plan shall incorporate the applicable noise mitigation measures identified in the EIR to reduce indoor noise levels to acceptable levels consistent with the Airport's Land Use Plan and the City's Noise Element. Carlsbad Ranch Specific Plan 12 I. AGRICULTURAL PRESERVE Notice of Non-Renewal of the Williamson Contract was filed, effective January 1, 1992. Pursuant to the provisions of the Williamson Act Land Conservation Contract, the Contract will expire as to certain portions of the Agricultural Preserve on January 1, 2001 and January 1, 2006 as shown on Figure 5 on page 13. Prior to such expiration, use of the property, notwithstanding the specific plan, will be restricted to those uses permitted under the Contract with the City of Carlsbad. Portions of the property which are subject to the terminating Contract are designated for use by LEGOLAND Carlsbad, GIA, the Specialty Retail area and the resort, together with related infrastructure and certain affected areas as shown on Figure 5 on page 13. It is anticipated that development of these areas for those uses prior to the normal expiration of the Contract will require cancellation of the Contract for the specific uses, reflecting the unique character and the limited opportunities for their location elsewhere within the city or in adjacent areas. Cancellation of the Act on these areas will require action by the City Council of the City of Carlsbad to make appropriate findings for purposes of tentative cancellation, and final cancellation will reflect the satisfaction of the conditions specified in the tentative cancellation. So long as the Williamson Act is in effect on portions of Planning Areas 1, 2, 4, 5 & 6, the only uses permitted are agricultural and recreational as provided under the Williamson Act Contract. Figure 10 on page 25 provides the locations of the Planning Areas described. Carlsbad Ranch Specific Plan 14 J. ENTITLEMENT AND APPROVALS PERMITTED BY THE SPECIFIC PLAN Approval of this specific plan establishes the zoning for the Carlsbad Ranch, setting forth permitted uses and regulatory criteria and guidelines. Approval of this plan does not vest any rights for future approvals of any licenses, discretionary acts or other entitlement necessary for future development within Carlsbad Ranch. No person shall use or develop any property covered by this specific plan in a manner which is contrary to the provisions contained herein as established by the City Council. Development within the specific plan area shall be subject to all terms and conditions of the Carlsbad Ranch Specific Plan. The Carlsbad Ranch Specific Plan is supplemental to the existing certified Mello II Land Use Plan. All the resource protection and land use provisions of the existing certified land use plan are applicable to the Carlsbad Ranch (LCP Amendment 1-93, Suggested Modification Number 2). A General Plan Amendment, Local Coastal Plan Amendment, cancellation of a part of a Land Conservation Contract, an Agricultural Preserve Amendment, Zone Change, Local Facilities Management Plan Amendment, Tentative Map, Non-Residential Planned Development Permit, Hillside Development Permit, a Development Agreement and an Environmental Impact Report have been processed concurrently with this Specific Plan Amendment. Future discretionary approvals required prior to development in the specific plan area shall include one or more of the following: Site Development Plan (for each Planning Area or any lot within a Planning Area pursuant to the Qualified Development Overlay Zone - Chapter 21.06) Coastal Development Permit Non-Residential Planned Development (optional, at discretion of property owner) Conditional Use Permit (as appropriate) K. SEVERABILITY CLAUSE In the event that any regulation, condition, program, or portion of this specific plan is held invalid or unconstitutional by the California or Federal Court of competent jurisdiction, such portions shall be deemed separate, distinct and independent provisions, and the invalidity of such provisions shall not affect the validity of the remaining provisions thereof. Carlsbad Ranch Specific Plan 15 II. LAND USE AND CIRCULATION A. INTRODUCTION This section describes the Carlsbad Ranch Specific Plan, its conservation and development goals and proposed land uses. It begins with an overview of the site features which present opportunities and constraints for development, followed by a description of the planning and design concepts for the site and the goals, objectives and policies which will provide the framework for future development of the Carlsbad Ranch. B. OVERVIEW OF PLANNING AREA OPPORTUNITIES AND CONSTRAINTS 1. COMMUNITY CONTEXT The City of Carlsbad lies within an area that has experienced rapid growth since the 1960's, due to the attractive environment and strong economy of the San Diego region. As with many California coastal communities, Carlsbad has been transformed from a primarily residential and visitor serving town to a much more diverse community which supports a growing employment and commercial base in addition to residential development. The development pattern of the Carlsbad community has changed dramatically in response to these basic shifts in land use. Originally structured as a residential neighborhood clustered around a compact village center located along the beach and railroad, Carlsbad now extends over a much larger area that includes within its corporate limits business parks, shopping areas, resort hotels, residential neighborhoods and large open space and agricultural areas. Within this context, the Carlsbad Ranch has shifted from being in a location on the periphery of the community, to a position that is near the geographic heart of Carlsbad, with direct access to Interstate 5 along two major east - west corridors. Similarly, the site has shifted from a location within a primarily agricultural area, to a position within a developing sub-regional commercial and employment center. All of these factors make the Carlsbad Ranch well suited for land uses other than agriculture, and points to an important role for the Carlsbad Ranch Specific Plan in creating a framework for urban uses, which integrates development with open space to maintain the scenic qualities of the site. Carlsbad Ranch Specific Plan 16 2. NATURAL AND CULTURAL FEATURES The Carlsbad Ranch planning area encompasses approximately 447.40 acres of land bounded by Paseo Del Norte on the west, Palomar Airport Road on the south, future Cannon Road on the north and the amended boundary of Zone 13 on the east. The site is comprised of three gently sloping parallel ridges that traverse the site in a north-south direction as shown on Figure 6 on page 17. The highest point on the property, adjacent to the water tower along the eastern edge of the property, is approximately 200 feet higher than the lowest point on the property, the Specialty Retail Center. The site topography is gently sloping, with only a small portion of land, approximately 12.56 acres, achieving slopes of 40% or greater. Steep slopes are concentrated at the northeast corner of the site adjacent to Macario Canyon and within road cuts along the periphery of the site and drainage swale at the southern portion of the site. The ridges that run through the site provide panoramic views of the ocean, Agua Hedionda Lagoon and the community of Carlsbad, and are prominent landforms that are highly visible from the west. Cultivation of flowers on the west facing slopes of the property create colorful landscape features that are unique visual resources of the Carlsbad community. The visibility of the site demands a high quality design response, which will contribute positively to the image and character of the City of Carlsbad. Natural plant communities that occur on the site are limited, due to the history of agricultural uses on the site. Coastal sage scrub and mixed chaparral communities occur in association with steeper slopes in two areas along the eastern perimeter of the site. Nearby Agua Hedionda Lagoon provided rich and varied resources for prehistoric populations, including shellfish, fish, plants and game. Surveys conducted by the property owners indicate that archaeological resources are present on the Carlsbad Ranch site, although they have been disturbed by agricultural activity. Carlsbad Ranch Specific Plan 18 3. INFRASTRUCTURAL CONSIDERATIONS The Carlsbad Ranch site enjoys excellent vehicular access, due to its proximity to I-5 and accessibility from four circulation element roadways; Paseo Del Norte, Armada/LEGO Drive, Palomar Airport Road and future Cannon Road. The Carlsbad Ranch comprises the majority of Local Facilities Management Zone 13. The primary constraining infrastructural concern is the capacity of the circulation system to accommodate the traffic generated by new development. In order to maintain acceptable levels of service on the local circulation system, it has been determined that the total amount of traffic, measured in Average Daily Trips (ADT), that can be generated by Zone 13 is 69,376 ADT. Acceptable levels of service have been defined by the City's Growth Management Ordinance as follows: no road segment or intersection within the zone nor any road segment or intersection out of the zone which is impacted by development in the zone shall be projected to exceed a Service Level C during off-peak hours, nor Service Level D during peak hours. Impacted road segments and intersections occur when twenty percent or more of the traffic generated by the Local Facilities Management Zone will use the road segment or intersection. 4. INSTITUTIONAL AND JURISDICTIONAL CONSIDERATIONS The Carlsbad Ranch is located within the incorporated territory of the City of Carlsbad, and is within the boundaries of the Coastal Zone as defined by the California Coastal Commission. The property is subject to the policies and ordinances of the City of Carlsbad as well as the requirements of the California Coastal Act of 1972. The Carlsbad Ranch is in three ownerships two of which has been held by the Ecke family since the 1950's, during which time the site has been in continuous agricultural production. Presently, approximately 329 acres of the property are under a Williamson Act Land Conservation Contract, as shown in Figure 5 on page 13; of this area, 135.491 acres are proposed as open space by this specific plan. A notice of non-renewal was filed in 1991 on the Williamson Act contract thus limiting urban development of this portion of the property until at least January 1, 2001 with the remainder under contract until January 1, 2006. In 1988, a series of planning actions were approved by the City of Carlsbad and the California Coastal Commission, which resulted in the current configuration of land designated for urban development. The site was designated `Non-Residential Reserve' and `Open Space' in the City's General Plan, providing for urban and continued agricultural use of the site, and the preservation of 39.1 acres of open space along the southwest facing slopes of the property currently 1 Acreages in this specific plan are based on tentative map level of analysis. The acreages may vary from those shown in LFMP 13 due to slight differences in the geographic area described and in the constraints considered (e.g. non-circulation element streets). Carlsbad Ranch Specific Plan 19 used for growing flowers. Several measures aimed at reducing potential conflicts between urban and agricultural uses on Carlsbad Ranch were adopted by the Coastal Commission at the time approvals were granted. These measures have been refined, where appropriate, and incorporated into the specific plan policies and standards. In 1993, the Carlsbad Ranch Specific Plan was approved by City Council (City Council Ordinance No. NS-227) for the development of 117.1 acres. A corresponding amendment to the City's General Plan which converted some Non- Residential Reserve to Open Space, Commercial, Office, Planned Industrial and Travel Service was also approved by the City Council. The proposed amendment to the Carlsbad Ranch Specific Plan will increase the size of the specific plan area from 423.51 acres to 447.40 acres. The amendment will change several of the previously approved land uses which will include the provisions for a golf course open to the public, a destination resort and LEGOLAND Carlsbad. 5. NOISE AND AIRPORT COMPATIBILITY The site is also located in the Palomar Airport Influence Area. A portion of the site is within the projected 60 and 65 CNEL noise contours for Palomar Airport. Specific mitigation measures have been incorporated in this specific plan to ensure the compatibility of development with airport operations and consistency with the Palomar Airport Comprehensive Land Use Plan (see Chapter VII, Section B - Environmental Mitigation Measures). Building height, although a consideration, is not an issue in regard to airport operations as the proposed development lies well below the 100:1 flight line as illustrated by Figure 7 on page 20. C. DESCRIPTION OF THE CARLSBAD RANCH PLAN CONCEPT The concept underlying the plan for the Carlsbad Ranch is to create a mix of distinctive, complementary and compatible non-residential land uses including offices, research and development, commercial, destination resort, agriculture, golf, education institute and LEGOLAND Carlsbad. The mix of uses is supported by a pedestrian-scale circulation plan that encourages guests, employees, students and visitors to conveniently attend classes, work, shop, dine, exercise, golf and enjoy wholesome entertainment within walking distance. The plan concentrates building development within a limited area so that open space can be preserved and enhanced. Carlsbad Ranch Specific Plan 21 Much of the most visible west-facing slope will maintain agricultural use of the site as flower fields. Formal elements will heighten the sense of the hillside landscape and will reinforce the visual importance of the ridgeline extending through the site and creating a prominent brow at the southwest end. A transitional wall will create an edge to the flower fields that will become a promenade providing scenic vistas to the fields, the city and the ocean. Development will be concentrated within a limited area along the western-most ridge and areas to the east. A hotel/timeshare will occupy a prominent location at the southern end of the site. The hotel/timeshare will serve a role in Carlsbad much like the La Valencia Hotel in La Jolla and the Hotel Del Coronado in Coronado as a major landmark and social gathering place for the community. The use of courtyards, terraces, landscaping, sloping and tiled roofs, distinctive massing and many of the qualities characteristic of Mediterranean buildings are envisioned. The focus of development in the north and central portion of the specific plan will be on Biotech, research/corporate users and a vocational campus housing the Gemological Institute of America. The development will be a mix of one, two and three-story buildings. Design standards will continue to require architectural articulation on all buildings, incorporating a vocabulary, which is compatible with the overall Mediterranean character of the Carlsbad Ranch. LEGOLAND Carlsbad will be situated on the southeast quadrant of the Carlsbad Ranch. It will consist of an inner park of active and passive clusters, along with a service and administration area and an outer park containing a hotel and parking. All areas of the park will be heavily landscaped. The inner park will also contain water features. All areas of the park will be child and pedestrian oriented. All structures will be designed to blend in with the extensive landscaping in garden-like settings. LEGO models will be featured in LEGOLAND Carlsbad. A full-service destination resort, which may include up to 700 suites is proposed to be located on the northeast corner of the Ranch. The architecture will be compatible with the same Mediterranean vocabulary prevalent throughout the Ranch and features such as sloping tile roofs, terraces, arches, and elevated walkways connecting the various buildings should be encouraged. A golf course, open to the public, will be situated below the resort adding to the open space in the Ranch. The western-most portion of the Ranch below the flower fields and adjacent to Paseo Del Norte will be developed as a specialty retail center. Buildings will be designed and oriented to allow for views of the flower fields to the east. There will be a focus on food service at the end of the pedestrian access to the flower fields and ridge promenade. Carlsbad Ranch Specific Plan 22 Figures 8, 9, 10, 11 and 12, found on pages 23 through 27, identify the proposed location of land uses and the development program to be achieved on the developable portion of the Carlsbad Ranch, which is expected to build out over a 10 to 15 year time period. The acreage contained in the Parcelization map on page 27 does not directly correspond with the land use acreage as contained in the Zone 13 LFMP. The Parcelization map provides separate lots for the developable land and the roadways. While the land use maps contained in the Zone 13 LFMP provides acreage that includes the adjacent roadways in the land use area. The plans and maps provided in this specific plan are conceptual in nature only. Site Development Plans and/or Conditional Use Permits will be required prior to development in any of the Planning Areas within the Carlsbad Ranch Specific Plan, or as otherwise stated within the Implementation section of each Planning Area Carlsbad Ranch Specific Plan 28 D. GOALS, OBJECTIVES AND POLICIES The following section presents the goals, objectives and policies which provide the basis of the land use plan and will serve as a guide for future development and use of the Carlsbad Ranch property. GOAL 1 Create an open space system that builds upon the visual prominence and agricultural traditions of the site. GOAL 2 Establish an attractive, mixed use development which preserves the open space character of the Carlsbad Ranch and enhances the scenic qualities and identity of the Carlsbad community. GOAL 3 Intensify development within designated development areas to create an appropriate level of pedestrian activity and vitality; to provide increased opportunities for mass transit; and to preserve larger areas of recreational open space on the site. GOAL 4 Create a business center and community destination at this significant location within the City of Carlsbad. GOAL 5 Provide for a circulation system that facilitates movement and access needs of automobiles, pedestrians and bicyclists, and provides structure and amenity to the Carlsbad Ranch development. GOAL 6 Encourage and facilitate the use of travel modes other than the private automobile for trips made to, from and within the Carlsbad Ranch. Carlsbad Ranch Specific Plan 29 GOAL 7 Ensure that new development and new roadways meet City of Carlsbad growth management standards for traffic levels of service. GOAL 8 To establish a family oriented theme park and destination resort that will benefit both the citizens of and visitors to the City of Carlsbad. The plan for the development of the Carlsbad Ranch property recognizes the prominent location and key role the site occupies within the larger Carlsbad community. Development on the Carlsbad Ranch is planned with a strong public orientation that will invite use by the community. Central to the proposed development is LEGOLAND Carlsbad which will focus on providing fun and creative, educational experiences for children in the 2-13 age group and their families. This will be complemented by a destination resort, golf course open to the public, hotel, retail and open space. Other uses such as professional office and research and development will be integrated in the site. Development of a golf course open to the public, provision of pedestrian paths and promenades that link to the planned citywide trail system, and integration of community serving retail uses with employment opportunities will encourage use of the site by the community. OBJECTIVE 1: Plan for a variety of compatible land uses separated and buffered by open space areas and landscape setbacks. POLICY 1-A: Allow for the development of approximately 2.93 million square feet of professional office, corporate headquarters, research and development, tourist recreational uses and a destination resort, which includes a 550,000 square foot vocational campus, a 700-suite destination resort (647,000 square feet), the 128-acre LEGOLAND Carlsbad, a 9-hole golf course open to the public, 326,000 square feet of retail uses, and one 280 room hotel (commercial living unit) (192,080 square feet), as shown on the Carlsbad Ranch Development Program (Figure 11 on page 26). The land uses proposed by the Carlsbad Ranch Specific Plan are illustrated on the General Plan Designations Figure 8 on page 23. The specific plan divides this site into five land uses: Office/Planned Industrial, Regional Commercial, Travel/Recreation Commercial, Travel/Recreation Commercial/Community Commercial and Open Space. These proposed land uses are defined below: Carlsbad Ranch Specific Plan 30 OFFICE/PLANNED INDUSTRIAL (O/PI): This category includes most business and administrative office uses. Research and development uses and their related manufacturing uses are also included within areas designated "O/PI" provided they are compatible in character with the business and administrative uses. The specific plan also allows for the development of a vocational campus in Planning Area 1. REGIONAL COMMERCIAL (R) This category applies to Planning Area 6 for a specialty retail center with a regional focus. Due to its location along Paseo Del Norte near the I-5 interchange, the Specialty Retail Area is planned as a more automobile oriented retail center. This would be an appropriate location for uses such as a factory outlet center, eating establishments, commercial uses related to agriculture, movie theaters, and other similar entertainment. TRAVEL/RECREATION COMMERCIAL (TR): These designations are applied to Planning Areas 4 and 5. The Travel/Recreation Commercial category includes establishments which serve business and industrial areas as well as the traveling public. The Travel Recreation Commercial designation is applied to LEGOLAND Carlsbad and the resort area. The land uses will be primarily visitor serving commercial and recreational. Carlsbad Ranch is well situated for this use given its visibility from and proximity to Interstate 5, Palomar Airport Road and Cannon Road. Central to this use will be LEGOLAND Carlsbad in Planning Area 4 which will attract families from throughout the region. A destination resort in Planning Area 5 will be designed to complement LEGOLAND Carlsbad and provide accommodations and other services to those who visit the Park. TRAVEL/RECREATION COMMERCIAL/COMMUNITY COMMERCIAL (TR/C): The Travel/Recreation Commercial/Community Commercial designation is a split General Plan land use designation. This split land use designation is utilized only for Planning Area 3. Planning Area 3 is well situated to serve interregional traffic given its visibility from Interstate 5 and Palomar Airport Road. It is also convenient to nearby business and industrial areas. A business-quality hotel or timeshare project and related retail uses could be developed within Planning Area 3 in addition to commercial retail and office uses. Carlsbad Ranch Specific Plan 31 OPEN SPACE (OS): The Open Space category provides for agricultural and recreational uses. Approximately 39.1 acres of land near the southwestern corner of the property are presently designated as Open Space. This area (Planning Area 7) is proposed to increase in size to 53.422 acres and is intended to remain in floriculture to maintain the local landmark "Flower Fields". An additional 72.072 acres is proposed for designation as Open Space to provide a golf course open to the public. The golf course open to the public, on a fee basis, will consist of two areas. A portion of the golf course will be located north of the flower fields between Car Country Carlsbad on the west and the Gemological Institute of America on the east. The other portion of the golf course area will be located north of LEGOLAND Carlsbad, south of future Cannon Road and between the Gemological Institute on the west and the resort on the east. POLICY 1-B: Plan for the intensification of areas designated for development in order to maximize the amount of land retained in agriculture, recreation and open space uses. The development program for the Carlsbad Ranch establishes levels of development that encourage the maximum utilization of land set aside for development, thereby preserving larger land areas for agriculture, recreation and open space use, as well as establishing a pedestrian environment. OBJECTIVE 2: Establish a mixed-use development by combining complementary uses around LEGOLAND Carlsbad that will become a focus and activity center for the City of Carlsbad. The focus of the Specific Plan Amendment is to establish a family oriented theme park and create a destination resort. LEGOLAND Carlsbad will gain inspiration from the original LEGO Family Park in Billund, Denmark and the LEGO Family Park in Windsor, UK, presently under design. The Resort will further contribute to the success of LEGOLAND Carlsbad by providing amenities, which will interact directly with the Park, such as providing quality lodging. 