HomeMy WebLinkAboutMP 10-01B; QUARRY CREEK MINOR MASTER PLAN; QUARRY CREEK MASTER PLAN MP 10-01B; 2017-01-10QUARRY CREEK
MASTER PLAN
MP 10-0l(B)
City of Carlsbad
Applicant:
CORNERSTONE COMMUNITIES CORP.
4365 Executive Dr., #600.
San Diego, CA 92121
Prepared by:
PLANNING SYSTEMS
1530 Faraday Ave.
Suite 100
Carlsbad, CA 92008
October 19, 2016
As revised by City Council Ord. No. CS-313; January 10, 2017
QUARRY CREEK MASTER PLAN
MP 10-01
Master Plan development of 656 dwelling units, 8.8 acres of public use and community
facility areas, and 92.8 acres of open space over 155.4 acres of property located within
Local Facilities Management Zone 25.
APPROVED BY:
City Council Ordinance No. CS-209, MP 10-01, April 2, 2013
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Minor Master Plan Amendment and Substantial Conformance Exhibit approval to modify
boundaries of planning areas and to reduce the total number of allowed dwelling units from
656 to 636 units.
APPROVED BY:
City Planner Approval Letter MP 10-0l(A), May 5, 2014
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Master Plan Amendment to clarify several standards and to allow single family detached
products on fee simple lots on Planning Area R-4 West.
APPROVED BY:
City Council Ordinance No. CS-313, MP 10-0l(B), January 10, 2017
QUARRY CREEK MASTER PLAN -TABLE OF CONTENTS Table of Contents
TABLE OF CONTENTS
1 INTRODUCTION .... , , ...... , , ..... , , , , .... , , ...... , ....... , ... .
1.1 Legal Authority .......................................... .
1.2 Project Location .......................................... .
1.3 Master Plan Objectives .................................... .
1 4 S·t D • t· . 1 e escnp 10n .......................................... .
1.5 Historical Context of the Quarry Creek Master Plan ............. .
1.6 Consistency with Smart Growth Policies ...................... .
2 PLANNING CONCEPT AND BACKGROUND ... , ..... , ..... , ........ , ..
2.1 Master Plan Concept ...................................... .
2.1.1 Open Spaces ........................................ .
2.1.2 Public Use Areas .................................... .
2.1.3 Residential Uses ..................................... .
2.2 General Plan ............................................. .
2.2.1 Land Use Element. ................................... .
2.2.2 Circulation Element. ................................. .
2.2.3 Open Space and Conservation Element ................... .
2.3 Zoning Regulations ....................................... .
2.4 Number of Units Allocated to Quarry Creek ................... .
2.4.1 Constraints Analysis -Existing General Plan Map .......... .
2.4.2 Adopted Housing Element Unit Allocation ................ .
2.4.3 Constraints Analysis-Updated Gen. Plan per Housing Element
2.4.4 Proposed Master Plan Unit Count. ....................... .
2.4.5 Withdrawal from Excess Dwelling Unit Bank .............. .
2.5 Description of Master Plan Uses ............................. .
2.5.1 Open Spaces ........................................ .
2.5.2 Public Use Areas .................................... .
2.5.3 Residential ......................................... .
2.5.4 Land Use Summary Table ............................. .
2.5.5 Circulation ......................................... .
3 PLAN DESCRIPTION .................. ,. ., ...... ,. .............................................. ..
3. I Master Land Use Plan ..................................... .
3. I .1 lntensi ty of Development. ............................. .
3.1.2 Allowed Land Uses .................................. .
3.1.3 Community Sustainability .............................. .
3.2 Detailed Description of Proposed Land Uses ................... .
3.2.1 Residential ......................................... .
3. 2 .1 .1 M ultifarni 1 y Housing ............................. .
3.2.1.2 Affordable Housing .............................. .
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3.2.2 Public Use Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 111-8
3.2.3 Open Space Plan..................................... III-11
3.2.4 Water Quality Facilities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 111-13
3.2.5 Roadways........................................... III-13
3.2.6 Uses Not Required.................................... JII-13
4 INDIVIDUAL PLANNING AREA DEVELOPMENT REGULATIONS , , .... , , .. .
4.1 Development Standards -Residential Planning Areas ............ .
4.1.1 Planning Area R-1 ................................... .
4.1.2 Planning Area R-2 ................................... .
4.1.3 Planning Area R-3 ................................... .
4.1.4 Planning Area R-4 ................................... .
4.2 Development Standards-Public Use Planning Areas ............ .
4.2.1 Planning Areas P-1 through P-5 ......................... .
4.3 Development Standards -Open Space Planning Areas ........... .
4.3 .1 Planning Areas OS-1 through OS-3 ...................... .