2 Acreages in this specific plan are based on tentative map level of analysis. The acreages may vary from those shown in LFMP 13 due to slight differences in the geographic area described and in the constraints considered (e.g. non-circulation element streets). Carlsbad Ranch Specific Plan 32 POLICY 2-A: Organize the office development in a compact pattern of buildings and streets. Adequately screen the parking areas from the primary cross streets. POLICY 2-B: Emphasize pedestrian activities and linkages in the specific plan area. OBJECTIVE 3: Establish recreational, agricultural and open space uses that maintain the open character and scenic quality of the Carlsbad Ranch property. Build out of the specific plan will result in the utilization of a significant portion of the Carlsbad Ranch property in recreational, agricultural and open space uses. In contrast to more conventional development patterns which spread development over a site, and set aside fragmented pieces of land for open space uses, the planning and design of Carlsbad Ranch has balanced the research and development, the recreational uses and open space areas. POLICY 3-A: Allow the development of a golf course open to the public on a fee basis and clubhouse on lands proposed as Open Space. A privately owned golf course open to the public on a fee basis will be developed in Planning Area 8. This will be accomplished by a design allowing a portion of the golf course to be located on SDG&E land to the north of the specific plan area. POLICY 3-B: Provide for the continuation of agricultural uses in Planning Area 7 (Flower Fields) The continuation of agricultural uses is planned over the highly visible west facing slopes currently used for flower farming. OBJECTIVE 4: Minimize conflicts between agricultural and urban uses. There is the potential for conflicts between uses at the interface of urban and agricultural areas. The primary physical impacts that would be expected to occur in this area involve the drift of dust and pesticides from the agricultural to urban areas, inability of farm vehicles to move through the agricultural areas, and the transport of urban pollutants from the development area to the agricultural fields through storm and irrigation water runoff. Previous planning actions on the Carlsbad Ranch identified a number of mitigation measures aimed at minimizing potential conflicts between agricultural and urban uses. Those measures have been refined, where appropriate, and incorporated as the following policies into the specific plan. Grading and storm water management concepts are also Carlsbad Ranch Specific Plan 33 addressed in this chapter under Objective 6. More specific design standards addressing the perimeter wall and berm treatment are discussed in the design guidelines. LAND USE AND DESIGN MEASURES POLICY 4-A: Establish a 25-foot building setback from adjoining agricultural areas. Structures must be set back 25 feet from adjacent agricultural areas in order to ameliorate the impacts of agricultural dust, pesticides and noise on the commercial uses. POLICY 4-B: A 6 foot solid wall or 3 foot high berm with 3 foot high landscaping on top shall be installed around the perimeter of the area designated for development adjacent to agricultural areas, to provide a physical barrier between urban and agricultural uses and to restrict access into agricultural areas. Construction of the perimeter wall and/or berms will occur concurrent with development. Installation of temporary barriers are required if the construction of Armada Drive precedes development on portions of the site. A combination of a wall and landscaped berms are located around the perimeter of the development area to provide a barrier between agricultural and urban uses, as shown on Figures 28 and 29 on pages 72 and 73. Along the western edge of the ridge developable area, a solid wall is proposed as a barrier between uses. Due to the high visibility of the wall, design guidelines provided in the following chapter will ensure that the wall is treated to provide a positive contribution to the project design. An illustrative plan and section of the wall appears in Figure 50 on page 164. Landscaped earth berms are proposed around the remainder of the developable areas and the agricultural area where a barrier which is softer in appearance is desirable. Berms will be 3 feet in height and supplemented with 3 feet of plant material, to achieve a 6-foot barrier. Typical berm treatment is illustrated in Figure 29 on page 73. POLICY 4-C: Re-grade the road cut adjacent to Palomar Airport Road in the area designated as "Open Space" to allow agricultural use of the land. Soils in the regraded area should be amended to be equivalent to the existing Class III Marina soils. The grading concept prepared for the specific plan regrades road cuts at the south edge of the property to a slope of 6:1 in order to allow agricultural use of the land. The grading concept is illustrated by Figure 13 on page 37. Carlsbad Ranch Specific Plan 34 POLICY 4-D: Require the disposal of irrigation and storm water runoff from the buildings, streets, parking lots and landscaped areas through a system of detention basins and storm drains so as to segregate urban and agricultural runoff and mitigate the potential water degradation associated with each land use. The storm water management concept for the Carlsbad Ranch development collects urban water runoff and disposes of it through an integrated system of features which are designed to improve the quality of the storm water before it is discharged off site. Drainage facilities are planned to segregate urban runoff from agricultural areas. The storm water management concept is discussed more fully in the following section, beginning on page 36. POLICY 4-E: Project landscaping shall incorporate windbreaks to aid in reducing the effects of farm spraying and dust generation. The landscape concept for the Carlsbad Ranch includes generous landscaping which provides amenity and shelter from the sun, wind and rain. In other areas of the development, informal groupings of trees and shrubs are planted on berms and in setback areas to provide shelter from the wind. POLICY 4-F: Landscape plant material shall be selected for resistance to pests, particularly aphids, thrips, whitefly and spider mites. The use of herbaceous plant material should be minimized. Landscaping should be inspected routinely for the presence of pests and treated to control them. All pests shall be eliminated by means that do not adversely impact agricultural crops. Suggested plant material included in the Landscape Concept portion of the design guidelines (beginning on page 82), considers susceptibility to pests as well as suitability to the climate, drought tolerance and image. OPERATIONAL AND FINANCIAL MEASURES In addition to measures that address the physical planning and design of the Carlsbad Ranch development, the following policies address land use compatibility issues through operational and financial means: POLICY 4-G: The project sponsor shall notify all future tenants, users or landowners of the developable area that the area is subject to dust, pesticides and odors associated with adjacent farm operations. The notification should specify that users occupy the area at their own risk. The notice shall be included on all deeds to parcels created, as well as in the rental and lease agreements. Carlsbad Ranch Specific Plan 35 POLICY 4-H: Farm operators shall regularly water dirt roads to minimize the drift of dust to adjoining uses. All agricultural leases for the property shall contain this requirement. POLICY 4-I: Should water rates increase as a result of urban development on the Carlsbad Ranch, the project sponsor will subsidize water rates for agricultural operations so that they equal agricultural water rates. All leases for the property shall contain this requirement. POLICY 4-J: The cost of all mitigation measures shall be borne by the project sponsor and not passed on to the agricultural operators. Should the property owners choose not to farm on a yearly basis, a reasonable effort shall be made to offer the agricultural land for lease or rent for agricultural uses at a value equal to or less than the average market rents for similarly situated coastal agricultural land within a 30-mile radius of the Carlsbad Ranch. OBJECTIVE 5: Develop LEGOLAND Carlsbad to focus on providing fun and creative educational experiences for children in the 2-13 age group and their families. POLICY 5-A: Establish the child as the focal point. All of the attractions and rides within LEGOLAND Carlsbad will be designed and built at a scale to appeal to children in the 2-13 age group. No high-speed thrill rides (those rides typically oriented towards the teenage and young adult audience) will be provided. POLICY 5-B: Provide for family interaction and fun. The attractions at LEGOLAND Carlsbad will be designed to ensure that a child and his or her family won't just observe, they will actually become involved and active in the attractions. POLICY 5-C: Create a "park within a park". The entire LEGOLAND Carlsbad will be heavily landscaped including the entrances and parking areas. The portion of the Park containing the attractions will appear as a park set within a heavily landscaped park setting. Carlsbad Ranch Specific Plan 36 POLICY 5-D: Create a world of learning. LEGOLAND Carlsbad will provide play opportunities and educational activities that actively engage children. Educational programs and opportunities will be designed to appeal to all age groups. POLICY 5-E: Develop theme areas corresponding to LEGO brands. A section of the Park will be developed with DUPLO products to appeal to the younger children. Other areas will be developed with LEGO products appealing to older children. OBJECTIVE 6: Grading and drainage approaches for the site should build on the topographic character of the Carlsbad Ranch. POLICY 6-A: Grading for the site should reflect and, where appropriate, enhance the site's topography. Through its history of agricultural use, the landforms of the Carlsbad Ranch property have been significantly altered from their natural state to accommodate field agricultural uses. In addition, development of roadways around the perimeter of the site have resulted in sharp road cuts which are among the steepest slopes on the site. The underlying topographic character of the site is legible, however, and provides the basis for the proposed grading approach. All grading within the specific plan will be in accordance with the requirements of Carlsbad's Hillside Development Ordinance. The area around the intersection of Palomar Airport Road and Armada Drive shall be re-contoured to facilitate the use of this area for agriculture. POLICY 6-B: Establish a storm water management system which utilizes, to the extent feasible, natural drainage courses and best management practices to improve environmental quality of water runoff prior to discharge from the site. The Carlsbad Ranch Specific Plan proposes a comprehensive system of water detention basins and conveyance systems, as depicted in Figure 14 on page 38, which is intended to improve the quality of water runoff prior to being discharged off site and ensures that urban runoff does not flow over agricultural land. The concept calls for the development of an integrated system of detention ponds, grassed swales and catchment basins which filter storm water runoff before discharging it into the City's storm drainage system which eventually flows into the Agua Hedionda Lagoon and Encinas Creek. Carlsbad Ranch Specific Plan 39 The proposed storm water management approach for the Carlsbad Ranch varies somewhat from the approach assumed by the Zone 13 Local Facilities Management Plan. The Zone Plan assumed runoff would be conveyed on-site through underground storm drains, whereas the specific plan advances the concepts of segregating flows based on land use and incorporating above ground flows on the golf course and extended detention in order to improve the quality of water runoff. The Carlsbad Ranch system works within the limitations set by the surrounding citywide drainage improvements. As allowed by the Zone 13 Local Facilities Management Plan, and subject to the approval of the City Engineer, alternative storm water facilities such as those proposed herein shall be acceptable to accommodate future development within the Carlsbad Ranch Specific Plan area. The Carlsbad Ranch contributes storm runoff to two watersheds, the Agua Hedionda Creek Watershed, which discharges into Agua Hedionda Lagoon to the north, and the Canyon de las Encinas Watershed, discharging into the Pacific Ocean to the south and west of Carlsbad Ranch. The potential for the degradation of water quality at storm water runoff discharge points is largely determined by land use. Moreover, the characteristics of pollutants contributed by different land uses, determine different facilities that are best suited to specific pollutant removal. To best address water quality degradation that may be associated with specific land uses, this storm water management plan segregates runoff based on land use. By doing so, different facilities that target particular pollutants can be most efficiently located in the system. Distinctions have been made between three land use types: urbanized development, landscaped open space/golf course and agricultural land (Flower Fields). The urbanized areas with increased impervious cover (streets, parking lots, roof tops) will contribute the highest increase in storm runoff compared to pre-development conditions. The increase in runoff quantity can be mitigated by providing permanent ponds that have sufficient added capacity to detain or hold back additional storm water, while only releasing water at pre-development rates. Pollutants that may potentially be introduced are primarily associated with streets and parking areas that collect oil-related and other automotive by-products on their hard surfaces. Leaves, dust, and accumulated litter also are often washed from these surfaces by storm water. Urban landscape areas have the potential for contributing nutrients and pesticides to runoff from fertilizers, soil amendments and spraying. Similarly, landscaped open space and golf course areas are potential sources for the introduction of increased nutrients and pesticides in storm water. Agricultural areas, due to their cultivated state, are known to be potential sources for suspended silts and sediment loads in storm water. Agricultural fertilizers and pesticides also present the potential for additional nutrient loads and pesticide-related tainting of storm runoff. Carlsbad Ranch Specific Plan 40 The primary goal of this storm water management plan is to prevent flooding and protect property by providing safe, effective site drainage. This plan also addresses the potential impacts that the proposed land uses may have on the environmental quality of the water. To mitigate these potential impacts, this plan relies on a variety of facilities each specifically located within the system to provide incremental removal of urban pollutants. The applicant shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES) permit. The applicant shall provide Best Management Practices to control discharges of pollutants to the maximum extent practicable to waters of the United States. Plans for such improvements shall be approved by the City Engineer prior to, or concurrent with, approval of the final map, issuance of grading or building permit, whichever occurs first, in the affected area. Said plans shall include, but not be limited to the following, which shall be included in the project's CC&Rs: The owner's association shall coordinate the use of the City's established program to assist owners with the removal and proper disposal of toxic and hazardous waste products. Toxic chemicals or hydrocarbon compounds such as gasoline, motor oil, antifreeze, solvents, paints, paint thinners, wood preservatives, and other such fluids shall not be discharged into any street, public or private, or into storm drain or storm water conveyance systems. Use and disposal of pesticides, fungicides, herbicides, insecticides, fertilizers and other such chemical treatments shall meet Federal, State, county and City requirements as prescribed in their respective containers. Best Management Practices shall be used to eliminate or reduce surface pollutants when planning any changes to the landscaping and surface improvements. All parking and driving areas shall be swept and vacuumed on an established schedule to prevent the accumulation of dirt/oil/grease which could be washed into the storm drain system. The sweeping schedule shall be determined during the processing of the Site Development Plan for each Planning Area. AGUA HEDIONDA CREEK WATERSHED The proposed development establishes four drainage basins within the Agua Hedionda Creek Watershed. Basin One captures storm drainage from the golf course. Surface water will be conveyed through swales to an NPDES storm drain system which will connect with the existing system in Cannon Road. This system will empty onto the SDGE property north of Cannon Road. A temporary depolluting/desilting basin will be constructed in November 1995, to provide protection for SDGE. Carlsbad Ranch Specific Plan 41 Basin Two runoff is generated from the agricultural flower fields, a portion of the golf course and the Specialty Retail commercial area. Runoff from these three areas is treated independently prior to being combined and discharged from the site. Runoff from agricultural areas is proposed to be collected and conveyed through a swale system to the lower reaches of the site. Check dams and periodic NPDES sedimentation basins are proposed, as necessary, to reduce velocity of runoff and promote settling of suspended sediments, prior to reaching the Specialty Retail commercial area. Upon reaching this area, storm runoff will be conveyed in storm drains along Paseo del Norte and released to the west in an extension of the existing culverts under Paseo del Norte. Storm runoff generated from the Specialty Retail will be conveyed through a swale system in the landscaped setback incorporating Best Management Practices and to the satisfaction of the City Engineer prior to release into the storm drain system. These facilities are intended to capture urban runoff pollutants resulting from parking lot/automotive sources. Basin Three runoff is generated from a small portion of the golf course area east of LEGO Drive and a small northerly portion of the resort site. Runoff will surface-flow to a basin just southeast of the Cannon/Armada intersection. . This facility will allow for elimination of urban pollutants, regulated release of the runoff, as well as reduction of velocity, and promotion of settlement of suspended sediments. After treatment, the water will be discharged into a storm drain system crossing both Armada Drive and Cannon Road and emptying onto the north side of Cannon Road within the SDGE property. A temporary depolluting/desilting basin will be constructed in November 1995, to provide protection for SDGE. Basin Four of the Agua Hedionda Creek Watershed is located in the extreme northeast corner of the site. As no development is proposed for this portion of the site, due to extreme slope conditions and habitat value, no storm drainage improvements are proposed. The proposed resort entrance drive must therefore be designed so as not to release storm water into this portion of the watershed. CANYON DE LAS ENCINAS WATERSHED The proposed development establishes three drainage basins within the Canyon De Las Encinas Watershed. Basin One consists of the southern portion of the resort, the majority of the O/PI site, the hotel site, and all of LEGOLAND Carlsbad. Runoff will be conveyed by an underground storm drain system to a vegetated swale/detention system on the north side of Palomar Airport Road which will also provide depolluting before discharge into the existing culverts crossing Palomar Airport Road. Basin Two consists of golf course and resort areas. Drainage will flow on the surface, either through swales or lined channels, to a basin just east of the Armada/Lego Carlsbad Ranch Specific Plan 42 intersection. After depolluting in the basin, these flows will be carried into the underground system and carried south to join flows from Basin One and into Palomar Airport Road. Basin Three consists of the GIA site and the northerly portion of the R & D lots. Flows will be carried in the underground system in Armada Drive, and then into the Lego Drive underground system to be carried south to join flows from Basins One and Two and into Palomar Airport Road. Removal of urban pollutants for Basins One and Three will be accomplished with long, flat grassy swale systems within the longitudinal basins north of Palomar Airport Road. The gentle slopes will allow for settling of the pollutants, and the vegetation will allow for some filtering. Periodic cleaning of basins to remove accumulated pollutants will be recommended. DRAINAGE MAINTENANCE The ongoing maintenance of facilities in the system and the surface areas that contribute runoff will be essential to the storm water system's success. The property owner shall be responsible for the maintenance of drainage facilities and parking area surfaces. In urban areas, regular street and parking lot sweeping are important to prevent unnecessary loading of the system with dust and debris. Landscape and open space areas, including the golf course, shall institute integrated maintenance and pest control policies to avoid unnecessary application of fertilizers and pesticides. Soil conservation practices to minimize soil erosion and silt loading in runoff will contribute to the efficiency of the system. Since the facilities of the system are intended to remove silt and other contaminants from storm water, they will require periodic cleaning to remove accumulations that could eventually render them ineffective. Vegetated filter strips, sediment basins and detention ponds will require periodic dredging, regarding and replanting as sediments they trap eventually reduce flow and storage capacities. Water quality inlets will also require periodic removal of the accumulated petroleum-based products that they capture. The final design of these facilities will need to consider these requirements, providing reasonable maintenance access. The property owner shall be responsible for the maintenance of drainage facilities. Where the storm water management system relies on overland flow courses, its appearance must be carefully integrated into the overall landscape of the Carlsbad Ranch Specific Plan area. The coarse grasses and riparian plants that are best suited to nutrient uptake and variably wet conditions will offer a natural appearance that is desired as part of the landscape identity for the golf course. Carlsbad Ranch Specific Plan 43 CIRCULATION In developing the specific plan for the Carlsbad Ranch, consideration has been given to the larger regional issues of automobile dependency, urban sprawl, and air quality as well as project specific circulation. Given the strategic location of the Carlsbad Ranch near the I-5 corridor, and within one-half mile of the San Diego Northern Railroad rail line, there are clear opportunities to develop a land use plan and circulation system for the planning area that will encourage the use of alternative modes of transportation, while conveniently accommodating automobiles. While the current mode of transportation is clearly dominated by private automobile use, there are indications that in the future there will be a greater reliance on alternative forms of transportation. The primary impetus for this change stems from the need to reduce air pollutants in order to achieve state and national standards for air quality. This portion of the Carlsbad Ranch Specific Plan addresses internal project circulation systems within the context of the regional transportation setting of San Diego County. Policies and guidelines for the overall design and configuration of the project road system, transit accommodation, Transportation Demand Management (TDM), bicycle and pedestrian circulation are contained herein. Specific provisions regarding the phasing and implementation of circulation system improvements are contained within Chapter 6, Specific Plan Implementation Measures. Design Guidelines for the project roadways are found within Chapter 2, Land Use and Circulation. Transportation Context The Carlsbad Ranch is situated immediately east of I-5 and accessible via the Palomar Airport Road interchange to the south and the Cannon Road interchange to the north. The site is bounded by Palomar Airport Road, a 6-lane primary arterial on the south, and Paseo Del Norte, a 4-lane secondary arterial on the west. At the present time, Cannon Road terminates at the northwestern corner of the site. In terms of the regional transit system, the City of Carlsbad is served by the North County Transit District (NCTD) which provides bus transit services to the north county coastal communities, including the Cities of Oceanside, Carlsbad, Encinitas, and Del Mar. The NCTD currently operates two local bus routes through the city of Carlsbad, two "corridor" bus routes which run along the coastal corridor and the El Camino corridor inland, and one express line that provides bus service from Oceanside to La Jolla and San Diego. The specific plan identifies potential locations for future bus stops within the specific plan area. These locations are shown on Figure 15 on page 47. Carlsbad Ranch Specific Plan 44 A commuter rail service has been established linking Oceanside with San Diego along the existing San Diego Northern Railroad rail line, which connects Los Angeles and San Diego. Two station locations in the City of Carlsbad, on Grand Avenue and on Poinsettia Lane have been constructed along the proposed 42-mile transit line. Support transit service between the Carlsbad commuter rail stations and residential and employment centers are being developed. Circulation Concept The circulation plan for the Carlsbad Ranch has been designed to comfortably accommodate automobile, mass transit, pedestrian and bicycle needs. The plan recognizes that LEGOLAND Carlsbad in Planning Area 4 and the Resort and Hotel in Planning Area 5 will become a destination for visitors, recreational users and local residents in addition to the employees associated with these uses. This diversity of users and activities demands a circulation system that can accommodate a multiplicity of needs in a comfortable and attractive setting. The basic vehicular circulation system will route most of the visitor traffic for the park, resort and golf course via Cannon Road to LEGO Drive and Armada Drive. Access to the office/commercial uses may be via either Cannon Road or Palomar Airport Road to Armada Drive. Because most of the visitor trips are by choice, they will typically not coincide with the employment generated trips to the business section of the development. By separating the predominant visitor serving traffic from Palomar Airport Road, the overall projected levels of service of the roadways can be improved. Roadway System The primary circulation system of the Carlsbad Ranch includes a four-lane north-south secondary arterial (LEGO Drive / Armada Drive) that links Cannon Road to the north and Palomar Airport Road to the south. A "roundabout" intersection is planned for the intersection of LEGO Drive and Armada Drive. A four lane private road is planned to provide access to the LEGO parking lot. Both of these roadways provide logical and direct connections to the larger city-wide circulation system. Each of these roadways is configured and designed to meet pedestrian and recreational needs, provide clear linkages between project activity areas, and create memorable public spaces, which are comfortable for pedestrian use, in addition to providing efficient automobile circulation. Carlsbad Ranch Specific Plan 45 OBJECTIVE 7: Establish an attractive roadway system that provides access to the Carlsbad Ranch from the north and south. POLICY 7-A: Provide a north-south arterial roadway (LEGO Drive / Armada Drive) linked to Palomar Airport Road on the south and Cannon Road on the north. Establish a pedestrian promenade along the central segment of the roadway that allows public use and enjoyment of the ocean views, and links the office sites with LEGOLAND Carlsbad and the resort. POLICY 7-B: Provide parking pockets along the central portion of Armada Drive for visitors to the Carlsbad Ranch development. Punctuate parking lanes with landscaping to provide amenity and reduce the impact of the road on the adjoining walkways. The primary roadway through the project area, (Armada Drive), will serve as the primary point of access to the development in Planning Areas 2 and 3 from Palomar Airport Road to the south and Cannon Road to the north, as shown in Figure 15 on page 47. Armada Drive will serve as a secondary arterial in the planning area, with four lanes to accommodate traffic flow. Armada Drive has been carefully configured to provide a sequence of visual experiences as the visitor travels through the site. Along the southern portion of the roadway, views of the agricultural areas on the west side of the road will provide a dramatic entry to the project area. The central segment of the roadway is configured as a single loaded roadway, which maximizes public views of the flower fields, the ocean and the City of Carlsbad. Along this leg of Armada Drive, a landscaped pedestrian promenade will invite passive (viewing, sitting, eating lunch, watching passersby) and active (strolling, jogging) recreational activities. Similar to the southern segment of the roadway, the northern section of Armada Drive that links to Cannon Road via LEGO Drive will derive its character from the views of the adjoining golf course. Prototypical roadway sections for Armada Drive are illustrated on Figures 20 and 21 on pages 52 and 53. The parking pockets to be located along Armada Drive are permitted only on the west side of Armada Drive from the southerly boundary of Planning Area 1 to the northerly boundary of Planning Area 3. The Carlsbad Ranch Specific Plan also provides for a private street within Planning Area 2. The private street will allow for the total separation of the adjacent office/research and development uses from the tourist recreational use. Although the two land uses are adjacent to each other, the people visiting LEGOLAND Carlsbad will not be required to interact with the people working in Planning Area 2. Carlsbad Ranch Specific Plan 46 The private street will provide special landscape treatment adjacent to the street which would not be possible along a public street. Since the City has strict requirements regarding landscaping within the public right-of-way, the private street will allow for a greater flexibility in the landscaping adjacent to the street. This flexibility will allow for an enhanced landscaping treatment along the private street. The proposed private street is a workable solution to resolve the potential vehicular conflict between the two separate uses without providing a full public street through the middle of Planning Area 2. Carlsbad Ranch Specific Plan 57 Transit Currently, mass transit in the City of Carlsbad is primarily comprised of bus service that connects Carlsbad with Oceanside to the north and San Diego to the south. Amtrak operates daily inter-city train service between Los Angeles and San Diego eight times a day. The San Diego - Los Angeles train stops in Oceanside. Existing North County Transit District (NCTD) bus service provides connections between the Oceanside Transit Center and major destinations within North County. The primary transit focal points in Carlsbad include the Plaza Camino Real commercial center on Highway 78 and El Camino Real for the inland routes, and the Carlsbad Boulevard/Carlsbad Village Drive area for the coastal routes. At these points, regional and local bus transit lines converge, enabling riders to travel to several destinations from these areas. The transit district has considered extending an east-west route along Palomar Airport Road; however, existing levels of development are not sufficient to support such a line. OBJECTIVE 8: Provide a circulation system that allows for efficient transit service to the Carlsbad Ranch POLICY 8-A: Extend public transit service to serve employees, patrons and visitors to the Carlsbad Ranch. With the development of the Carlsbad Ranch as a significant community focal point and destination, there are significant opportunities for this area to emerge, over time, as a local transit hub. NCTD bus service should be extended to serve the project area as soon as is feasible. Transit stops may be established on Armada Drive near LEGOLAND Carlsbad entrance, at the Gemological Institute of America, within Planning Area 2 and at the Hotel/Retail area. The potential transit stops, illustrated on the Circulation diagram, would make all destinations in the Carlsbad Ranch within a convenient walking distance. The proposed system of pedestrian paths and walkways provide direct and attractive linkages between the transit stops and office and commercial destinations. Feeder buses linking the Carlsbad Ranch with the commuter rail station near Poinsettia Lane should be considered. Carlsbad Ranch Specific Plan 58 Transportation Demand Management OBJECTIVE 9: Cooperate with the regional planning and air quality agencies responsible for developing and maintaining the transportation control management plan and regional air quality plans. Transportation Demand Management (TDM) is a term used to describe an assortment of strategies to reduce single occupant vehicle trips. TDM measures are aimed at reducing traffic congestion and motor vehicle emissions which contribute significantly to regional air quality problems. In response to the California Clean Air Act of 1988 and the Congestion Management Act, the San Diego Association of Governments (SANDAG) is charged with developing a regional transportation plan which will provide for reduction of vehicle emissions to meet air quality standards. SANDAG has developed a plan which sets forth transportation control measures designed to reduce vehicle emissions to levels that meet air quality standards. The plan includes a TDM program, along with recommendations for transportation capacity expansion (e.g., transit improvements, van pool, High Occupancy Vehicle (HOV) facilities, etc), Transportation System Management techniques (e.g., computerized signalization), and Indirect Source Control measures (e.g., integration of air quality considerations in local land use planning). Overall, the recommended transportation control measures recommended by SANDAG have been designed to achieve an average vehicle occupancy of 1.5 persons per vehicle during weekday commute hours by the year 1999, and no net increase in vehicle emissions after 1997. POLICY 9-A: Provide incentives for the use of transit, carpools, vanpools and bicycles. In order to meet regional goals to improve air quality, there is a need to reduce single-occupancy automobile use. New employment uses should be encouraged to provide incentives to their employees to use alternative modes of transportation. Priority parking spaces for car or vanpools shall be considered for new office development. Flexible work schedules and telecommuting should be offered to employees, in order to reduce peak hour trips. Larger employers may also consider hiring a transportation systems management coordinator to promote and coordinate the use of alternative modes of transportation, and monitor the project compliance with the regional Average Vehicle Ridership (AVR) goals. Transportation coordinators can distribute transit information, coordinate carpools and vanpools, sell transit passes and assist employers with flexible work hours and telecommuting programs. Carlsbad Ranch Specific Plan 59 Bicycle Circulation OBJECTIVE 10: Provide bicycle facilities that promote the use of the bicycle as an alternative mode of transportation. POLICY 10-A: Incorporate bikeways into the circulation system of the Carlsbad Ranch. Development of the Carlsbad Ranch will also promote the use of bicycles for commute and recreational trips. A Class III (shared route) bicycle route is planned along Armada Drive and the north portion of LEGO Drive where the bicycle route would connect with Cannon and Palomar Airport Roads, both designated bicycle routes in the City's General Plan. Pedestrian/Bicycle trails within the specific plan shall be designed to connect into the Citywide Trail System. POLICY 10-B: Provide facilities for bicycle parking at each development site The Carlsbad Ranch will be an attractive destination for both commuter and recreational bicyclists. To accommodate and encourage the use of bicycles for these trips, conveniently located bicycle-parking facilities should be provided within each development site. Pedestrian Circulation OBJECTIVE 11: Develop a strong pedestrian circulation network within the Carlsbad Ranch that connects with planned citywide trail systems. POLICY 11-A: Establish a pedestrian promenade along the western perimeter of the planning area, which will serve as an active public gathering place for the development, and the City of Carlsbad. In planning the Carlsbad Ranch, emphasis has been placed on developing a friendly environment for the pedestrian. The promenade along the main road (Armada Drive) will be the backbone of the Carlsbad Ranch pedestrian network that will link together the various destinations within the Ranch. Located along the western ridge of the development area with sweeping views of the Pacific Ocean and flower fields, the promenade will provide an attractive setting for pedestrian use. An illustrative section and plan of the pedestrian promenade can be found in Figure 50 on page 164. Carlsbad Ranch Specific Plan 60 POLICY 11-B: Provide a pedestrian walkway linking the Carlsbad Ranch to the planned city-wide trail system. A pedestrian system in the specific plan is designed to allow connection between the Carlsbad Ranch and the City of Carlsbad's Citywide trail system. POLICY 11-C: Establish a pedestrian trail connection between the Specialty Retail area (Planning Area 6) and the promenade along Armada Drive. Design the trail to allow movement of farm vehicles across the trail to adjoining agricultural uses. A pedestrian path is planned to connect the Specialty Retail area (Planning Area 6) on Paseo del Norte with the promenade along Armada Drive. The pedestrian connection would serve to channel foot traffic which presently traverses the fields, particularly when flowers are in bloom. The path will be gated at both ends so that pedestrian access can be cut off completely, if warranted by the farming operations. A cross section of the pedestrian path is shown on Figure 25 on page 61. Parking OBJECTIVE 12: Provide adequate parking facilities to serve the needs of the commercial and recreational uses on the Carlsbad Ranch. POLICY 12-A: Encourage the shared use of parking lots and structures. POLICY 12-B: Review and update parking standards to respond to changes in transportation modes. Development within the specific plan is required to comply with the requirements of the Carlsbad Municipal Code. In the future there may be a need to reduce the current parking standards in order to encourage the use of alternative commute modes, such as transit, bicycle and carpools. Most transit experts agree that an abundance of free parking is one of the most significant deterrents to reducing drive alone vehicle trips. Carlsbad Ranch Specific Plan 62 III. DEVELOPMENT STANDARDS AND DESIGN GUIDELINES The purpose of this chapter is to establish the development standards and design guidelines that address the critical issues of visual quality and urban design for the Carlsbad Ranch. The standards and guidelines shall serve as the planning regulations for the Carlsbad Ranch development, and as such shall serve as the zoning for the site upon adoption of the specific plan. The following standards and guidelines are based on land use and zoning standards contained within the Carlsbad General Plan and Zoning Ordinance and are specifically adapted to suit development on the Carlsbad Ranch. The regulations included within the City's zoning code will apply unless otherwise stated herein. The Carlsbad Ranch Specific Plan has been divided into the following 9 Planning Areas as depicted in Figure 10 on page 25. Planning Area 1 - Gemological Institute of America, located at the southeast corner of Armada Drive and Cannon Road; Planning Area 2 - Office/Research and Development, located in the central portion of the specific plan area, south of Planning Area 1 on the east side of Armada Drive; Planning Area 3 - Hotel/Retail, located south of Planning Area 2 on the west side of Armada Drive overlooking the Flower Fields; Planning Area 4 - LEGOLAND Carlsbad, located in the southeast corner of the specific plan area; Planning Area 5 - Resort, located north of Planning Area 4 at the eastern edge of the specific plan area; Planning Area 6 - Specialty Retail, located on the east side of Paseo Del Norte; Planning Area 7 - Flower Fields, located east of Planning Area 6, west of Planning Areas 2 and 3 and north of Palomar Airport Road; Planning Area 8 - Golf Course, located on the south side of Cannon Road; Planning Area 9 - Open Space, located east of Planning Area 5 in the northeast corner of the specific plan area. Carlsbad Ranch Specific Plan 63 Plans contained herein are conceptual in nature only. Specific project site design shall be subject to future City review and must conform to all applicable codes, standards and design requirements. The requirements of the following General Development Standards and Design Guidelines shall apply to each individual Planning Area unless review of a Planning Area's Development Standards and Design Guidelines indicate that they are not applicable. A. GENERAL DEVELOPMENT STANDARDS AND DESIGN GUIDELINES 1. BUILDING HEIGHT Building heights shall conform to the building height standards of the City's Zoning Ordinance (Chapters 21.04 and 21.29.060 of the Carlsbad Municipal Code) except as modified in this section. All buildings within the Carlsbad Ranch Specific Plan shall not exceed the height of thirty-five feet or three levels. Additional building height may be permitted to a maximum of forty-five feet through a Site Development Plan approved by the City Council provided that: a. The building does not contain more than three levels; b. All required setbacks shall be increased at a ratio of one horizontal foot for every one foot of vertical construction beyond thirty-five feet. The additional setback area will be maintained as landscaped open space; c. The building conforms to the requirements of Section 18.04.170 of the Carlsbad Municipal Code; d. The allowed height protrusions as described in Section 21.46.020 of the Carlsbad Municipal Code do not exceed 45 feet; with the exception of architectural features and exhibits which may be permitted up to 55 feet in height if the City Council makes the specific findings that the protruding architectural features or exhibits (1) do not function to provide usable floor area; (2) do not accommodate and/or screen building equipment; (3) do not adversely impact adjacent properties; (4) are necessary to ensure a building's or exhibit's design excellence; and (5) are restricted to no more than 3 percent of the total roof surface area of the structure from which it protrudes, or in the case of exhibits within Planning Area 4, that they be restricted to no more than 3% of the aggregate of the exhibit as measured from each exhibit's base, upon review of a Site Development Plan approved by the City Council. Carlsbad Ranch Specific Plan 64 2. BUILDING COVERAGE For developments which utilize surface parking, all structures shall not cover more than fifty percent of the lot on which they are located. For developments which include a parking structure or parking is located within or under the building it serves, the total coverage of all structures shall not exceed seventy-five percent of the lot. This provision shall apply only if seventy-five percent of the required parking is located in the parking structure or within or under the building it serves. 3. PARKING STANDARDS Parking spaces for all permitted and ancillary uses shall be provided consistent with the parking standards and parking ratios set forth in this specific plan. Facilities for bicycle parking shall be provided within all planning areas. The parking requirements for LEGOLAND Carlsbad are provided in the development standards for Planning Area 4. If the parking standards or parking ratios are not specifically addressed in this specific plan then Chapter 21.44 of the Carlsbad Municipal Code shall be utilized. a. Parking Ratios Parking ratios shall conform with the following standards: Art Galleries/Museums 1 space per 500 GSF Financial Institutions 1 space per 250 GSF Gyms and Health Clubs 1 space per 200 GSF Hotels 1.2 spaces per room Manufacturing 1 space per 400 GSF plus 1 space for each vehicle used in conjunction with the use Medical Offices 1 space per 200 GSF Pre-schools/Daycare Facilities 1 space per employee and 1 space per 10 students Professional Offices 1 space per 250 GSF Research and Development 1 space per 250 GSF Bio Industrial - Research and Development 1 space per 300 GSF Restaurants - <4000 sq.ft. 1 space per 100 GSF Restaurants - >4000 sq.ft. 40 spaces plus 1 space per 50 sq.ft. over 4000 sq.ft. Retail 1 space per 200 GSF Carlsbad Ranch Specific Plan 65 Timeshare 1.2 spaces per each room Vocational School 1 space per employee plus 1 space for each three students Warehouse 1 space per 1000 GSF plus 1 space for each vehicle used in conjunction with the use b. Size and Access The size and access of all parking spaces and aisle-ways shall follow the standards as provided in Section 21.44.050(a)(1) of the Carlsbad Municipal Code. c. Parking Overhang 1. No parking overhang will be allowed into any required setback area. 2. Parking overhang will be allowed only in special, specific situations as reviewed and approved by the Planning Director on a case-by-case basis. 3. In no case shall parking overhang be allowed for compact car spaces. d. Landscaping Section 9.b. of this chapter identifies the landscaping standards within the parking lot areas. Also see Figure 27 regarding the landscape concept for parking structures. e. Parking Structures Parking structures shall be located away from LEGO Drive and Armada Drive and shall be screened from public view to the maximum extent possible. Above ground structures should utilize landscaped earth berms around the edges to reduce the apparent height of the structures. Architectural treatment, building materials and colors shall be consistent with surrounding buildings. Architectural treatment (e.g., moldings and joints) should be utilized to provide relief on large walls. Decorative screen and trellis elements of durable high quality materials and vine planting are also required on each level to screen and soften the appearance of parking structures, as shown in Figure 27 on page 67. Carlsbad Ranch Specific Plan 68 4. SIGNAGE Signage shall conform to the requirements of the City's zoning regulations (Chapter 21.41 of the Carlsbad Municipal Code), the Mello II segment of the LCP, as well as the following guidelines: - Signage design should be integrated within the site and building design to create a unified appearance for the total property. - Signage should be designed to be viewed by the pedestrian or motorist on the immediately adjacent street. Freeway oriented signage is not allowed. - Signage which is illuminated by projecting light onto a sign face is encouraged. Backlit plastic "box" signs, flashing or moving signs are not allowed. - Monument project directional and community identity signs shall be permitted at the locations shown on Figure 30 on page 83. These signs shall have a maximum height of 8 feet. Monument project directional and community identity signs shall be constructed of materials that are compatible with the architectural styles of the Carlsbad Ranch. Monument project directional signs shall not block vehicular sight distance and placement must be approved by the City Engineer. - The aggregate sign area of all signs in the specific plan project directional and community identity sign program shall not exceed a total of one hundred square feet, plus three square feet per acre of property within the specific plan (1,342.2 square feet). No individual sign shall have an area larger than one hundred and fifty feet. - A sign program shall be approved by the Planning Director for the specific plan project directional and community identity sign program prior to the issuance of any permits to construct any such signs. - Each Planning Area shall provide a detailed sign program to be approved along with the Site Development Plan for that area. The sign program shall provide guidelines for the size, locations, materials and structure of all signs within that particular Planning Area. The sign program must conform with the requirements of this section as well as the Mello II portion of the Local Coastal Program. Carlsbad Ranch Specific Plan 69 5. EMPLOYEE EATING AREAS Outdoor eating facilities for employees shall be provided outside all industrial/office buildings containing more than five thousand square feet, as follows, except as noted below: - A minimum of three hundred square feet of outdoor eating facilities shall be provided for each five thousand square feet of building area. Credit towards the required amount of square footage will be given for indoor eating facilities on a 1:1 basis, as determined by the Planning Director. - The area shall be easily accessible to the employees of the building. - The area shall be located such that a sense of privacy is apparent. - The area shall be landscaped and provided with attractive outdoor furniture (i.e., metal, wood, or concrete picnic tables, benches/chairs and trash receptacles). - The site, size, location, landscaping and furniture required above shall be approved as part of the required discretionary action (site development plan or planned unit development) required under Title 21 of the Carlsbad Municipal Code. - These standards shall not apply to industrial/office buildings which are located within one thousand feet of an approved mini-park or city park which is accessible by walking as determined by the Planning Director. 6. SERVICE LOADING AREAS AND TRASH ENCLOSURES Most buildings on the Carlsbad Ranch will be in public view from every direction. Service and loading areas shall be architecturally detailed so as to not appear as a service area and shall be designed in accordance with City Engineering standards and design requirements. All loading areas shall be screened by berming and/or landscaping or other methods acceptable to the Planning Director. Trash collection containers shall be completely screened and located as inconspicuously as possible. Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates, as required by City standards. The enclosure shall be of similar colors and/or materials as the project, subject to review and approval by the Planning Director. Carlsbad Ranch Specific Plan 70 7. OPEN SPACE TRANSITION AREAS The Carlsbad Ranch Specific Plan provides for the continuation of agricultural uses along with the development of urban uses. The following design guidelines are intended to provide for the establishment of transitional elements and other mitigation measures that will minimize conflicts between agriculture and urban uses. The primary impacts that may occur include the drift of dust and pesticides from agricultural operations and runoff from urban uses to agricultural fields. a. Perimeter Wall A 6-foot wall shall be provided along the majority of the western edge of Planning Areas 2 and 3, adjacent to the flower fields, as illustrated on Figure 28 on page 72. The wall should be situated with the hillside topography in a manner that will allow views over the wall from the roadway and development sites east of the wall. The design character of the wall shall complement the architectural character of the larger development, incorporating a Mediterranean style, utilizing light colored sandblasted concrete, stucco or slump block building material. The perimeter wall is conceived as an element that will make a positive design contribution to the project, by providing a hard edge that clearly defines the open space areas. In addition to providing a buffer between agricultural uses and urban uses, a landscaped pedestrian promenade is planned along the wall, to provide connections between the Hotel/Retail and Research and Development areas, and allow public views of Carlsbad and the ocean. Landscaping along the promenade shall incorporate evergreen and flowering accent trees to provide screening from dust and pesticides, shade in the summer months and seasonal interest. An illustrative plan and typical cross section of the wall and landscaped promenade are presented in Figure 50 on page 164. b. Berms Where perimeter walls are not planned, densely landscaped earth berms should be provided along the edge of the developed area, as illustrated by Figure 29 on page 73. Earth berms should be a minimum of three feet in height and planted with 3' shrubs to create a 6' barrier. Variations in the height and slope of the berms are required to create a more natural appearance. Trees and shrubs should be planted along the berms in an informal, natural pattern. Carlsbad Ranch Specific Plan 71 Landscaping around the perimeter of the development at the agricultural interface shall utilize shrubs in addition to trees to create a buffer suitable to reduce conflicts between agricultural and urban land uses. The proposed landscaping shall be approved by the Planning Director prior to issuance of a grading permit. c. Drainage Each parcel shall collect all storm water and irrigation runoff and release it in an approved point or points in the drainage system serving the development area. Drainage systems are to be designed to ensure that runoff from the development area does not flow to the surrounding agricultural areas. Carlsbad Ranch Specific Plan 74 8. ROADWAYS The primary objectives of the roadway design guidelines are to encourage the development of roads which link activity areas, unify the project design and create memorable public spaces which are comfortable for the pedestrian. A diagram illustrating the circulation network (Figure 15) and cross-sections, which describe the dimensions of each roadway, are included on Figures 15 through 24 on pages 47 through 56. a. Palomar Airport Road i. Roadway Character The City of Carlsbad has adopted guidelines, which are intended to enhance the visual quality and character of the City's designated scenic corridors. Palomar Airport Road is one of two scenic corridors that is adjacent to the Carlsbad Ranch. Palomar Airport Road is considered a Community Theme Corridor. The agricultural fields along the north side of Palomar Airport Road corridor will provide a visual amenity to motorists using this roadway. Due to the configuration of the development area, buildings located in Planning Area 3 that are potentially visible from PAR will be at least 400 feet from the road and separated from PAR by the agricultural fields. This exceeds the 50-foot setback requirement of the Scenic Corridor Guidelines. Along the LEGOLAND Carlsbad frontage, a 140-foot setback will separate the park from Palomar Airport Road right-of-way also exceeding the 50-foot setback requirement. Due to the topography, the Lego parking area will be approximately 30' above PAR, which will effectively screen it from view from the road. The slope within the setback will be "contour graded" with undulations varying from 3:1 to 4:1. A 6' sidewalk shall be provided along the north side of Palomar Airport Road. ii. Landscaping/Street Trees The landscaping of this road and within the landscape setback of development parcels fronting Palomar Airport Road shall conform to the Scenic Corridor Guidelines and the City of Carlsbad Landscape Manual. These documents state that the landscape theme of the PAR corridor is "oak grove woodland." Oak, sycamore, alder and London plane trees shall be planted within the landscape setback consistent with this theme. In order to ensure Carlsbad Ranch Specific Plan 75 screening of slopes and the LEGO site, a quick growing evergreen tree and pine tree species will be added to this plant mix. Trees shall be a minimum of 15 gallon size with at least 25% being 24" box or larger and shall be planted 25' to 40' o.c. in informal massing. An understory of shrubs and groundcovers planted in informal drifts shall be planted in the setback per the City of Carlsbad Landscape Manual requirements. iii. Lighting Light fixtures should be 30' in height and should be spaced to meet City standards for luminosity. High-pressure sodium vapor fixtures should be utilized for the best representation of natural tones. b. Cannon Road i. Roadway Character Cannon Road is considered a Community Scenic Corridor. The 30- foot landscape setback along Cannon Road at the Gemological Institute of America's expansion site shall be landscaped to conform with the City's Scenic Corridor Guidelines and Landscape Manual. A 6' wide sidewalk shall be provided along the south side of Cannon Road. ii. Landscaping/Street Trees I-5/Cannon Road Intersection The proposed widening of the on/off ramps will require the removal of some of the existing landscaping adjacent to the ramps. Caltrans will require mitigation for the removal of the trees at the ratio of 5:1, five trees planted for each tree removed. The planting scheme for this area should be informal in keeping with the regional freeway landscape. Trees shall be a minimum of 15 gallon with at least 25% being 24" box or larger and should be grouped in sufficient numbers to create a visual impact within 3-5 years. Flowering groundcover or low (20-30") shrub massing should also be planted in this area. Ice plants or Myoporum are recommended with a mix of Caltrans approved shrubs. Primary tree species will include pines, Melaleuca, California Pepper Tree, Erythrina, palms and Chorisia Speciosa for a softer, richer effect. Carlsbad Ranch Specific Plan 76 Cannon Road Corridor The theme for this section of Cannon Road is "lagoon vistas and wetlands". Torrey pines, palms and melaleuca trees shall be planted in the setback in an informal manner to express the theme and screen the development. Trees shall be a minimum of 15 gallon size with at least 25% being 24" box or larger and shall be planted 25' to 40' o.c. in informal massing. An understory of shrubs and groundcovers planted in informal drifts shall be planted in the setback in accordance with the Landscape Manual requirements. iii. Lighting Light fixtures should be 30' in height and should be spaced to meet City standards for luminosity. High-pressure sodium vapor fixtures should be utilized for the best representation of natural tones. c. Armada Drive i. Roadway Character Armada Drive will branch off of LEGO Drive at the roundabout and provide the primary access to Planning Areas 2 & 3. In addition to accommodating vehicular access, Armada Drive will serve as an active public open space where employees and visitors to the Carlsbad Ranch can stroll, enjoy views of the ocean and the flower fields, eat lunch, read or watch passers-by in an outdoor setting. As such, design features which ensure that the roadway will comfortably accommodate these activities are an important planning consideration. As illustrated on the Circulation Plan diagram, Figure 15 on page 47, Armada Drive is planned as a four-lane roadway along its entire length. At the center of the development, the roadway will provide views to the west and separate agricultural and urban uses. Six-foot wide walkways shall be provided along both sides of Armada Drive. Along the pedestrian promenade walkways shall be a minimum of 15 feet in width on the west side of Armada Drive to accommodate pedestrian activity. An illustrative plan and section of the pedestrian promenade appears as Figure 50 on page 164. ii. Landscaping/Street Trees Landscaping shall be installed adjacent to the curbs along both sides of the roadway to separate the walkways from the traffic lanes. In areas without on-street parking, continuous landscaping shall be Carlsbad Ranch Specific Plan 77 installed adjacent to the curb. Street side landscaped areas shall be a minimum of 6 feet in width. The property owner shall be responsible for the maintenance of these landscaped areas. Street trees shall be provided along Armada Drive through the development area. Along this road, trees shall be planted in a formal, urban arrangement to clearly define the streetscape and indicate the importance of Armada Drive in the circulation system hierarchy. Street tree planting at the southerly project entry shall take into consideration the needs of the adjoining agricultural lands. Near Palomar Airport Road, for example, street trees shall be placed in the road median, but shall not be placed within the flower fields. iii. Lighting Street lighting should reflect the design objectives of the roadways. Along the pedestrian promenade through the central portion of Armada Drive, pedestrian scale lighting fixtures should be used. Light fixtures should be 30' in height and should be spaced to meet City standards for luminosity. High-pressure sodium vapor fixtures shall be utilized for the best representation of natural tones. The light fixtures will be consistent with City lighting standards unless modification to the height of the light fixtures is approved by the City Engineer. Carlsbad Ranch Specific Plan 78 d. LEGO Drive i. Roadway Character LEGO Drive will serve as the primary point of access to the Carlsbad Ranch development from Cannon Road. Approximately 1,200 feet south of Cannon Road, LEGO Drive will intersect with Armada Drive at a roundabout intersection. The segment of LEGO Drive between Cannon Road and the roundabout will be dedicated as a public roadway. The proposed right-of-way for the public portion of LEGO Drive between Cannon Road and the roundabout ranges from 110 to 121 feet with 74 feet to 85 feet of pavement and a 8 foot wide landscaped median. The private portion of LEGO Drive from south of the roundabout to the LEGOLAND Carlsbad site ranges from 68 to 73 feet which includes 48 - 53 feet of pavement and a 6 foot sidewalk on the east side only. LEGO Drive is designed to meet the City of Carlsbad's collector street standards from the roundabout south to LEGOLAND Carlsbad. It is designed to meet the City's secondary arterial standards from Cannon Road south to the roundabout. The proposed paved width for the portion of LEGO Drive from the LEGOLAND Carlsbad property line to the guest parking area is 48 feet, which includes 10-foot parkways on each side. This portion of LEGO Drive will be a four lane private roadway and will be maintained by LEGO in addition to the private portion of LEGO Drive beginning south of the roundabout. A walkway shall be provided along both sides of LEGO Drive from Cannon Road to the beginning of the private portion of LEGO Drive. The 6 foot wide walkway will be separated from the curb by an 8 foot wide landscaped area along the public portion of LEGO Drive between Cannon Road and the roundabout intersection. The private portion of LEGO Drive will provide a sidewalk on the east side of the private road from the roundabout to the entrance of LEGOLAND Carlsbad. This walkway will be 6 feet in width along the roadway, and will be within the landscape setback, which will be a minimum of 35 feet. The walkway will be a meandering trail (within the landscape setback) along the roadway south of the roundabout to the entrance to LEGOLAND Carlsbad. Carlsbad Ranch Specific Plan 79 A series of walkways/pedestrian paths will also be provided within the LEGO Inner Park. These walkways/pedestrian paths will provide easy and safe access to LEGO activity areas, unify the project design and create memorable public spaces which are comfortable for the pedestrian. Trail links/connections to the overall Carlsbad Ranch will be provided on the southwestern boundary of the park on LEGO Drive, adjacent to Armada Drive and on the eastern boundary of the Park off of Hidden Valley at the entrance to the employee parking or service administration area. Figure 15 on page 47 of this document illustrates the overall trail plan for the Carlsbad Ranch Specific Plan. ii. Landscaping/Street Trees A defined landscape theme shall be provided along the vehicular route to LEGOLAND Carlsbad along Cannon Road and LEGO Drive. Special landscaping emphasis shall be placed at the intersection of LEGO Drive and Armada Drive. This will ensure that visitors easily find their way to the Park and begin the LEGO "experience" before the visitors leave their cars. Street trees shall be provided in accordance with the City's minimum standards. As a guideline, one tree should be provided for every 40 linear feet of road frontage. Trees shall be planted in informal massing adjacent to the roadway. See Section IV.E.4 for a detailed discussion of landscaping along LEGO Drive. iii. Lighting Street lighting shall be provided at a pedestrian scale and should reflect the design objectives of the roadways. Along the pedestrian walkways, pedestrian scale lighting fixtures may be used. Light fixtures along the public portion of LEGO Drive shall be 30' in height unless a lesser height is approved by the City Engineer and shall be spaced to meet City standards for luminosity. High-pressure sodium vapor fixtures shall be utilized for the best representation of natural tones. The private segment of LEGO Drive may be designed to accommodate seasonal lighting (e.g. Christmas, etc.). Carlsbad Ranch Specific Plan 80 e. The Crossings Drive i. Roadway Character The Crossings Drive will provide emergency and service access to Planning Areas 4 & 5, LEGOLAND Carlsbad and the Resort. The Crossings Drive will end outside the northeastern boundary of the specific plan and may provide secondary access to the future Veteran's Memorial Park. From Palomar Airport Road to the entrance to LEGOLAND Carlsbad, The Crossings Drive will have a Right-of- Way width of 84', with a curb-to-curb width of 64'. From the LEGOLAND Carlsbad Entrance to its northern terminus it will have a 62' Right-of-Way with a curb-to-curb width of 40’. Sidewalks in conformance with City standards shall be constructed on both sides of The Crossings Drive from Palomar Airport Road to the entrance to LEGOLAND Carlsbad. From the entrance to LEGOLAND Carlsbad to the northern edge of the specific plan, an 8' wide meandering trail in 14' landscaped area shall be provided along the western edge of The Crossings Drive. This will accommodate Segment 28 of the City's Trail Plan. A standard 5.5' wide sidewalk shall be provided along the easterly side of this portion of The Crossings Drive. If the City of Carlsbad develops the property to the east of The Crossings Drive as a public golf course, Segment 28 of the Citywide Trail System may be located along the eastern side of The Crossings Drive, subject to the approval of the City. ii. Landscaping/Street Trees Landscaping shall be installed concurrent with the development of the roadway in conformance with all applicable City standards. The Landscaping of The Crossings Drive shall be compatible with the landscaping of LEGOLAND Carlsbad. As a guideline, one tree should be provided for every 40 linear feet of road frontage, to comply with the City's minimum standards. Carlsbad Ranch Specific Plan 81 iii. Lighting Street lighting should be compatible with the lighting provided in LEGOLAND Carlsbad. Lighting fixtures should be 30' in height and should be spaced to meet City standards for luminosity. High- pressure sodium vapor fixtures shall be used for the best representation of natural tones. f. Street "D" i. Roadway Character Street "D" will provide the primary access to the lots in Planning Area 2 that do not have frontage on Armada Drive, and secondary access to those lots with frontage on Armada Drive. This street is being developed as a private street with a curb-to-curb width of 40' with parking on the west side only. A 6' wide sidewalk will be provided along the east side of Street "D". This sidewalk will provide access to the pedestrian walkways along Armada Drive. A 6' wide sidewalk will be provided on the west side of Street "D" from its northern intersection with Armada Drive to the first driveway on Street "D" south of this intersection. ii. Landscaping/Street Trees Landscaping shall be provided in accordance with the requirements of the City of Carlsbad's Landscape Guidelines Manual. As a guideline, one street tree should be provided for every 40 linear feet of road frontage to meet the City's minimum standards. iii. Lighting Light fixtures should be 30' in height unless a lower height is approved by the City Engineer and should be spaced to meet City standards for luminosity. High-pressure sodium vapor fixtures should be utilized for the best representation of natural tones. Carlsbad Ranch Specific Plan 82 9. LANDSCAPE CONCEPT The landscape concept for the Carlsbad Ranch Specific Plan is illustrated in Figure 30 on page 83. Key elements of the landscape are arranged to heighten the contrasts between urban and rural features, cultivated and natural, formal and informal: • The golf course will be landscaped in an informal fashion, making reference to the large open spaces that surround the property. • Landscaping within the various development parcels will be more manicured and urban in character. Landscaping is used to enhance architecture and create a pedestrian scale with defined entries, walkways and outdoor spaces. • Parking areas will be planted in an informal manner with an emphasis on screening and reducing the impact of large expanses of pavement. • In contrast to the informal pattern of the golf course and parking areas, streets and pedestrian paths through the development area are given a formal landscape treatment, which clearly marks the importance and public nature of these spaces. • The Landscape Guidelines provided in this section are applicable to all portions of the specific plan except for LEGOLAND Carlsbad. See the Landscape Guidelines for LEGOLAND Carlsbad provided in Planning Area 4 for additional information. Carlsbad Ranch Specific Plan 84 Landscape Zones & Guidelines "Landscape zones" will be established within the Carlsbad Ranch as defined in the City of Carlsbad Landscape Manual. Plant species, methods of arrangement (formal vs. informal), water use and maintenance requirements are some of the elements used to define the zones. Four "landscape zones" are defined in the Landscape Manual and are briefly summarized as follows: Zone 1 - Lush Landscape: a traditional landscape, green, lush and flowering, requiring large amounts of water and intensive maintenance. Should be used only in areas of high use or visual importance (entries, courtyards, pedestrian ways, recreation areas, etc.). Zone 2 - Refined Landscape: an unmanicured appearance, not unkempt, but requiring less water and maintenance. Ornamental, low water using plants suited to the climate and soils and used in areas of moderate use and visual importance. Zone 3 - Naturalizing Landscape: a "self-sufficient" landscape characterized by plants (not necessarily native) that can adapt to the region's natural rainfall, climate and soils. Planted in low use areas whose visual character need not have a refined appearance. Zone 4 - Native Landscape: areas of existing natural, native or naturalized vegetation which will remain with very little disturbance from site improvements. May be wildlife habitat or open space areas where passive recreation or other low activity uses may occur. No irrigation and a minimal level of upkeep required. The landscape zones that will occur within the Carlsbad Ranch (excluding agricultural lands) will be primarily composed of Refined and Naturalizing Landscape (Zones 2 and 3). Lush (Zone 1) landscaping will occur within the golf course and areas within the development parcels that are of intensive use or visual importance such as entries, courtyards, pedestrian and recreational areas. The landscape of the golf course and parking areas will be informal in appearance using "refined" and "naturalizing" plant materials. In contrast, the streets and pedestrian paths in the development will be planted in an urban and formal manner to provide clarity and orientation to visitors to the site. Streets and pedestrian paths are within the Refined Landscape (Zone 2), as appropriate to their use in highly visible, pedestrian oriented areas. Carlsbad Ranch Specific Plan 85 The main entry into the Carlsbad Ranch from Palomar Airport Road will be dominated by the landscape of the cultivated agricultural fields. The entry from Cannon Road will be characterized by the golf course landscape and views to Agua Hedionda Lagoon. Informal massing of flowering accent trees are planned near the project entries to provide an informal yet distinct entry image. The informal planting of the project entries and suggested plant material for these areas are consistent with the guidelines for arterial streets included within the City of Carlsbad Landscape Manual. The following landscaping guidelines address the framework elements for the Carlsbad Ranch; parking areas, golf course and project entries. The recommended plant palettes given for these areas will be the dominant, reoccurring species providing for project unity, but may be supplemented with other species for variety and interest. Planting palettes are not specified for each development parcel. Landscaping within development parcels may have a wider range of plant material than described in these guidelines, but should incorporate material used in the framework elements to unify the development. LEGOLAND Carlsbad will be extensively landscaped and has special landscape objectives and guidelines of its own as detailed in the text for Planning Area 4. a. Golf Course i. Landscaping Objectives: Planting, excluding turf areas should be informal, unmanicured, and natural looking; designed to require low maintenance. Plant material should be drought resistant and tolerant of marine exposure. Carlsbad Ranch Specific Plan 86 ii. Recommended Plant Material: (a) Dominant trees (15-gallon minimum): Turfed areas: Pinus torreyana Torrey Pine Pinus halepensis Aleppo Pine Pinus canariensis Canary Island Pine Pinus pinea Italian Stone Pine Platanus racemosa California Sycamore Melaleuca leucadendra Cajeput Tree Metrosideros excelsus New Zealand Christmas Tree Transition areas--not turfed (15 gallon minimum): Quercus species Oak Platanus racemosa California Sycamore Pinus torreyana Torrey Pine Schinus molle California Pepper Acacia melanoxylon Black Acacia (b) Accent trees (24" box minimum): Jacaranda acutifolia Jacaranda Tipuana tipu Tipu Tree Erythrina caffra Coral Tree Cocos plumosa Queen Palm Washingtonia robusta Mexican Fan Palm Planting should be 25' to 40' o.c., informal massing, with a mix of 15 gallon through 48" box. Some 60" box trees should be used in key areas (e.g., entries). Accent trees should be planted in specific locations to emphasize view corridors through the golf course and around greens and tees. Carlsbad Ranch Specific Plan 87 (c) Shrubs: Informal massing of both large and medium size shrubs (see Shrub List on page 92) should occur around golf fairways mixed with native ornamental grasses. A hydroseed California coastal range wildflower mix should be applied between shrub massing and grasses for accent. Shrubs shall be a mix of 5 gallon (75%) and 15 gallon (25%) sizes. b. Parking Areas i. Landscaping Objectives Parking areas will be screened using a combination of berms and landscape treatment. Planting and irrigation shall conform to guidelines within the City of Carlsbad Landscape Manual and as described below. Landscaping shall establish a densely planted informal massing of plant material to screen parking lots from adjacent property and streets. Plant material should promote low maintenance, be drought resistant, and tolerant of marine exposure. Parking lot landscaping shall meet the following guidelines: - One tree for every four parking spaces shall be provided. No less than 3% of the parking area shall be planted and maintained with trees listed on the Recommended Plant Material palette contained on page 88 in this specific plan. - Trees planted in parking areas shall be contained in planting areas with a minimum dimension of four feet and bounded by a concrete or masonry curb of a minimum of six inches in height. - Planting should be 25' to 30' o.c., with informal massing in and around parking areas, at a minimum rate of 1 tree for every 4 parking spaces. An even mix of 15 gallon (50%) and 24" box (50%) sizes minimum should be included. Carlsbad Ranch Specific Plan 88 - All landscape areas shall be served by an automatic irrigation system and be supplied with bubblers, spray type sprinklers or drip irrigation. - All landscaping shall be approved as a part of the Site Development Plan. ii. Recommended Plant Material (a) Dominant trees (15-gallon minimum): Quercus species Oak Ulmus parvifolia Evergreen Elm Alnus rhombifolia Alder Metrosideros excelsus New Zealand Christmas Tree Populus fremontii Western Cottonwood Cupaniopsis anacardiodes Carrotwood (b) Accent Trees (24" box minimum): Cassia leptophylla Golden Medallion Tree Chorisia speciosa Floss Silk Tree Jacaranda acutifolia Jacaranda Prunus "Krauter Vesuvius" Purpleleaf Plum Magnolia grandiflora Southern Magnolia Tipuana tipu Tipu Tree Erythrina caffra Coral Tree Cocos plumosa Queen Palm Washingtonia robusta Mexican Fan Palm (c) Shrubs: Informal massing of both medium and small size shrubs/groundcover (see Shrub List on page 92) should occur. 