5 GENERAL PROVISIONS ......................................... .
5.1 Growth Management ...................................... .
5.2 Maximum Number of Dwelling Units ........................ .
5 .3 Transfer of Density ....................................... .
5.3. l Development Proposed at Less than Assumed Units ......... .
5.3.2 Development Proposed at Greater than Assumed Units ....... .
5.4 Recordation ............................................. .
5.5 Non-Vesting of Rights .................................... .
5.6 Mitigation Monitoring ..................................... .
5. 7 Dedications ............................................. .
5.8 Availability of Public Services .............................. .
5.9 Severability ............................................. .
5.10 Hillside Development Requirements .......................... .
5.10.1. Background ........................................ .
5.10. 2 Hillside Development Permits Required .................. .
5 .1 1 Location of Improvements ................................. .
5.12 Landscaping ............................................ .
5.13 Noise .................................................. .
5.14 Homeowner's Association ................................. .
5 .14. 1 Master Homeowner' s Association ...................... .
5.14.2 Horneowner;s Sub-Associations ........................ .
5 .14. 3 General Provisions Applicable to All Associations ......... .
6 DESIGN PROVISIONS AND GUIDELINES , , .... , .... , .... , , ... , , , ... , ,
6.1 Energy Efficiency and Sustainability .......................... .
6.2 Grading Guidelines ....................................... .
6.3 Pedestrian, Bike and Trail Guidelines ......................... .
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6.3.1 Pedestrian Walkways ................................. .
6.3.2 Trails .............................................. .
6.4 Architectural Design Guidelines ............................. .
6.4.1 Architectural Theme ................................. .
6.4.2 Building Massing and Scale ............................ .
6.4.3 Plotting ............................................ .
6.4.4 Architectural Styles ................................... .
6.5 Landscape Guidelines ..................................... .
6.5.1 Landscaping Theme .................................. .
6.5.2 Landscape Zones ..................................... .
6.5.3 Landscape Design Elements ............................ .
6.5.3.1 Water Conservation .............................. .
6.5.3.2 Fire Fuel Modification ............................. .
6.5.4 Community Streetscape Landscaping .................... .
6.5.4.1 Marron Road and Haymar Drive ..................... .
6.5.4.2 Public Local Street (Street 'A' Loop) .................. .
6.5.4.3 Passive and Active Open Space Areas ................. .
6.5.5 Common Landscape Areas ............................ .
6.5.5.1 Slopes .......................................... .
6.5.5.2 Entries at Marron Road and Haymar Drive ............. .
6.5.5.3 Coastal Sage Scrub ................................ .
6.5.5.4 Native Landscaping ............................... .
6.5.6 Entry Treatments and Signage .......................... .
6.5.6.1 Community Entry Features ......................... .
6.5.6.2 Neighborhood Entry Statements ..................... .
6.5.6.3 Signs ........................................... .
6.5. 7 Landscape Maintenance ............................... .
6.6 Walls and Fences .......................................... .
6.6.1 Community Theme Wall. .............................. .
6.6.2 Perimeter Walls ..................................... .
6.6.3 Production Fencing .................................. .
6.6.4 Trail Fencing ....................................... .
6.6.5 Existing Crib Wall. .................................. .
6.7 Lighting ............................................... .
7 PUBLIC FACILITIES AND INFRASTRUCTURE PLAN .................. .
7. l Relationship to Zone 25 Local Facilities Management Plan ........ .
7 .2 Phasing ................................................. .
7 .3 Transportation and Circulation Plan .......................... .