50% of the shrubs (except on slopes 3:1 or steeper) shall be a minimum of five (5) gallons in size. The remaining 50% of the shrubs shall be a minimum of one (1) gallon in size. Vine planting for trellis on walls and roof of parking structures should be provided. Carlsbad Ranch Specific Plan 89 c. Project Entries The two main project entries to the Carlsbad Ranch are at the intersections of Cannon Road with LEGO Drive at the north and Palomar Airport Road with Armada Drive at the south. Special landscape treatment will be used at these areas to help the motorist identify the development, provide character and a sense of arrival. i. Landscape Objectives (a) Intersection of Palomar Airport Road and Armada Drive: Provide an informal yet distinct entry into the Carlsbad Ranch. Provide a continuation of cultivated flower color across Armada Drive so that the visual character of the cultivated fields becomes part of the entry image. Provide a backdrop of large accent trees adjacent to the Community Hotel/Retail parcel and LEGOLAND Carlsbad parcel flanking Armada Drive to create an informal gateway. Do not use landscape elements to identify this intersection as an entry to LEGOLAND Carlsbad. (b) Intersection of Cannon Road and LEGO Drive: Provide an informal yet identifiable entry into the Carlsbad Ranch, continuing the landscape theme of the golf course and Cannon Road Scenic Corridor. Provide clear identification of this intersection as the access route to LEGOLAND Carlsbad through the use of signage and landscape treatment. Provide informal massing of evergreen trees (pines, and/or melaleuca) and a clean ground plane of groundcover as a base for project signage. Limit use of accent trees and bedding color at this entry. Carlsbad Ranch Specific Plan 90 (c) Intersection of LEGO Drive and Armada Drive (Roundabout): Provide an enhanced landscape treatment and LEGO theme signage for the main entry into LEGOLAND Carlsbad. Directional and identification sign(s) shall be permitted in and around this intersection (roundabout). Said sign(s) shall be subject to the approval of a detailed sign program by the Planning Director prior to the issuance of a building permit for the first project that proposes such signing. Use planting and signage to clearly distinguish for the motorist the LEGO entry vs. the Armada Drive entry to the other developed parcels. Provide specimen size accent trees (minimum 36" box size) at the intersection. Allow filtered views into the golf course landscape beyond. All signs and landscaping in the roundabout shall be designed so that they do not create obstructions to vehicular sight distance through the roundabout. (d) Individual Parcel Entries: In addition to the two main Carlsbad Ranch entries and the LEGOLAND Carlsbad entry described above, there are various driveway entries to individual development parcels which may be embellished with special landscape treatment consistent with the theme of each parcel. Provide accent trees, landscape color, low walls, signage, lighting, decorative paving surfaces, or other landscape elements to direct the motorist and add significance to the main entries. Creative design of such features can reflect the architectural design themes of the individual parcels as long as general compatibility is maintained with the overall Carlsbad Ranch landscape and signage concepts presented in this specific plan. De-emphasize secondary service and emergency access driveways. Carlsbad Ranch Specific Plan 91 ii. Recommended Plant Material (a) Accent Trees - (36" box minimum): Cassia leptophylla Golden Medallion Tree Tipuana tipu Tipu Tree Chorisia speciosa Floss Silk Tree Jacaranda acutifolia Jacaranda Erythrina caffra Coral Tree Prunus "Krauter Vesuvius" Purpleleaf Plum Magnolia grandiflora Southern Magnolia Cocos plumosa Queen Palm Washingtonia robusta Mexican Fan Palm Phoenix dactylifera Date Palm Phoenix canarilusis Canary Island Palm Plant 20' to 25' o.c., informal massing, 36" box minimum. (b) Bedding Color: Similar to flower fields (in season). (c) Shrubs: The following plant list is intended to provide a basis for developing a planting palette. This list only suggests some of the shrubs, groundcovers, and vines that could be used for the project. Other species may be used subject to the approval of the City's Landscape Architect and/or Planning Director. Also see the shrub list beginning on page 92. Carlsbad Ranch Specific Plan 92 LARGE SHRUBS (Over 4') Botanical Name Common Name Size (gal.) Spacing (o.c.) Arbutus unedo Cistus purpureus Leptospermum scoparium Melaleuca nesophila Nerium oleander Pittosporum tobira Heteromeles arbutifolia Strawberry Tree Orchid Rockrose New Zealand Tea Tree Pink Melaleuca Oleander Pittosporum Toyon 5 5 5 5 5 5 5 3' to 6' 4' to 6' 8' to 10' 6' to 8' 6' to 8' 4' to 6' 4' to 6' MEDIUM SHRUBS (2' to 4') Botanical Name Common Name Size (gal.) Spacing (o.c.) Ceanothus griseus horizontalis Cistus corbariensis Dietes vegeta Hemerocallis hybrids Kniphofia uvaria Lantana camara Raphiolepis indica Carmel Creeper White Rockrose Fortnight Lily Day Lily Red Hot Poker Lantana Indian Hawthorn 5 5 5 5 5 5 5 5' 3' to 5' 3' to 5' 2' 2' 3' to 5' 2' Carlsbad Ranch Specific Plan 93 SMALL SHRUBS AND GROUNDCOVERS (Under 2') Botanical Name Common Name Size (gal) Spacing (o.c.) Coprosma kirkii Dietes bicolor Gazania Lantana montevidensis Myoporum parvifolium Trachelospermum jasminoides Rosmarinus officinalis `Prostratus' Hedera helix (small leaved) Lonicera japonica Coprosma Fortnight Lily Gazania Trailing Lantana Myoporum Star Jasmine Rosemary English Ivy Honeysuckle 1 1 flat 1 flat 1 1 1 1 2' 2' 1' 4' 2' 2' 4' 2' 4' VINES Botanical Name Common Name Size (gal.) Spacing (o.c.) Bougainvillea Jasminum polyanthum Wisteria sinensis Bougainvillea Jasmine Wisteria 5 5 5 20' 15' 20' Carlsbad Ranch Specific Plan 94 B. PLANNING AREA 1 - GEMOLOGICAL INSTITUTE OF AMERICA Planning Area 1 is being developed as a vocational campus for the Gemological Institute of America. The campus would generally include classroom facilities, auditoriums, research and laboratory facilities, libraries, administrative offices, warehousing, museum, bookstore, dining and recreational facilities and dormitories. Given the location of this Planning Area outside of the 60 CNEL contour and beyond the airport influence area, this is an appropriate location for a campus. The vocational campus would be compatible with and complement the research and development, hotel and retail uses to the south and could potentially attract similar or related users to Planning Area 2. The development standards and design guidelines for the vocational campus shall be compatible with the guidelines for the research and development uses in Planning Area 2 with the exceptions of permitted uses, as noted below. Planning Area 1 consists of three lots. The Gemological Institute of America has processed and obtained approval of a Site Development Plan that covered the two southern lots of Planning Area 1. This Site Development Plan was approved by the City of Carlsbad in December of 1994 and this area could be one of the first areas of the specific plan to be developed. The northern most lot in Planning Area 1 is currently under a Williamson Act Land Conservation Contract and will not be available for development until after December 31, 2001. It is possible that this lot will be used for an expansion of the GIA campus that was approved for development on the southern lots in Planning Area 1. This would require an amendment to the Site Development Plan for this area. Any development that occurred on this lot would have to be designed to share access from LEGO Drive. No additional access point would be allowed on LEGO Drive or Cannon Road for this lot. Carlsbad Ranch Specific Plan 96 1. DEVELOPMENT STANDARDS The following are specific development standards and design guidelines applicable to this Planning Area. However, Chapter III, Section A. GENERAL DEVELOPMENT STANDARDS AND DESIGN GUIDELINES beginning on page 63, contains additional development standards and design guidelines that are applicable to all Planning Areas within this Specific Plan Amendment. a. Permitted Uses (1). Principal permitted uses within Planning Area 1 are as follows: - Professional, business, administrative and financial service uses; - Research and development uses; such as research and testing enterprises, which function within buildings whose general characteristics are compatible with facilities for office uses, as determined by the Planning Director; - Educational institutions including all related facilities such as classrooms, auditoriums, research and laboratory facilities, libraries, administrative offices, dining and recreational facilities and dormitories. A Conditional Use Permit will not be required for the educational institution. A Site Development Plan, however, will be required to be approved prior to issuance of any building permits on these parcels; - Related manufacturing, processing, storage, wholesale, and distribution facilities which are an integral and/or essential component of the vocational school. (2) Daycare facilities for child care are permitted by a Conditional Use Permit within Planning Area 1. Carlsbad Ranch Specific Plan 97 b. Building and Landscape Setbacks Building setbacks shall conform with the requirements of the Office (O) Zone requirements (Chapter 21.27 of the Carlsbad Municipal Code) and the setback requirements of the Building Height Ordinance (Chapter 21.04 of the Carlsbad Municipal Code), which apply to the project as follows: Building Setbacks Front or Side Yard on an Arterial (LEGO Drive, Armada Drive and Cannon Road) 30 feet Interior Side Yard 10 feet Rear Yard (Golf Course) 20 feet Landscape Setbacks Front or Side Yard on an Arterial (LEGO Drive, Armada Drive and Cannon Road) 30 feet Interior Side Yard 10 feet Rear Yard (Golf Course) 10 feet These base setback requirements assume 2 to 3 story buildings up to 35 feet. For buildings which exceed 35 feet in height, all required setbacks shall be increased at a ratio of one horizontal foot for every one foot of vertical construction above 35 feet. The additional setback area must be maintained as landscaped open space. c. Parking Areas Office buildings and parking areas in Planning Area 1 shall be sited and designed to minimize unfavorable views of the development from the west. Parking areas shall be sited between the public street section of LEGO Drive and Armada Drive and the buildings, to screen views of parking from the west. Berms and landscaping shall be utilized to screen parking areas to the maximum extent possible while still meeting other City ordinances and standards for sight distances. Carlsbad Ranch Specific Plan 98 2. DESIGN GUIDELINES a. Building Orientation Primary building entrances shall be oriented to the onsite parking area and not facing Armada Drive. Secondary building entrances are permitted to be oriented toward Armada Drive; however, as each office building is visible from all sides, no building elevation can appear as a "backside". Special landscaping treatment shall be used to define project entries at LEGO Drive and Armada Drive. Provision for comfortable pedestrian as well as vehicular linkages between LEGO Drive and Armada Drive and the buildings shall be provided. b. Building Form and Massing Office buildings shall be well articulated by changes in height and vertical planes to reduce the appearance of bulk and create interesting building silhouettes. The use of special architectural features such as dormers, cupolas, loggias, balconies, arcades and window and entry recesses, are encouraged to provide visual interest and detail. c. Architectural Character Architectural features such as tower, roof and courtyard elements, that provide building articulation, diversity and pedestrian amenity shall be provided. Building design shall incorporate or be generally compatible with a mediterranean vocabulary. d. Building Materials Building materials shall incorporate or be generally compatible with a mediterranean architectural vocabulary and shall use durable, high quality building and roofing materials. Exterior wall and roof colors shall be low intensity earth tones. Stucco with accent materials such as tile, natural stone, or other compatible natural building materials shall be preferred. Roof colors shall be low intensity colors, which blend with the environmental setting of the project. Glass curtain walls and other highly reflective building materials are considered inappropriate for building walls. Substantial use of mirrored, reflective or darkly tinted glass should be avoided, as it would give the appearance of a glass curtain wall. Carlsbad Ranch Specific Plan 99 e. Roofs Sloping roofs, varying roof heights and forms are encouraged to provide interesting building silhouettes. As a guideline, roof planes should be broken in height or form every 75 to 100 feet. Rooftop mechanical equipment shall be screened, enclosed and architecturally incorporated into visually interesting building tops. Carlsbad Ranch Specific Plan 100 C. PLANNING AREA 2 - RESEARCH AND DEVELOPMENT A combination of approximately 300,000 square feet of office and approximately 500,000 square feet of research and development uses will be developed in Planning Area 2, east of Armada Drive. As the nine lots in Planning Area 2 are developed, the City will monitor the square footage of the different uses. This monitoring will enure that the square footages proposed by the Site Development Plans do not exceed the estimates of the Zone 13 Local Facilities Management Plan, unless a future amendment to the LFMP would allow for a greater amount. The development standards and design guidelines of Planning Area 2 are compatible with the Gemological Institute of America's campus in Planning Area 1, with the exceptions of the permitted uses listed below. Buildings within Planning Area 2 should be oriented towards Armada Drive or LEGO Drive to provide screening of the parking areas from these access points. 1. DEVELOPMENT STANDARDS The following are specific development and design guidelines applicable to this Planning Area. However, Chapter III, Section A. GENERAL DEVELOPMENT STANDARDS AND DESIGN GUIDELINES beginning on page 63, contains additional development standards and design guidelines that are applicable to all Planning Areas within this Specific Plan Amendment. a. Permitted Uses (1). Principal permitted uses within the parcels designated Professional Office and Research and Development are as follows: - Professional, business, administrative and financial service uses; - Research and development uses; such as research and testing enterprises, which function within buildings whose general characteristics are compatible with facilities for office uses, as determined by the Planning Director; - A museum open to the general public, including retail sales related to the museum, not to exceed a total floor area of 325 square feet on only Lot 11 (Shown on Figure 21; Lot 8 of Final Map 13357) Amended June 8, 1999 Carlsbad Ranch Specific Plan 102 - Limited commercial uses located within the same building as the principal permitted use, such as deli/mini-convenience stores or other similar uses, limited to the sales of goods and services intended to satisfy the needs of the occupants of the Research and Development parcels. Restaurants, other than limited service delicatessens, shall not be permitted within Planning Area 2; - Related manufacturing, processing, storage, wholesale, and distribution facilities, which are an integral and/or essential component of principal permitted uses occurring within the Office/Research and Development area. These ancillary operations shall be located on the same parcel as the principal permitted use which they support; - The proposed mixing of light manufacturing with other diverse uses may require that measures be taken to mitigate the possibility of exposure of commercial and other less intense uses to accidents involving hazardous materials. (2) Daycare facilities for childcare are permitted by a Conditional Use Permit within parcels designated Research and Development. c. Building and Landscape Setbacks Building setbacks shall conform with the requirements of the Office (O) Zone requirements (Chapter 21.27 of the Carlsbad Municipal Code) and the setback requirements of the Building Height Ordinance (Chapter 21.04 of the Carlsbad Municipal Code), which apply to the project as follows: Building and Landscape Setbacks - Front or Side Yard on Armada Drive 30 feet Rear Yard on LEGO Drive 35 feet Interior Side Yard 10 feet Interior Private Street "D" 20 feet Carlsbad Ranch Specific Plan 103 These base setback requirements assume 2 to 3 story buildings up to 35 feet. For buildings which exceed 35 feet in height, all required setbacks shall be increased at a ratio of one horizontal foot for every one foot of vertical construction above 35 feet. The additional setback area must be maintained as landscaped open space. Setbacks from the Interior Private Street shall be measured from the face of curb. Due to the unusual shape of Lot 15, setbacks will not have to be increased for buildings over 35 feet in height. Special landscape treatment shall be provided on the first 50 feet of the interior street (Street "D") serving Planning Area 2 as it separates from Armada Drive. This treatment shall be designed to create a sense of entry into the research and development area. This area shall be maintained by the Carlsbad Ranch Maintenance Association. d. Access and Internal Circulation Lots within Planning Area 2 may gain access from driveways off Armada Drive or the private internal street "D" as shown on Figure 32 on page 101. As shown by Figure 32 Lots 10,11 & 12 will take their primary access off of Armada Drive. Lots 6,7,8,9,14 & 15 will take their primary access off of Street" D". Access points must comply with all applicable Engineering design standards of the City of Carlsbad. Through access from Armada Drive to the internal street via the parking areas approved as a part of the Site Development Plan may be permitted as long as it meets with all applicable Engineering design standards. The private street within Planning Area 2 shall have a curb-to- curb width of 40 feet with parking allowed on the west side only. The first 50 feet of the internal street as it branches off Armada Drive shall receive enhanced landscaping and create an entryway into the internal portion of Planning Area 2. No access to LEGO Drive shall be permitted from Planning Area 2. Carlsbad Ranch Specific Plan 104 e. Parking Areas Buildings and parking areas in Planning Area 2 shall be sited and designed to minimize unfavorable views of the development from the west and from the LEGOLAND Carlsbad entrance to the east. When feasible, parking areas for Planning Area 2 shall be located away from Armada Drive behind the office structures to conceal them from view and separate them from pedestrian walkways and away from the LEGOLAND Carlsbad entrance. Berms and landscaping shall be utilized to screen parking areas to the maximum extent possible while still meeting other City ordinances and standards for sight distances. 2. DESIGN GUIDELINES a. Building Orientation Office buildings should maintain a strong relationship to the road. Primary building entrances shall be oriented to the onsite parking area and not facing Armada Drive. Secondary building entrances are permitted to be oriented toward Armada Drive; however, as each office building is visible from all sides, no building elevation can appear as a "backside". Building mass should be parallel or on axis with Armada Drive. Special landscaping treatment shall be used to define project entries at Armada Drive. Provision for comfortable pedestrian as well as vehicular linkages between Armada Drive and the office buildings shall be provided. b. Building Form and Massing Buildings shall be well articulated by changes in height and vertical planes to reduce the appearance of bulk and create interesting building silhouettes. The use of special architectural features such as dormers, cupolas, loggias, balconies, arcades and window and entry recesses, are encouraged to provide visual interest and detail. Carlsbad Ranch Specific Plan 105 c. Architectural Character Architectural features such as tower, roof and courtyard elements, that provide building articulation, diversity and pedestrian amenity shall be provided. Variations in design may incorporate some of the features illustrated. Building design shall incorporate or be generally compatible with a mediterranean vocabulary. Communication devices such as satellite dishes and antenna shall be located or treated to reduce the visibility from pedestrian areas. Mechanical equipment such as ground transformers located away from the building shall be completely screened from public view with landscaping or other materials finished to match the building to which they relate. The use of recessed windows and the expression of columns and beams that create shadow and texture shall be encouraged to create a sense of human scale. d. Building Materials Building materials shall incorporate or be generally compatible with a mediterranean architectural vocabulary and shall use durable, high quality building and roofing materials. Exterior wall and roof colors shall be low intensity earth tones. Stucco with accent materials such as tile, natural stone, or other compatible natural building materials shall be preferred. Roof colors shall be low intensity colors which blend with the environmental setting of the project. Glass curtain walls and other highly reflective building materials are considered inappropriate for building walls. Substantial use of mirrored, reflective or darkly tinted glass should be avoided, as it would give the appearance of a glass curtain wall. e. Roofs Sloping roofs, varying roof heights and forms are encouraged to provide interesting building silhouettes. For large buildings, flat roofs with appropriate parapet treatment to provide relief may be acceptable. As a guideline, roof planes should be broken in height or form every 75 to 100 feet. Rooftop mechanical equipment shall be screened, enclosed and architecturally incorporated into visually interesting building tops. Carlsbad Ranch Specific Plan 106 D. PLANNING AREA 3 - HOTEL/RETAIL Located along the southern portion of Armada Drive, within close proximity to the adjoining Research and Development area and Palomar Airport Road, Planning Area 3 will be developed with Hotel/Retail uses which include a mixture of retail, lodging and office uses. Development in Planning Area 3 will be designed to take advantage of views to the west over the flower fields. At some future date, Planning Area 3 may be re-subdivided to create separate legal parcels for the hotel/timeshare and retail uses. 1. DEVELOPMENT STANDARDS The following are specific development and design guidelines applicable to this Planning Area. However, Chapter III., Section A. GENERAL DEVELOPMENT STANDARDS AND DESIGN GUIDELINES beginning on page 63, contains additional development standards and design guidelines that are applicable to all Planning Areas within this Specific Plan Amendment. a. Permitted Uses - Hotels; - Commercial Living Units (Timeshare) may be permitted by the City Council in conjunction with a hotel project; Accessory Uses - The following uses are permitted only as accessory uses to the hotel and/or timeshare. - Retail, wholesale or service businesses catering directly to the consumer, except new or used car sales; - Restaurants, not including drive-up or drive in services; - Health and Fitness Clubs; - Daycare facilities for child care; - Personal Services; barbers, beauty shops etc.; - Art Galleries/Museums; - Professional, business, administrative and financial offices; - Bars and nightclubs as part of hotel or restaurant; Carlsbad Ranch Specific Plan 108 b. Building and Landscape Setbacks