7.3.1 Intersection Spacing and Calming ....................... .
7.3.2 Primary Entry Street-Marron Road ..................... .
7.3.3 Local Streets ........................................ .
7.3.4 Public Transportation/Park & Ride ...................... .
7.3.5 Bike Routes ........................................ .
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7 .4 Sewer Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . VII-6
7.5 Water Plan.... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . VII-6
7.6 Drainage Plan............................................. VII-7
7.7 Solid Waste Disposal... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . VII-8
7 .8 Fire Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . VII-8
7 .9 Gas and Electric . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . VII-8
8 MASTER PLAN IMPLEMENTATION & AMENDMENTS .............. .
8.1 Entitlements Needed to Implement the Master Plan ............... .
8.1.1 Concurrent Entitlement Applications ..................... .
8.1.2 Subsequent Entitlements Needed to Implement the Master Plan.
8.2 Master Plan Amendment Log ............................... .
8.3 Residential Unit AccoW1ting Table ........................... .
8.4 State Requirements ....................................... .
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LIST OF FIGURES
Figure 1 -Regional Location Map .................................. .
Figure 2 -Aerial Photograph ...................................... .
Figure 3 -Surrounding Land Use Map .............................. .
Figure 4 -Topographic/Major Characteristics Map .................... .
Figure 5 - General Plan Map per Housing Element .................... .
Figure 6-Surrounding Uses Map .................................. .
Figure 7 -Existing General Plan Land Use Map ...................... .
Figure 8 -Proposed General Plan Map ............................... .
Figure 9 -Existing Zoning ....................................... .
Figure 10 -Proposed Zoning ..................................... .
Figure 11 -Hardline Map ........................................ .
Figure 12 -Master Land Use Plan ................................. .
Figure 13 -Residential Land Uses ................................. .
Figure 14 -Public Use Areas ..................................... .
Figure 15 -Open Space Plan ..................................... .
Figure 16 -Planning Area R-1 .................................... .
Figure 17 -Planning Area R-2 .................................... .
Figure 18 -Planning Area R-3 ................................... .
Figure 19 -Planning Area R-4 ................................... .
Figure 20 -Planning Areas P-1 through P-5 .......................... .
Figure 21 -Planning Area P-3 Preliminary Design .................... .
Figure 22 -Planning Area P-4 Preliminary Design ..................... .
Figure 23 -Planning Area P-5 Preliminary Design ..................... .
Figure 24 -Planning Areas OS-1 through OS-4 ...................... .
Figure 25 -Planning Area OS-3 Concept Plan ........................ .
Figure 26 -Pedestrian, Bike and Trail Plan .......................... .
Figure 27 -Offsite Trailhead ...................................... .
Figure 28 -Cottage Architectural Style .............................. .
Figure 29 -Craftsman Architectural Style ............................ .
Figure 30 -European Country Architectural Style ...................... .
Figure 31 -Monterey Architectural Style ............................. .
Figure 32 -Spanish Colonial Architectural Style ....................... .
Figure 33 -Fuel Modification Plan ......... , ...................... .
Figure 34 -Fuel Modification Zones ............................... .
Figure 35 -Conceptual Public collector Street Streetscape ............... .
Figure 36 -Conceptual Local Road Streetscape ........................ .
Figure 37 -Cul de Sac Streetscape Plan .............................. .
Figure 38 -Landscape Roadway Concept Planting ..................... .
Figure 39 -Entry and Signs Plan ................................... .
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Figure 40 -Conceptual Community Entry Site Plan .................... .
Figure 41 -Conceptual Community Entry Elevation ................... .
Figure 42 -Fence and Wall Plan .................................... .
Figure 43 -Conceptual Theme Walls and Fence Details ................. .
Figure 44-Crib Wall Obscure Plan ................................. .
Figure 45 -Vehicular Circulation Plan ............................... .
Figure 46 -Quarry Creek Bridge Planning Study ...................... .
Figure 47 -Master Sewer Plan .................................... .
Figure 48 -Master Water Plan .................................... .
Figure 49 -Master Drainage Plan .................................. .
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LIST OF TABLES
Table A -Existing General Plan Designations ............................. .
Table B -General Plan Designations Reflecting Amended Housing Element Policy ..
Table C -Units Allowed per Constraints Analysis (Existing GP) ...... , ........ .
Table D -Units Allowed per Housing Element Adoption ..................... .
Table E-Units Allowed per Constraints Analysis (Housing Element Update) ..... .
Table F -Units Allowed Comparison ....... , ........................... .
Table G -Withdrawal from Excess Dwelling Unit Bank ..................... .
Table H -Land Use Summary Table ................................... .
Table I -Master Land Use Plan Table ................................. .
Table J -Proposed Land Use Breakdown .............................. .