Building setbacks shall conform with the requirements of the Commercial Tourist (CT) Zone requirements (Chapter 21.29 of the Carlsbad Municipal Code) and the setback requirements of the Building Height Ordinance (Chapter 21.04 of the Carlsbad Municipal Code), which apply to the project as follows: Building Setbacks - Front or Side Yard on Armada Drive: 30 feet Rear or Side Yard From Flower Fields: 25 feet Landscape Setbacks - Front or Side Yard on Armada Drive: 30 feet Rear or Side Yard From Flower Fields: 10 feet As noted above, development in Planning 3 is required to conform with the requirements of the C-T Zone which does not require any setbacks from the property lines. Planning Area 3 is providing a 30-foot front yard setback and 25-foot rear and side yard setbacks. Since these setbacks are far greater than the requirements of the C-T Zone, buildings that exceed the 35- foot height limit are not required to increase the setbacks described above. c. Parking The joint use of parking facilities is allowed within the Hotel/Retail area, based on the potential for off-peak uses, and the establishment of a pedestrian oriented environment which will encourage multi-purpose trips. Specific reductions of parking requirements shall be determined based on the provisions set forth in section 21.44.050(a)(4) of the Carlsbad Municipal Code. 2. DESIGN GUIDELINES a. Building Orientation Buildings should be oriented to take advantage of views overlooking the flower fields and the Pacific Ocean. Buildings in Planning Area 3 adjacent to Armada Drive should have pedestrian oriented architecture. Carlsbad Ranch Specific Plan 109 People oriented activities (i.e. recreation, restaurants with outdoor seating, retail shops, lobbies, ballrooms) should be established adjacent to the pedestrian promenade to enliven and reinforce the public nature of the space. b. Building Form and Massing A variety of building size, form and height is encouraged for Planning Area 3. Within Planning Area 3, an architectural feature (e.g., tower), which exceeds 35-feet in height, is encouraged for the hotel only to enhance the building silhouette. The architectural feature must meet the criteria listed under building height in Section III.A.1. of this specific plan. c. Architectural Character Architectural features such as tower, roof and courtyard elements, that provide building articulation, diversity and pedestrian amenity shall be provided. Variation in design should incorporate several or all of these elements. Building design shall incorporate or be generally compatible with a mediterranean vocabulary. Ground level building facades in Planning Area 3 shall be rich in architectural detail. Architectural features such as windowsills and moldings, windowpanes, columns, arcades and awnings are encouraged. d. Building Materials Building materials shall incorporate or be generally compatible with a mediterranean architectural vocabulary and shall use durable, high quality building and roofing materials. Exterior wall and roof colors shall be of low intensity earth tones. Stucco with accent materials such as tile, natural stone, or other compatible natural building materials shall be preferred. Roof colors shall be low intensity colors which blend with the environmental setting of the project. The material utilized for the sloping roofs shall be a clay roof tile with mottled tones or metal roof panels of copper, aluminum or steel. Glass curtain walls and other highly reflective building materials are considered inappropriate for building walls. Substantial use of mirrored, reflective or darkly tinted glass should be avoided, as it would give the appearance of a glass curtain wall. Carlsbad Ranch Specific Plan 110 e. Roofs Sloping roofs, varying roof heights and forms are encouraged to provide interesting building silhouettes. Rooftop mechanical equipment shall be screened, enclosed and architecturally incorporated into visually interesting building tops. f. Access Primary building entrances may be oriented toward Armada Drive. A prominent building entrance should be established using architectural and landscape features (e.g., special entry landscaping and hardscape and awnings or canopies.). Clear, un-tinted glass shall be used at street level for retail uses to foster direct visual interaction between indoor and outdoor areas. Mirrored, highly reflective or darkly tinted glass shall not be permitted. Pedestrian access from Planning Area 3 to LEGO may be provided in accordance with all applicable City standards. If warranted by the amount of traffic on Armada Drive a grade separated crossing may be constructed. If a grade separated crossing of Armada Drive is provided the construction and maintenance of this crossing shall be the responsibility of the developer of Planning Area 3. The design and location of a grade-separated crossing shall be reviewed as a part of the Site Development Plan for Planning Area 3. Carlsbad Ranch Specific Plan 111 E. PLANNING AREA 4 - LEGOLAND Carlsbad 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 shall comply with the following criteria: • Establish the child as the focal point • Provide for family interaction and fun • Provide Environmental sensitivity including designing with nature, energy conservation, reuse, and recycling • Create a "park within a park" • Facilitate participation and creativity • Create a world of learning • Develop theme areas corresponding to LEGO brands • Provide comfort and quality for guests and staff • Create synergy with the local community and environment The overall concept of LEGOLAND Carlsbad may be described as a "park within a park". A significant portion of LEGOLAND Carlsbad will consist of attractive landscape areas with an emphasis on native and water conserving landscapes. Figure 36 on page 116 provides an overall planning summary of LEGOLAND Carlsbad. 1. PLANNING AREAS The general planning areas and acreages, which make up LEGOLAND Carlsbad are shown on Figure 35 on page 115. The approximately 128-acre site consists of two (2) distinct planning areas. These consist of the Inner Park and the Outer Park. A brief description of the approximate size and location of each of the planning areas is provided below. a. Inner Park The Inner Park is approximately 70 acres in size and includes both Active Clusters and Passive Clusters. The Inner Park planning area is located in the northern portion of the LEGO property and serves as the core of LEGOLAND Carlsbad. The Inner Park is accessed through an entrance structure with ticketing booths and turnstiles, an entrance building with guest related facilities and retail uses, restaurant/cafe buildings, public toilets and comfort rooms, and the themed attractions buildings. Carlsbad Ranch Specific Plan 112 The key elements of LEGOLAND Carlsbad are the "Active Clusters" and "Passive Clusters". These key elements are shown on Figure 36 on page 116. Active Clusters will include LEGO attraction areas such as MINILAND and will be distinguished by plantings, paving, site furnishings, water features, pedestrian trails and landscape lighting. Rides created for these areas will be designed to allow the child and his/her family to view and interact with the LEGO models and attractions. High-speed thrill rides will not be a part of LEGOLAND Carlsbad. It is anticipated that LEGOLAND Carlsbad will include approximately five (5) Active Clusters. The size of each Active Cluster is expected to be at the range of 2 and 5 acres. Examples of activities which may occur in the Active Clusters include the following: Miniland - Miniland will be the heart of LEGOLAND Carlsbad. This area will illustrate the creative uses of LEGO bricks in a garden setting. Miniland will be alive with movement and sound and will create landmarks and scenes from the world, North America and California. It will include famous buildings and towns surrounded by landscape settings. DUPLO Play Town - DUPLO Play Town will focus on younger children. Children can enjoy attractions that will feature DUPLO theme areas and will offer plenty of creative play opportunities. Rides designed for and controlled by small children will allow them to interact with DUPLO model creations. DUPLO buildings will allow children to explore and interact with their surroundings in unique ways. LEGO Building Workshops - LEGO building workshop areas will be incorporated in several areas of the Park to allow children at different age levels to build their own LEGO creations. Master-classes led by LEGO model designers will offer groups of children and families opportunities to participate in guided building tasks with LEGO bricks and elements. LEGO Driving School - Among other educational elements will be a driving school for children to learn the rules of the road. The driving school will offer group instructions and testing of skills on a driving course with LEGO instructors. Following this driving experience, children will be awarded their own LEGO driver's license. LEGO Attraction Areas - Other attractions in LEGOLAND Carlsbad emphasize LEGO themes such as Town, Castle, and Pirates. Carlsbad Ranch Specific Plan 113 Activities created for these areas will be designed to allow the child and his/her family to view and interact with the theme LEGO models and attractions. Passive Clusters will be located next to the Active Clusters within the Inner Park. The Passive Clusters are characterized by unobstructed park like plantings with occasional walkways and limited paving, site furnishings, garden features and landscape lighting. The key objective of the passive clusters is to allow families to picnic, relax, and enjoy the park atmosphere. Service and Administration The Service and Administration planning area is located on the eastern end of the project site. The service and administrative buildings will include storage, workshops, staff, educational and administrative facilities. External waste and storage facilities will be established in connection with the storage building. b. Outer Park The Outer Park contains landscape areas, LEGOLAND hotel and parking facilities for LEGOLAND Carlsbad. The actual boundaries of both the Inner Park and Outer Park as well as the acreage of the Planning Areas may vary and will be precisely determined at the time of the Site Development Plan review. LEGOLAND Hotel The hotel, accessory uses to the hotel and hotel guest parking are to be located in the Outer Park between the LEGOLAND entrance and administrative offices. Hotel parking will be separated from the general visitor parking for LEGOLAND Carlsbad and accessible from the main entrance and The Crossings Drive. Details of the hotel, accessory uses and hotel guest parking will be provided as part of the application for the Site Development Plan. Carlsbad Ranch Specific Plan 114 Parking and Circulation Proposed parking consists of areas for guest parking, bus parking, recreation vehicle, employee parking and hotel parking. Guest parking includes provisions for handicap parking in accordance with the Americans with Disabilities Act. In an effort to work with the existing topography of the site and maximize views within LEGOLAND Carlsbad, the parking area is designated for the southern portion of the LEGO site. Access to the guest parking will be taken from LEGO Drive by way of Cannon Road. All directional signage including freeway signs, signs on Palomar Airport Road and promotional advertisements shall direct motorists towards Cannon Road. Parking expansion space will be provided within the LEGO park site adjacent to the parking lot on the south. This will also provide space for parking overflow should it be needed during peak visitor days. Bus/RV parking will be provided at the southwestern portion of the site. The bus/RV parking area will be double striped and available for use as standard LEGOLAND visitor parking during peak periods in which bus demand is low, on an as-needed basis. Charter bus and school bus access to LEGOLAND theme park will be through the main entrance. Bus drop-off areas are provided in the parking lot along the pedestrian spine which leads into LEGOLAND. NCTD bus access will be provided via The Crossings Drive. Charter bus service to the hotel will be via The Crossings Drive. Employee parking facilities are provided at the southeastern portion of the site. Access to these areas will be from Palomar Airport Road via The Crossings Drive. Emergency vehicle access is also provided via The Crossings Drive. Details of the parking areas will be provided as a part of the application for the Site Development Plan. Hotel parking will be separated from the general visitor parking for LEGOLAND Carlsbad and accessible from the main entrance and The Crossings Drive. It is anticipated that upon initial arrival to the hotel, guests will enter from Cannon Road through the LEGOLAND main entrance. Once at the hotel, guests are likely to utilize the entrance via The Crossings Drive to avoid the general park traffic. Carlsbad Ranch Specific Plan 118 2. DEVELOPMENT STANDARDS The following are specific development and design guidelines applicable to this Planning Area. However, Section III.A. GENERAL DEVELOPMENT STANDARDS AND DESIGN GUIDELINES beginning on page 63 contains additional development standards and design guidelines that are applicable to all Planning Areas within this Specific Plan Amendment. a. Permitted uses within LEGOLAND Carlsbad are as follows: - Entrance facility; - Toll "plaza"; - Retail shops, not including drive-up or drive-in services; - Restaurants, not including drive-up or drive-in services; - Service buildings associated with Park activities; - Offices related to Park activities, business and administration; - Ancillary uses related to LEGO park; - Hotel and accessory uses to the hotel including: Retail Restaurants, not including drive-up or drive-in services Health and Fitness Clubs Staged entertainment Recreational facilities for water play Rental car agency Childcare facilities Personal services, Barbers, Beauty shops, etc. Bars and Nightclubs Art Galleries/Museums Administrative and Business Offices - Indoor and outdoor facilities for children related to entertainment and education including overnight uses, but not including high-speed thrill rides (those rides typically oriented towards the teenage and young adult audience); - Water features, lakes; - Picnic areas; - Landscaped areas; - Guest services and facilities; - Accessory uses which are clearly incidental or necessary to principal permitted uses; - People moving systems; - Signs related to Park activities; - Parking; Carlsbad Ranch Specific Plan 119 - Any other uses as determined by the Planning Director to be of the same general character as the uses listed above. b. Permitted temporary uses within LEGOLAND Carlsbad which are limited in duration, but occur from time to time, are as follows: - Festivals; - Craft fairs; - Markets; - Construction facilities; trailers, equipment and material storage areas; ancillary uses related to project construction. c. Uses not permitted within Legoland Carlsbad are as follows: - Hotel Conversions. Any hotel rooms within Planning Area 4 of the Carlsbad Ranch Specific Plan shall not be converted to a limited use overnight visitor accommodation. d. LEGOLAND Carlsbad Setbacks Figure 37 on page 121 depicts the proposed setback conditions for LEGOLAND Carlsbad at four key locations. i. LEGO Drive (Area 1) Building Setbacks - No building shall be closer than 50 feet from the eastern curb of LEGO Drive. Landscape Setbacks - Landscaping shall extend a minimum of 35 feet from the eastern curb of LEGO Drive. Parking Setbacks - No parking area shall be allowed closer than 35 feet from the eastern curb of LEGO Drive. ii. Northeast Boundary of the Park (Area 2) Building Setbacks - No building shall be closer than 35 feet from the property line of LEGOLAND Carlsbad. Carlsbad Ranch Specific Plan 120 Landscape Setbacks - Landscaping shall extend a minimum of 35 feet from the property line into Planning Area 4. Parking Setbacks - Not Applicable. iii. The Crossings Drive (Area 3) Building Setbacks - No building shall be closer than 20 feet from the right-of- way line. Landscape Setbacks - Landscaping shall extend a minimum of 20 feet from the right-of-way line. Parking Setbacks - No parking area shall be allowed closer than 20 feet from the right-of-way line. iv. Palomar Airport Road (Area 4) Building Setbacks - No building shall be closer than 300 feet from the northern right-of-way line along Palomar Airport Road. Landscape Setbacks - Landscaping shall extend a minimum of 140 feet from the northern right-of-way line along Palomar Airport Road (150 feet from the curb). Parking Area Setbacks - No parking area shall be allowed closer than 140 feet from the northern right-of-way line along Palomar Airport Road (150 feet from the curb). Carlsbad Ranch Specific Plan 122 e. Building Height Building heights shall conform to the building height standards of the City's Zoning Ordinance (Chapters 21.04 and 21.29.060 of the Carlsbad Municipal Code), which apply to the LEGOLAND Carlsbad parcel except as modified in this section. All buildings within LEGOLAND Carlsbad shall not exceed the height of thirty-five feet or three levels and allowed height protrusions, as described in Section 21.46.020 of the Carlsbad Municipal Code, shall not exceed forty- five feet. Additional building height may be permitted to a maximum of forty- five feet through a Site Development Plan approved by the City Council provided that: i. The building does not contain more than three levels; ii. All required setbacks shall be increased at a ratio of one horizontal foot for every one foot of vertical construction beyond thirty-five feet. The additional setback area will be maintained as landscaped open space; iii. The building conforms to the requirements of Section 18.04.170 of the Carlsbad Municipal Code; iv. The allowed height protrusions as described in Section 21.46.020 of the Carlsbad Municipal Code do not exceed 45 feet; with the exception of architectural features and exhibits may be permitted up to 55 feet in height if the City Council makes the specific findings that the protruding architectural features or exhibits (1) do not function to provide usable floor area; (2) do not accommodate and/or screen building equipment; (3) do not adversely impact adjacent properties; (4) are necessary to ensure a building's or exhibit's design excellence; and (5) are restricted to no more than 3 percent of the total roof surface area of the structure from which it protrudes, or in the case of exhibits within Planning Area 4, that they be restricted to no more than 3% of the aggregate of the exhibit as measured from each exhibit's base, upon review of a Site Development Plan approved by the City Council. Carlsbad Ranch Specific Plan 123 f. Parking Standards3 The required parking for LEGOLAND Carlsbad is as follows: LEGOLAND Park – Autos 3,103 spaces Park – RV’s 20 spaces Employee 600 spaces Hotel 1.2 spaces per room Restaurant 1 space per 100 SF (if over 4,000 SF) 40 + 1 space per 50 SF Retail 1 space per 300 SF In addition, 60 bus spaces and an additional 26 RV spaces are provided as a convenience to touring bus companies and schools. During peak demand events however, this parking may be converted to visitor parking spaces. If additional uses not specifically listed above are developed, Chapter 21.44 of the Carlsbad Municipal Code shall be utilized for the parking standards or parking ratios. Automobile parking stall sizes shall be a minimum width of 8’6" with a minimum area of 170 square feet. All aisles shall be a minimum of 24 feet in width Recreation Vehicle parking stalls shall be 34' x 11'. Bus parking stalls shall be 40' x 12'. All bus aisles shall be a minimum of 75 feet in width. If tandem bus parking occurs, there shall be a minimum of 3 feet between buses. All handicapped parking stalls shall meet the requirements of the Americans With Disabilities Act. The proposed parking concept shall meet or exceed the City of Carlsbad landscape requirements of 1 tree per 4 parking stalls. Bicycle access to the parking lot shall be provided at the trail connections off LEGO Drive and off The Crossings Drive. Bicycle racks shall be provided within the parking area. 3 The City of Carlsbad does not have a specific parking standard for a theme park such as LEGO. The theme park standards are derived based on the justification and analysis contained in an addendum prepared by RBF dated January 23, 2008 to the April 1994 Traffic Study for LEGOLAND Carlsbad ,prepared by KAKU Associates, Inc. (, This report and addendum are available at the City of Carlsbad Planning Department and is incorporated herein by reference. Carlsbad Ranch Specific Plan 124 The parking lot layout and design are shown on Figure 38 on page 125 and the parking lot geometrics are illustrated in Figure 39 on page 126. These Figures are intended to show that it is feasible to design a parking layout to accommodate the required parking on the LEGO site. It is not intended to be a final design. The actual design may vary subject to the review of the Site Development Plan. The final parking lot layout shall be subject to City approval at the time of Site Development Plan review. Directed parking may be necessary during certain peak season days. A requirement for directed parking would be based on the final design of the parking lot and determined if necessary at the time of the Site Development Plan review.Legoland shall monitor the number of vehicles entering Legoland on a daily basis, and combine the data collected through such monitoring to produce annual parking reports. Such reports shall be submitted for review by the City and the Coastal Commission in association with any request to modify the certified parking standards or any proposed alternative transportation plan. g. Circulation PlanThe Circulation Plan is shown in Figure 40 on page 127. The Circulation Plan establishes the roadway network and the basic standards for safe automotive, bicycle and pedestrian movement within the LEGO site and as it relates to the proposed circulation system of the adjacent Carlsbad Ranch Planning Areas. Figure 40 on page 127 of this document illustrates the overall circulation plan for the Carlsbad Ranch Specific Plan. In order to comply with the established performance standard for circulation facilities contained in the Local Facilities Management Plan, Zone 13, the only directional signing allowed on Palomar Airport Road will be a directional sign for west bound vehicles directing them to go north on Armada Drive to LEGO Drive. All directional signage located along the I-5 corridor shall direct visitors to the Cannon Road off ramps. All promotional material, television and radio advertising, shall direct visitors to access the Park using the I-5 and Cannon Road interchange. Carlsbad Ranch Specific Plan 128 Visitor traffic will approach the Park heading east on Cannon Road from the I-5 interchange, then make a right turn at LEGO Drive. A roundabout will be located at the intersection of LEGO Drive and Armada Drive. This roundabout will guide visitors to LEGOLAND Carlsbad. LEGO Drive empties directly into the private driveway leading to the LEGO visitor parking lot. Access to the employee parking, LEGOLAND Hotel and service areas shall be provided from The Crossings Drive via Palomar Airport Road. Access to charter/school bus parking will be provided through the main LEGOLAND entrance. Drop-off areas for buses are provided along the pedestrian spine that leads from the parking lot into the LEGOLAND park. NCTD bus access shall be provided from The Crossings Drive via Palomar Airport Road. In the event of a chartered bus specifically for LEGOLAND Hotel guests, access will be provided via The Crossings Drive. The service road will be landscaped and screened to prevent public view from Park visitors. Vehicles shall be separated from the Active and Passive Clusters of the Park to avoid pedestrian contact. The service road shall be constructed to meet the City of Carlsbad standards to accommodate emergency vehicles. Pedestrian access is provided through a system of circulation which links a series of Active Clusters. This system provides a main circulation route with opportunity to return to clusters of particular interest. Trail links/connections to adjacent portions of the Carlsbad Ranch will be provided on the southwestern boundary of the park on LEGO Drive, adjacent to Armada Drive and on the eastern boundary of the Park off of The Crossings Drive at the entrance to the employee parking or service administration area. h. Alternative Transit The City and Legoland shall actively encourage convenient alternatives to automobile use throughout the Carlsbad Ranch and surrounding coastal areas including the Poinsettia Station and the Carlsbad Village Transit Center by implementing the following measures: • The City shall encourage transit operators to provide low-cost transit service from Legoland Hotel and Legoland Park to beaches and visitor-serving areas, as well as major transit stations, and to provide such transit service within walking distance of Legoland Park, especially throughout the summer. Such encouragement should Carlsbad Ranch Specific Plan 129 include, at a minimum, joint advertising of such services by Legoland and the City. • If daily public transit service is not available, Legoland shall provide shuttle service to all Legoland Hotel and Legoland Park guests, as well as Legoland employees, providing transportation from the Poinsettia Station and the Carlsbad Village Transit Center on a regular schedule including at least two times each morning, with scheduled returns every afternoon. If after a minimum two-year period, the City has documentation that such a service is not being utilized by the public, an amendment to this LCP policy may be considered. Transit opportunities shall be advertised on the Legoland website explaining to all patrons how to make best use of transit when arriving at either the Poinsettia Station or the Carlsbad Village Transit Center. • In order to minimize energy consumption and vehicle miles traveled and provide substitute means of serving development with public transportation, Legoland shall provide incentives for alternative transit use such as providing employee transit passes or subsidies, ridesharing programs, preferred parking for carpooling, company bulletin boards for use of organizing carpools, employee bike racks, and on-site shower facilities. i. Operation and Safety LEGO Drive shall comply with the operation and safety standards and criteria as provided in the Standards for Design and Construction of Public Works Improvements in the City of Carlsbad. Lighting shall be provided that will conform with the City lighting standards. The LEGO parking concept allows for the maximization of landscape opportunities, while providing for the required amount of parking in a safe and efficient manner. If it is required that the parking area be lit, it will conform to the City lighting standards. The LEGO parking lot will be loaded from front to back, allowing for minimal contact between pedestrian and vehicular movement. Visitor parking will be controlled and directed by parking attendants during peak attendance days. The service access road will be separate from pedestrian traffic within the main portion of LEGO Park. j. Signs Signage within LEGOLAND Carlsbad shall conform to the requirements of the City's zoning regulations (Chapter 21.41 of the Carlsbad Municipal Code) and the Mello II segment of the LCP. Carlsbad Ranch Specific Plan 130 Signage for LEGOLAND Carlsbad will consist of both permanent and temporary signs, which will fall into two categories: Off Site Signage On Site Signage The approximate location of the project identity and directional signs is shown on Figure 40 on page 127. The exact location, size and design of these signs will be determined when the Site Development Plan for LEGOLAND Carlsbad is submitted for review by the City of Carlsbad. i. Off-Site Signage (a) Freeway Identification/Directional Signage -Interstate 5: The function of the Freeway Identification signs are to identify the Cannon Road exit as the access to LEGOLAND Carlsbad. A minimum of four ground-mounted signs indicating the LEGOLAND Carlsbad exit point will be provided by CalTrans along Interstate 5. These signs will be designed in accordance with all applicable CalTrans standards. (b) Project Identity and Directional Signage Within The Carlsbad Ranch Specific Plan Primary Park Identification The function of the Primary Park Identification sign is to create a sense of project entry and establish the park image and character. This signage will be located at the main park entrance at the roundabout intersection of Armada Drive and LEGO Drive. Directory signage for the other uses within the Carlsbad Ranch may also be located on this sign. This sign Carlsbad Ranch Specific Plan 131 shall be designed so that it does not create obstructions to vehicular sight distance through the roundabout. The aggregate sign area of all signs in the specific plan community identity sign program shall not exceed a total of one hundred square feet, plus three square feet per acre of property within the development (1,342.2 square feet). No individual sign shall have an area larger than one hundred and fifty feet. Secondary Project Identification The function of the Secondary Project Identification sign is to direct vehicular traffic from Cannon Road on to LEGO Drive. Additionally, this sign will announce park closures, and activities that are not in operation. The Secondary Project Identification sign will be located at the Cannon Road and LEGO Drive intersection. ii. On Site Signage The exact locations and size of the on site signs will be determined as a part of the Site Development Plan for LEGOLAND Carlsbad. The design and size of these signs will be kept in character with LEGOLAND Carlsbad. The following text provides a description of the various types of signs that will be provided and their function. (a) Auto/Directional The function of the Auto/Directional signs is to direct visitors to the specific areas of LEGOLAND Carlsbad, including pedestrian entrances and auto/parking lot exits. (b) Pedestrian The function of the Pedestrian signage is to direct visitors to various portions of the Park. (c) Gateways The function of the Gateway signage is to delineate "districts" by marking the entrance to a new "experience" within LEGOLAND Carlsbad. Carlsbad Ranch Specific Plan 132 (d) Regulatory The function of Regulatory signs is to enforce existing Municipal Code, State and/or Federal Regulations, and LEGOLAND Carlsbad imposed regulations(i.e., Do Not Enter, No Smoking). (e) Attractions The function of Attraction signs is to provide information about the subject attraction or ride, or point of interest in the Park. (f) Educational and Informative The function of Educational and Informative signs is to provide general and specific information about various educational features within the Park. (g) Service The function of Service signs is to direct service vehicles and service and administration related vehicles to Service and Administration areas of the Park. (h) Marketing/Promotional The function of Marketing signs is to announce forth-coming attractions ("coming soon"). The purpose of promotional signs is to announce upcoming special events at the site that may occur during special times of the year. (i) Construction/Construction Traffic The function of the Construction signs is to disclose construction site rules, warnings and information. k. Service/ Loading Areas and Trash Enclosures Service/loading areas and trash enclosures shall be located behind buildings and screened in such a manner that they are not visible from the street and the pedestrian walkways. Service and loading areas shall be designed so as to not appear as a service area and shall be designed in accordance with City Engineering standards and design requirements. Carlsbad Ranch Specific Plan 133 Trash collection containers shall be completely screened and located as inconspicuously as possible. A six-foot high masonry wall shall enclose trash receptacle areas with gates as required by City standards. The enclosure shall be of similar colors and/or materials as the buildings, subject to the approval of the Planning Director. All equipment stored outdoors shall be visually screened from adjacent streets and property. Equipment shall be screened by a solid concrete or masonry wall not less than six feet in height. l. Fencing and Walls LEGOLAND Carlsbad will be surrounded by a variety of fences and walls to prohibit entry into the park by non-paying or unauthorized visitors. The actual design and the exact location of the fences and walls will be addressed during the processing of the Site Development Plan for LEGOLAND Carlsbad. m. Lighting Lighting within Planning Area 4 shall be designed to provide adequate illumination for visitors to LEGOLAND Carlsbad, while avoiding adverse impacts on adjacent properties. A detailed lighting plan shall be reviewed and approved as a part of the Site Development Plan for LEGOLAND Carlsbad. The following principles should be considered in the design of a lighting plan for Planning Area 4: i. Lighting should be designed so that it does not spill over into adjacent areas. ii. Lighting should be directed downwards to avoid impacting aircraft approach or takeoff from Palomar Airport. iii. All lights should be of a type which conserves energy. iv. Lighting will be provided at a pedestrian scale and should reflect the design objectives of the roadways as well as complementing the character of the environment in which they are placed. Along the pedestrian walkways pedestrian scale lighting fixtures shall be used. Light fixtures shall not exceed 22' in height and shall be spaced to meet City standards for luminosity. High-pressure sodium vapor fixtures shall be utilized for the best representation of natural tones. v. The private segment of LEGO Drive shall be designed to accommodate seasonal lighting (e.g. Christmas, etc.). Carlsbad Ranch Specific Plan 134 vi. Parking lot lighting shall be designed in conformance with City standards. vii. Lighting should provide a safe and desirable level of illumination for both pedestrians and motorists without intruding into adjacent areas. viii. Project signage should be illuminated on the sign face only, in such a way as to minimize light overflow. ix. Search lights and lasers directed towards the sky should not be permitted. 3. DESIGN GUIDELINES The following are specific development and design guidelines applicable to this Planning Area. However, Section III.A. GENERAL DEVELOPMENT STANDARDS AND DESIGN GUIDELINES beginning on page 63 contains additional development standards and design guidelines that are applicable to all Planning Areas within this Specific Plan Amendment. The purpose of the following section is to provide sufficient design guidelines and descriptive text to give the City an idea of the appearance and feeling of LEGOLAND Carlsbad when it is developed. The exact details of LEGOLAND Carlsbad will be provided when the Site Development Plan is processed for this area. LEGOLAND Park a. General Building Orientation LEGOLAND Carlsbad Building Orientation The LEGOLAND Carlsbad entrance structures will be oriented toward the guest parking area. Other Park buildings and structures will be oriented, in general, toward a main pedestrian pathway system linking the various Activity Clusters. Entrance to the various buildings and structures should in general be from the main pathway system. Secondary entrances and service entrances will be from a secondary pathway system and the outer ring service road surrounding the Inner Park. Buildings and structures should be of various masses and orientation in a "village/town landscape" arrangement. Provisions for comfortable service and emergency vehicular access will be established park-wide and will link up with the service and emergency road system. Carlsbad Ranch Specific Plan 135 Service and Administration Building Orientation LEGO service buildings shall be architecturally compatible with the administration building. Primary service building entrances shall be oriented to the access road area. Secondary building entrances will in general be oriented toward the Family Park. Building mass should be parallel or on axis with the access road. Provisions for comfortable pedestrian as well as vehicular linkages between the Park, access road, staff car parking and the service administration building shall be provided. b. Access LEGOLAND Carlsbad Buildings The main entrance for guests to LEGOLAND Carlsbad will be from the guest car parking via guest "car park islands" to an entrance plaza in front of the entrance structure. In connection with the entrance plaza, disabled parking, charter/school bus and taxi drop-off will be established. NCTD bus access is provided via The Crossings Drive. From the main entrance, a main pedestrian pathway will lead through the various Active and Passive Clusters. Access to the various attractions will be from the main pathway system as well as a secondary pathway system in each individual cluster. Entrance facilities to each individual attraction will include various setbacks and/or queuing facilities to secure sufficient flow on pathway systems. Pathway systems and access to attractions will satisfy all applicable requirements for disabled accessibility. A service road system will be established within the Outer Park area for easy accessibility for service vehicles to the various main facilities in the Park. An emergency and fire engine corridor system will be established acceptable to the Carlsbad Fire Department. Service and Administration Buildings Main access to the administration building and service building area will be from the secondary access road via The Crossings Drive off Palomar Airport Road. Secondary access to administration and service buildings, including service gates to the service building, will be from a service yard between the administration and service building. A combined staff service road and pathway will connect the service yard with the service road around the Park. The service area will be screened from the surroundings by planting. Carlsbad Ranch Specific Plan 136 c. General Architectural Character Architectural features, such as facades, roofs and courtyard plaza elements that provide building articulation, diversity and pedestrian amenity shall be provided. Variations in design are anticipated and should incorporate some of the features described below. Building design should be generally compatible with a variety of theme characters. Building Form LEGOLAND Carlsbad and service/administration building facades shall be well articulated by changes in height and vertical planes to reduce the appearance of bulk and create interesting building silhouettes. The typical facade will be asymmetrical and building elevations will be varied and staggered to suggest a "village" character. In some areas, theme building and structures may incorporate decorative details borrowed from architecture in connection with some attraction. Roofs Roofs will be generally low pitch or flat. Gable roof materials shall be of suitable roof sheet material or tiles, with subdued colors. Roof planes shall be varied for visual interest and to achieve intimate scale. Overhangs will be short and rakes will be tight, except porches and verandas. Roof planes will be varied for visual interest. Entries Entrances to general buildings in the Park will generally be recessed and covered. Entrances to theme attraction buildings will be of various types. Arches above the doorways will be established where it is compatible with the theme and character of the building. Materials will include rendered facades, tiles and decorative doorways, and strong features. Entries to service and administration buildings will usually be the focal point of the building and will typically be recessed or covered. Carlsbad Ranch Specific Plan 137 Windows Windows may commonly appear recessed on general buildings. Detail treatments include the use of architectural accents. Shutters will be common where suitable. A variety of styles and sizes will typically be used together to form a random pattern. Balconies & Verandas Balconies and verandas will be used as strong ornamental elements, in order to add interest to the elevation and shade to the buildings and outdoor areas. Public Spaces Shaded areas will be established park-wide through the use of pergola structures, etc. A warm, relaxed atmosphere will be created to enhance the guest's comfort. d. Potential Building Materials Building materials utilized in the LEGOLAND Carlsbad buildings shall incorporate or be generally compatible with a theme architectural vocabulary and shall use durable, high quality building and roofing materials. The Inner Park will include a variety of architectural themes, which will delineate different activity areas of the Park. Exterior wall and roof colors shall be carefully selected. Stucco with accent materials are preferred. Roof colors shall be low intensity colors, which blend with the environmental setting of the project. e. Citywide Trail Segment Trails within Planning Area 4 shall be designed to link into the Citywide Trail System along Hidden Valley Drive. Trail Segment 28 of the Citywide Trail System may be located on the east side of The Crossings Drive if that area is developed as a public golf course by the City of Carlsbad and its relocation is approved by the City. LEGOLAND Hotel a. General Building Orientation The hotel will be set in an articulated form to help create an entrance plaza for the Park on the North side. Carlsbad Ranch Specific Plan 138 The service area will orient to the existing Park service area to the East of admissions. This area links to the outer ring service road. At the option of LEGOLAND, the hotel construction may be phased. A phasing concept may be provided and reviewed through the site development plan process. b. Access Guests Guests arriving by car will access the hotel through the main LEGOLAND entrance or via The Crossings Drive. Upon arrival, guests will be directed to the hotel entrance plaza where there will be a covered area for drop-off from cars and taxis. Parking for disabled people will be provided close to the entrance and there will be dedicated parking for other hotel guests. NCTD bus access will be provided via The Crossings and drop-off guests at the east end of the hotel. Service Area This will be accessed (as is the LEGOLAND administration building and service building area) from the secondary access road via The Crossings Drive off Palomar Airport Road. A combined staff service road and pathway will connect the service yard with the service road around the Park. The service area will be screened from the surroundings by planting. c. General Architectural Character Architectural features, such as well articulated and varied facades, roofs and courtyard plaza elements that provide building articulation, diversity and pedestrian amenity will be provided. Variations in design are anticipated and will incorporate some of the features described below. Building Form The LEGOLAND hotel will be articulated both in plan and section to reduce the appearance of bulk and to create an interesting building silhouette for the elevations facing the entry plaza and general public spaces. The typical facade will incorporate some fantasy features to reinforce the LEGOLAND brand and these will be most intense at the entrance to the hotel. Carlsbad Ranch Specific Plan 139 Roofs Roofs will be low pitch or flat. Roof materials will be of suitable roof sheet material or tiles. Roof planes will be varied for visual interest and to achieve intimate scale. Entrances Entrances to the hotel and public areas will be recessed and covered. They will be compatible with the theme and character of the building. Materials may include rendered facades and tiles. Windows The design of windows will follow the themes mentioned above. Balconies Balconies and french balconies may be used as strong ornamental elements, in order to add interest to the building and outdoor areas. Public Spaces Public space may be established through the creation of a plaza at the connection of the hotel and LEGOLAND Park. A warm, relaxed atmosphere will enhance the guest's comfort. d. Potential Building Materials Building materials utilized in the LEGOLAND Hotel will incorporate or be generally compatible with a theme architectural vocabulary and shall use durable, quality building and roofing materials. Exterior wall and roof colors will be carefully selected. Stucco with accent materials will be preferred. Roof colors will blend with the environmental setting of the project. Carlsbad Ranch Specific Plan 140 4. LANDSCAPE AREAS The following have been identified as the key landscape areas for LEGOLAND Carlsbad. A total of twelve distinct landscape areas have been identified as shown on Figure 41 on page 138. Some of these areas fall outside of the 128-acre LEGO property. The landscape treatment of these "outside areas" (which include areas a-e) is further described in Chapter III, Section A.9. LANDSCAPE CONCEPT of the Carlsbad Ranch Specific Plan. The following provides a brief description of landscape character and planting scheme for each of the twelve areas. The proposed tree and plant palette for the entire LEGOLAND Carlsbad site is provided on page 146 and follows the concept statements provided below. a. Area A - I-5 Intersection Concept Statement The CalTrans landscaping shall be upgraded and a minimum of 4 signs identifying LEGO Family park access shall be incorporated along I-5 in locations approved by CalTrans. An informal planting scheme with the potential for color ground plane treatment shall be utilized. Primary tree species in accordance with CalTrans guidelines are to be Melaleuca, Pines, Palms, California Pepper Trees, Jacarandas, Erythrina and Chorisia Speciosa. b. Area B - Cannon Road Concept Statement An informal planting scheme per the City of Carlsbad's scenic corridor guidelines shall be used along Cannon Road. This informal scheme will create an open character with views to the lagoon and adjacent golf course. Primary tree species in accordance with City guidelines are to be Melaleuca, and Pines. Mass planting of shrubs and potential for flowering ground plane treatment should also be considered. Carlsbad Ranch Specific Plan 146 c. Area C - Cannon Road/LEGO Drive Intersection Concept Statement Informal massing of pines shall occur at this intersection. This will serve as a transition landscape with no color. A clean ground cover will create a base for secondary LEGO signage. Primary tree species are to be Carrotwood and Queen Palm which are consistent with the landscape improvement plans approved for CT 92-07 Units I and II. d. Area D - LEGO Drive Concept Statement LEGO Drive landscaping will be a continuation of the theme of Area C. The landscape concept addresses and includes only the portion of LEGO Drive from Cannon to the roundabout intersection. The informal massing of this landscape will serve as a transition from Cannon Road to the roundabout. No other color will be used in this area. The open character of this landscaping will allow views to the adjacent golf course. Views to the adjacent Gemological Institute parking areas will be screened. The primary tree species could include Pines and others. e. Area E - Roundabout/LEGOLAND Carlsbad Entry Concept Statement This area serves as the primary entry into LEGOLAND Carlsbad. Color massing shall be used in the center island of the "roundabout" with specimen trees around perimeter. The primary LEGO signage as well as signage for other uses within the specific plan shall appear in this area. Landscaping in this area will be located and sized to avoid creating obstructions to vehicular sight distance through the roundabout. Landscaping shall create filtered views of the golf course. This landscaping begins the distinct LEGO Drive landscape treatment. Primary tree species could include Melaleuca and Pines. Carlsbad Ranch Specific Plan 147 f. Area F - LEGO Drive (Private Section) Concept Statement The primary entrance sequence into LEGOLAND Carlsbad occurs in this area. The west side of LEGO Drive shall be landscaped with evergreen trees to create a visual buffer to adjacent office/R&D uses. The east side of LEGO Drive will create an introduction to LEGOLAND Carlsbad. Flower fields may be used in this area to create broad vistas with filtered views of LEGOLAND Carlsbad attractions. Primary tree species could include Melaleuca, and Pines. Figure 42 Cross Sections depicts the relationship between LEGO Drive and the landscape setback areas. g. Area G - Parking Area Concept Statement Landscaping shall be designed to provide visual mitigation of the parking area from adjacent uses. Landscaping shall include planting islands, evergreen trees, and a pedestrian system channeling visitors to the LEGOLAND Carlsbad main entrance. Primary tree species are to be Melaleuca and Pines. The City requirement of 1 tree per 4 stalls may be accommodated in larger planting areas, which will permit larger tree sizes. Figures 44 and 45 on pages 141 and 142 contain Cross Sections depicting the relationship between the parking area, the Outer Park, and Palomar Airport Road. h. Area H - Palomar Airport Road Buffer Concept Statement The landscape concept addresses only the portion of the 150' Palomar Airport Road buffer along the LEGO site. An "oak woodland theme" is proposed for this roadway. Screen trees will be located at the top of slope. There will be a mix of deciduous and evergreen trees, flowering shrubs and groundcovers. The primary tree species will be in accordance with City standards contained in the Landscape Manual and supplemented with pines, oaks, sycamores, and alders for screening purposes. Figures 43 and 44 contain cross sections depicting the relationship between Palomar Airport Road, the parking area and the Outer Park areas. Carlsbad Ranch Specific Plan 148 i. Area I - Service Areas Concept Statement Service areas shall be screened from public view as shown in Figure 45 on page 142. This area will be a continuation of the Area H plant palette utilizing evergreen trees throughout for continuity. Trees can include pines, oaks, sycamores, alders and others. j. Area J - The Resort Edge Concept Statement Transitional landscape from the resort to LEGOLAND Carlsbad will be planted in this area. Landscaping will create a park-like character, with an undefined edge through the use of informal tree and shrub massing. Screening will be provided where necessary. Trees can include Melaleuca, and Pines. Figure 44 Cross Sections depicts the relationship between the LEGO property and resort property. k. Area K - Passive Clusters Concept Statement Canopy trees combined with evergreen massing shall be used to create a park-like character. Turf shall be planted in passive use areas. Trees can include Melaleuca and Pines. l. Area L - Active Clusters Concept Statement A unique identity for each active cluster will be created with a unified planting scheme. Small-scale accent trees and shrubs combined with evergreen massing, flowering shrubs and ground covers and bedding/bulbs shall be used in these areas. Trees can include Melaleuca and Pines. m. Plant Material Size, Spacing and Quality Plant material size, spacing and quantity shall be consistent with the City of Carlsbad's Landscape Guidelines Manual. Carlsbad Ranch Specific Plan 149 PROPOSED TREE AND PLANT PALETTE Tree List Common Name Botanical Name Torrey Pine Pinus torreyana California Sycamore Platanus racemosa Cajeput Tree Melaleuca quinquenervia New Zealand Christmas Tree Metrosideros excelsus Oak Quercus species California Pepper Schinus molle Black Acacia Acacia melanoxylon Honey Locust Gleditsia triacanthos Jacaranda Jacaranda acutifolia Tipu Tree Tipuana tipu Coral Tree Erythrina caffra Queen Palm Cocos plumosa Mexican Fan Palm Washington robusta Camphor Cinnamomum camphora Alleppo Pine Pinus halepensis Senegal Date Palm Phoenix reclinata Evergreen Elm Ulmus parvifolia Western Cottonwood Populus fremontii Golden Medallion Tree Cassia leptophylla Floss Silk Tree Chorisia speciosa Carrotwood Cupaniopsis anacardioides American Sweet Gum Liquidambar styraciflua Lombardy Poplar Populus nigra 'Italica' Chinese Flame Tree Koelreuteria bipinnata Pistache Pistacia chinesis Olive Olea europaea 'Swan Hills' Brazilian Pepper Schinus terbebinthifolius Canary Island Pine Pinus canariensis Canary Island Date Palm Phoenix canariensis Carlsbad Ranch Specific Plan 150 Shrub List4 Large Shrubs Common Name Botanical Name Strawberry Tree Arbutus unedo Orchid Rockrose Cistus purpureus New Zealand Tee Tree Leptospermum scoparium Pineapple Guava Feijoa sellowiana Pink Melaleuca Melaleuca nesophila Oleander Nerium oleander Pittosporum Pittosporum tobira Toyon Heteromeles arbutifolia Giant Bird-of-Paradise Strelitzia nicolai Rose of Sharon Hibiscus syriacus Pride of Madeira Echium fastuosum Medium Shrubs Ceanothus Ceanothus species White Rockrose Cistus corbariensis Fortnight Lily Dietes vegeta Sage Salvia species Flax Phormium terax Lily-of-the-Nile Agapanthus orientalis Day Lily Hemerocallis hybrids Red-Hot Poker Kniphofia uvaria Lantana Lantana species Indian Hawthorne Raphiolepis indica Matilija Poppy Romneya coulteri Bird-of-Paradise Strelitzia reginae Camellia Species Camellia species Ferns Fern species 4 This list is comprised of the greatest percentage of plants which will occur in the aforementioned areas. Carlsbad Ranch Specific Plan 151 Small Shrubs and Groundcovers Common Name Botanical Name Coprosma Coprosma kirkii Fortnight Lily Dietes bicolor Gazania Gazania Trailing Lantana Lantana montevidensis Myoporum Myoporum parvifolium Sage Sage species Dwarf Oleander Oleander petite species Lily Turf Liriope and Ophiopogon Star Jasmine Trachelospermum jasminoides Rosemary Rosmarinus officinalis 'Prostratus' English Ivy Hedera helix Japanese Honeysuckle Lonicera japonica Lavender Cotton Santolina chamaecyparissus Mexican Evening Primrose Oenothera berlandieri Blue Fescue Festuca ovina glauca Fushia Fushia Species Prostate Acacia Acacia redolens Vines Bougainvillea Bougainvillea species Giant Burmese Honeysuckle Lonicera hildebrandiana Boston Ivy Parthenocissus tricuspidata Angelwing Jasmine Jasminum nitidum Vining Roses Rosa species Cup-of-Gold Vine Solandra maxima Blood-Red Trumpet Vine Distictis buccinatoria Creeping Fig Ficus pumila Carlsbad Ranch Specific Plan 152 F. PLANNING AREA 5 - RESORT A full-service destination resort is proposed on an approximately 52.8 acre parcel in the northeast corner of the Carlsbad Ranch. This resort will include up to 700 suites and will target the large group professional and business meeting market. These meetings typically combine business with recreation and are increasingly including family members of the business representative. The surrounding uses of Carlsbad Ranch including LEGOLAND Carlsbad, golf course, and retail facilities and nearby beaches make this a particularly desirable meeting destination. Accommodations at the resort will generally be two-room suites integrated into the topography using terraced buildings and featuring ocean views, overlooking extensively landscaped open areas and courtyards. Elevated walkways may be used to connect resort buildings linking meeting facilities, suites, and a selection of dining experiences. A sports club may combine a fitness center and dining with an emphasis on healthy, light cuisine. This facility could provide sports medicine, tennis pro shop, weight training, racquetball, steam rooms, saunas and aerobics. The meeting and conference center will offer function space with the ability to mix and match agendas to accommodate groups from 10 to 2,700 guests. Adjacent gardens and landscaped terraces will provide additional meeting and function areas. Most resort facilities including the tennis center, sports club and dining will be designed to encourage use by the general public as well as the resort guest. Figure 46 on page 150 shows some of the planning features for the resort. A pedestrian/bike/golf cart trail shall be provided from the eastern portion of the golf course along the southerly edge of Planning Area 5 to provide a link from the specific plan golf course to the future City golf course to the east of the specific plan. The trail shall be designed as shown on Figure 52 on page 169. 1. DEVELOPMENT STANDARDS The following are specific development and design guidelines applicable to this Planning Area. However, Section III.A. GENERAL DEVELOPMENT STANDARDS AND DESIGN GUIDELINES beginning on page 63 contains additional development standards and design guidelines that are applicable to all Planning Area within this Specific Plan Amendment. a. Permitted Uses - Hotels; - Commercial Living Units (Timeshare) may be permitted by the City Council in conjunction with a hotel project; Carlsbad Ranch Specific Plan 154 Accessory Uses - The following uses are permitted only as accessory uses to the resort. - Retail related to the resort; - Restaurants, not including drive-up or drive-in services; - Health and Fitness Clubs; - Daycare facilities for child care; - Personal Services; Barbers, Beauty Shops, etc.; - Art Galleries/Museums; - Administrative and Business Offices for the resort; - Bars and Nightclubs as a part of the resort or restaurant; - Horse Stables - provided that all stables are located at least 40' from any building used for human habitation and 25' from any property line. In addition, Carlsbad's Citywide Trail System must be revised to allow equestrian use of the portions of the trail adjacent to the resort. b. Building and Landscape Setbacks Building setbacks shall conform with the requirements of the Commercial Tourist (CT) Zone requirements (Chapter 21.29 of the Carlsbad Municipal Code) and the setback requirements of the Building Height Ordinance (Chapter 21.04 of the Carlsbad Municipal Code), which apply to the project as follows: Building and Landscape Setbacks - Front Yard on Cannon Road: 50 feet Front Yard on The Crossings Drive: 20 feet Rear or Side Yard From Golf Course or LEGOLAND Carlsbad 50 feet Rear or Side Yard From Open Space 20 feet For building heights over 35 feet, see the building setback requirements contained in Chapter III., Section A.1. BUILDING HEIGHT on page 63. c. Parking Standards The joint use of parking facilities is allowed within the resort based on the potential for shared/off-peak uses. Specific reductions in parking requirements shall be determined based on provisions set forth in Section 21.44.050(a)(4) of the Carlsbad Municipal Code. Carlsbad Ranch Specific Plan 155 2. DESIGN GUIDELINES a. Building Orientation The main building will be located near the resort entrance off Cannon Road. It will be oriented to provide views of Carlsbad Ranch and the ocean beyond from a maximum number of suites. Likewise, the other lodging buildings will be sited on the steeper terrain to the south of the main building to maximize views. b. Architectural Character All buildings shall reflect a Mediterranean vocabulary. Distinctive architectural features characteristic of this style such as courtyards, arcades, balconies, terraces, arches and arbors shall be encouraged to create richness and visual interest to the buildings. c. Building Materials Building materials should incorporate or be generally compatible with a Mediterranean architectural vocabulary and shall be durable and high quality. Exterior wall and roof colors should be of low intensity earth tones. The buildings should be predominantly stucco walls with sloping tile roofs. Other materials which are permitted as accents for exterior walls are ceramic tile, ornamental wrought iron, natural stone, decorative block, wood or other compatible natural building materials. d. Building Form and Massing The resort buildings shall be well articulated by changes in horizontal and vertical planes to reduce the appearance of bulk and create interesting building silhouettes. Features such as arches, loggias, balconies, elevated walkways and window and entry recesses will be used to provide additional visual interest and detail. e. Building Roof Tops Sloping roofs, varying roof heights and forms shall be used to provide interesting building silhouettes. Rooftop mechanical equipment shall be screened, enclosed and architecturally incorporated into visually interesting building tops. Carlsbad Ranch Specific Plan 156 G. PLANNING AREA 6 - SPECIALTY RETAIL Located along Paseo Del Norte at the western edge of the planning area, the Specialty Retail area is planned as a more traditional automobile oriented retail center, in keeping with the surrounding uses along this road corridor. Special design guidelines are recommended to ensure that the center is a visually interesting and high quality commercial development. Figure 47 on page 154 shows some of the planning features for the specialty retail area. Figure 48 on page 158 represents a conceptual plan only intended to show how driveway locations, building locations, etc. could be arranged. The actual site plan could vary and would be approved as part of the Site Development Plan required for Planning Area 6. Any future site plan changes with regards to building and/or parking layout within the approved boundaries of Planning Area 6 will not necessitate a revision to the Carlsbad Ranch Specific Plan. 1. DEVELOPMENT STANDARDS The following are specific development and design guidelines applicable to this Planning Area. However, Section III.A. GENERAL DEVELOPMENT STANDARDS AND DESIGN GUIDELINES beginning on page 63 contains additional development standards and design guidelines that are applicable to all Planning Areas within this Specific Plan Amendment. a. Permitted Uses Within the Specialty Retail area, the following uses are permitted: - Retail business uses; - Garden centers and nurseries; - Restaurants; - Professional, business and administrative office uses; - Medical offices; - Personal services, such as barbers shops, beauty shops and exercise studios; - Other retail services and administrative uses, except new or used car sales, determined by the Planning Director to be consistent with the general character of the above listed uses. Carlsbad Ranch Specific Plan 158 b. Building and Landscape Setbacks Building Setbacks - Front Yard on Paseo Del Norte 25 feet Street Side Yard 25 feet Interior Side Yard (Agricultural Setback) 25 feet Rear Yard (Agricultural Setback) 25 feet Landscape Setbacks - Front Yard on Paseo Del Norte 25 feet Street Side Yard 25 feet Interior Side Yard (Agricultural Setback) 15 feet Rear Yard (Agricultural Setback) 15 feet c. Access Planning Area 6 shall gain its main access from Paseo Del Norte. The location of this driveway and other driveways providing access to Planning Area 6 may be changed during the processing of the Site Development Plan to comply with all requirements of Carlsbad's Engineering Standards. A 32-foot wide service access road from Car Country Drive to the northeast corner of this site may be permitted if it can be designed in conformance with the requirements of Carlsbad's Engineering Standards. This 32 foot wide service road may extend along the entire easterly boundary of Planning Area 6. A 15 foot wide heavily landscaped strip shall be planted between this road and the agricultural areas and golf course to the east of this Planning Area. d. Building Height In order to preserve the views of the flower fields from I-5 and Paseo Del Norte, special height restrictions are necessary for Planning Area 6. In addition to the height requirements as specified in Chapter III. Section A.1. Planning Area 6 shall comply with the following requirements: i. The single story parapet height of any building shall not exceed 28 feet. ii. The two-story parapet height of any building shall not exceed 38 feet. No building shall have more than two stories of usable floor area. iii. Architectural features, such as towers having no usable floor area, shall not exceed 42 feet. Carlsbad Ranch Specific Plan 159 iv. No more than 2% of the total building square footage built within Planning Area 6 may be utilized as usable second story floor area or architectural features. 2. DESIGN GUIDELINES a. Building Orientation A continuous covered walkway or arcade shall be developed along the building frontage facing the parking area. A focus at the juncture of the pedestrian walkway and the Specialty Retail area must be created with gardens or a plaza with benches for foot traffic. Building massing, two-story elements and any architectural features shall be sensitive to views of the flower fields from I-5 and Paseo Del Norte, retaining view corridors with single story uses where feasible. b. Architectural Character Retail buildings shall reflect a Mediterranean vocabulary. Distinctive architectural features characteristic of Mediterranean style buildings, such as courtyards, arcades, loggias, balconies, and arbors are encouraged to add richness and visual interest to the buildings. c. Building Materials Building materials shall be those associated with Mediterranean style architecture. Buildings shall be predominately stucco walls with tile roofs. Other materials which are permitted as accents for exterior walls are colorful ceramic tiles, ornamental iron work, natural stone, decorative block, wood or other compatible natural building materials. The material utilized for the sloping roofs shall be clay roof tiles with mottled tones or metal roof panels of copper, aluminum or steel. Exterior wall colors shall be white or earth tones. Roof colors shall be mottled tones of terracotta or low intensity colors which blend with the Mediterranean style architecture. Carlsbad Ranch Specific Plan 160 Glass curtain walls and other highly reflective building materials are considered inappropriate for building walls. The use of mirrored, reflective or darkly tinted glass should be avoided. d. Roofs Roof planes shall be varied to create interesting building silhouettes. As a guideline, roof planes should be broken every 50 to 75 feet. e. Circulation Planning Area 6 shall be designed such that there is full integration of the parking lot and internal access roads. A complete layout of the building placement, site uses, circulation and parking layout shall be submitted with the Site Development Plan. Concurrent with the development of the site if developed in phases under separate ownership, the property owner shall place a covenant over the property agreeing to grant reciprocal access rights over the parking lot and internal circulation roads to the satisfaction of the City Engineer. The covenant shall include provision for shared maintenance and liability over the internal circulation roads and driveways. Carlsbad Ranch Specific Plan 162 H. PLANNING AREA 7 - FLOWER FIELDS Planning Area 7 is located on the site's western ridge; this area has traditionally been known as the "Flower Fields". Figure 49 on page 162 shows the Flower Fields planning features and Figure 50 on page 164 displays features of the wall and promenade. To minimize impacts on surrounding land uses, agricultural activities in Planning Area 7 shall comply with the Policies of Objective 4 of this specific plan, pages 32 - 35. 1. DEVELOPMENT STANDARDS The following are specific development and design guidelines applicable to this Planning Area. However, Section III.A. GENERAL DEVELOPMENT STANDARDS AND DESIGN GUIDELINES beginning on page 63 contains additional development standards and design guidelines that are applicable to all Planning Areas within this Specific Plan Amendment. a. Permitted Uses i. The Flower Fields shall remain in flower production in perpetuity. The landowner will plant an open-field flowering crop every year, substantially in the area as shown in the Flower Field Figure 49(A). If the landowner desires to change or modify this obligation, landowner will provide a five- year advance notice to the City Council, accompanied by an alternative agricultural use proposal which landowner intends to initiate at the end of said five years. The City Council shall hold a hearing to review and approve the proposed alternative. Additionally, the City and landowner shall investigate and may implement any methods available to allow the continuation of flower production in accordance with the General Plan. This Condition shall be evidenced by a deed restriction and inclusion of notice in the CC&R's restricting Planning Area 7 to agricultural use. Subject to any Right of First Offer held by LEGO Park Planning, Inc., Landowner shall grant to City an exclusive Right of First Offer ("First Offer Right") to acquire the Flower Fields at a purchase price and upon such other terms and conditions, as Landowner would be willing to accept from any third party. Landowner shall not sell all or any potion of the Flower Fields (other than to a party purchasing for purposes of continuing the open field flower business with a continued obligation to provide this First Offer) without (i) first offering the property to City by written notice at a purchase price and upon such other terms and conditions that Landowner would be willing to accept from any third party, and (ii) City's failure to elect to purchase on such terms and conditions by written notice to Landowner within 90 days Carlsbad Ranch Specific Plan 163 of said notice. Any sale at a purchase price of less than 90% of the price at which the property has been offered to the City shall not be made without first offering the City the right to purchase at this price upon 60 days notice, to purchase the property. The foregoing First Offer Right shall survive any transfer by the Landowner to any affiliate of Landowner and shall be included in a deed restriction for Planning Area 7. ii. Principal permitted uses within Planning Area 7 designated as Open Space are as follows: - Bicycle/Pedestrian Paths; - Open Space Easements; - Public Parks; - City Picnic Areas; - City Playgrounds; - Public Access easement, non vehicular; - Public Lands; - Scenic Easement; - Slope Easement; - Transportation Right-of-Way; - Vista Points; - Agricultural uses as follows: - Green houses of 2,000 sq.ft. or less; - Field and seed crops; - Truck crops; - Horticulture crops; - Orchards and vineyards; - Pasture and rangeland; - Tree farms; - Fallow lands; - Produce sheds. Carlsbad Ranch Specific Plan 164 iii. Accessory uses and structures permitted: - Public Rest Rooms, Changing Rooms; - Playground Equipment; - Fencing, Patios, Stairways, Barbecue and Fire Pits; - Parking, Staging, Processing and Storage Areas for agricultural crops; - Shade Houses; - Facilities for the sale of flowers, produce and other items related to the promotion of the "Flower Fields"; - Other similar accessory uses and structures, determined by the Planning Director to be required for the conduct of the principal uses. iv. The following uses and structures are permitted by a conditional use permit: - Farmers markets; - Private picnic area; - Green houses greater than 2,000 sq.ft.; b. Parking Standards Parking spaces for all permitted and ancillary uses shall be provided consistent with Section 21.44 of the Carlsbad Municipal Code. c. Building Height Building Height for all structures within the open space parcels shall not exceed twenty-five feet in height, unless a higher elevation is approved by a conditional use permit issued by the Planning Commission. d. Signs Signs consistent with the style and character of the specific plan shall be utilized for all agricultural, recreational and accessory uses on Open Space Area 7. Signs shall be consistent with Carlsbad Municipal Code Chapter 21.41. e. Access Vehicular access to Planning Area 7 shall be at two (2) City Engineer approved locations. One on the east side of Paseo del Norte, north of the intersection of Paseo del Norte and Palomar Airport Road, and the other (for ingress only), on the north side of Palomar Airport Road east of the intersection. Carlsbad Ranch Specific Plan 168 I. PLANNING AREA 8 - GOLF COURSE The golf course will be a 9-hole course and will cover over 70 acres in the northern portion of the specific plan. As proposed, the golf course will provide desirable open space buffers in the Carlsbad Ranch Specific Plan between Car Country, the Gemological Institute and the resort. Access between the eastern and western parts of the golf course shall be provided on the SDG&E property on the north side of Cannon Road as shown on Figure 51 on page 168. One or two holes of the golf course may be located in this area. Golf cart overcrossings or under crossings of Cannon Road shall provide access to this area. If an overcrossing is determined to be the most viable alternative, then the design of the overcrossing shall be similar to the design shown on Figure 53 on page 170. An amendment to the SDG&E Specific Plan shall be required for this area to be used for a golf course. The portion of SDG&E property used for this section of the golf course will not be a part of the Carlsbad Ranch Specific Plan. The design and layout of the holes in this area as well as the rest of the golf course shall be determined as a part of the Site Development Plan for Planning Area 8. A pedestrian/bike/golf cart trail shall be provided along the southerly edge of Planning Area 5 to provide a link from the specific plan golf course to the future City golf course to the east of the specific plan. The trail shall be designed as shown on Figure 52 on page 169. A golf cart undercrossing on The Crossings Drive shall be provided to facilitate the joint use of the two golf courses. Sophisticated computerized weather and water monitoring and delivery systems and reclaimed water will be used for irrigation. The course will be open to the public on a fee basis. 1. DEVELOPMENT STANDARDS The following are specific development and design guidelines applicable to this Planning Area. However, Section III.A. GENERAL DEVELOPMENT STANDARDS AND DESIGN GUIDELINES beginning on page 63 contains additional development standards and design guidelines that are applicable to all Planning Area within this Specific Plan Amendment. a. Permitted Uses i. Agricultural Uses - - Field and seed crops; - Truck crops; - Horticulture crops; Carlsbad Ranch Specific Plan 169 - Orchards and vineyards; - Pasture and rangeland; - Tree farms; - Fallow lands; - Produce sheds. ii. Non-Agricultural Uses- - Golf course, driving range, putting green; - Public parks; - City picnic areas; - City playgrounds; - Public Trails; - Public access easements and right-of-way; - Public rest rooms; - Fencing; - Transportation right-of-way; - Vista points; - Other similar accessory uses and structures, determined by the Planning Director to be required for the conduct of principal use. iii. Accessory uses and structures permitted; - Public Rest Rooms, Changing Rooms; - Playground Equipment; - Fencing, Patios, Stairways, Barbeque and Fire Pits; - Parking, Staging, Processing and Storage Area for agricultural crops; - Shade Houses; - Other similar accessory uses and structures, determined by the Planning Director to be required for the conduct of the principle uses. b. Parking Standards Parking spaces for all permitted and ancillary uses shall be provided consistent with Section 21.44 of the Carlsbad Municipal Code. Joint use of parking facilities is allowed based on the potential for shared/off-peak uses. Specific reductions in parking requirements shall be determined based on provisions set forth in Section 21.44.050(a)(4) of the Carlsbad Municipal Code. Carlsbad Ranch Specific Plan 170 c. Building Height Building Height for all structures within Planning Area 8 shall not exceed twenty-five feet in height, unless a higher elevation is approved by a conditional use permit issued by the Planning Commission. Carlsbad Ranch Specific Plan 174 J. PLANNING AREA 9 - NATURAL OPEN SPACE Planning Area 9 consists of steep slopes covered with native vegetation. No grading or construction is anticipated in this area by the specific plan. Planning Area 9 will remain in its existing condition. 1. DEVELOPMENT STANDARDS a. Principal permitted uses within Planning Area 9 are as follows: - Open Space Easements; - Bicycle & Pedestrian Trails; - Vista Point. b. Accessory uses and structures permitted in Planning Area 9 are as follows: - Fencing; - Other similar structures and uses required for the maintenance of this area.