Table K -Lower Income Affordable Housing Requirements ................. .
Table L -Quarry Creek Permits Matrix ................................ .
Table M-Master Plan Amendment Log ................................ .
Table N -Master Plan Unit Accounting Table ............................ .
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QUARRY CREEK MASTER PLAN -CHAPTER 1 Introduction
1 INTRODUCTION
This Quarry Creek Master Plan is a land use regulatory document which provides the planning
policies and development standards which wil I regulate development of the Quarry Creek
property in Carlsbad. The framework for the Quarry Creek Master Plan rests in the vision to
develop a sustainable community which is both protective of the natural environment and history
of the site, and is also aesthetically pleasing, with an appropriate balance of open space,
residential and public use land uses. It is the intent of this master plan to incorporate basic smart
growth principles of clustered development, convenient access to a diversity of uses, and efficient
use of the land into a community design that is as environmentally and culturally sensitive and as
socially cohesive as possible.
The Quarry Creek property covered by this master plan is 155 .4 acres in area, located in an
urbanized area in the extreme north-east section of the city of Carlsbad. The location of the
property is shown on Figure 1, Regional Location Map. The eastern 100 acres of the plan area
has historically been the subject of rock and gravel mining activities which resulted in large areas
of earth removal and excavation scar. This area has been the subject of a recent mine
reclamation program by the present owner of the property (not the development applicant), which
has returned the mined areas to a state which is usable for urban land uses per the local zoning
and General Plan land uses designated for the property. This reclamation plan was adopted by
the State Mining and Geology Board in 1991 as being in compliance with the Surface Mining and
Recovery Act of 1975 (SMARA), and has been recently completed.
The Quarry Creek site is located within an urbanized area generally surrounded by highway
routes, commercial, residential and public land uses. More specifically, the property is
sandwiched between residential uses in the Calavera Hills community to the south, a commercial
retail mall to the east, state regional Highway 78 to the north and a state-owned land preserve to
the west. These surrounding uses are shown on Figure 2, Aerial Photograph. In addition to the
reclaimed mining areas, the property also contains environmentally-sensitive features, including
the El Salta Falls, the Buena Vista Creek, and natural steep slopes. Thus, the Quarry Creek
Master Plan project is intended to cluster an trrban, sustainable community into the generally
degraded and non-sensitive portions of the property, and conserve the balance of the site in
protected and managed open space. It will develop a site previously disturbed by mining
activities, adding a new neighborhood community in north Carlsbad, without a significant loss of
quality environmental habitat or open space.
A variety of stakeholder perspectives have provided input into this Master Plan. The result is a
Master Plan based on the concept of "Intelligent Design Collaboration", a process that involves
the developer, the expert design team, the community, and the decision-makers -in order to
attain "equilibrium between environmental stewardship, social responsibility and economic
viability.
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1.1 Legal Authority
This document serves as a Master Plan of development for the Quany Creek property. It
provides text and exhibits describing the range of land uses, public amenities, landscape
features, and circulation routes that can be developed within the Master Plan area. This Pian
has been prepared in accordance with Title 21, Section 21.38 of the City of Carlsbad
Municipal Code, Planned Community Zone, and in consideration of, and in accordance with,
all regulations, conditions, programs, and policies of the City of Carlsbad General Plan,
including but not limited to the Growth Management Plan, Local Facilities Management Plan
for Zone 25, and the adopted Habitat Management Plan. These considerations include: (l) the
location of and standards for land uses, building and facilities; (2) the location of and
standards for roadways, drainage, and other essential facilities; (3) standards for population
density and building intensity and provisions for supporting services; ( 4) standards for the
conservation, development and use of natural resources; (5) a program of implementing the
Housing, Circulation, and the Conservation and Open Space Elements; and (6) other
implementation measures.
This Master Plan, along with the accompanying Zone 25 LFMP, establishes land uses,
residential densities, infrastructure improvements, and a circulation pattern for the area
historically referred to as Quarry Creek. This document also establishes a set of zoning
regulations and regulatory procedures that have been formulated for the implementation of
the land uses included within the Quarry Creek Master Plan. This plan also provides a
process of development plan review and a follow-up provision of design guidelines for
architectural and landscape consistency throughout the project. Infrastructure and public
facilities, both on-site and off-site, are planned to accommodate the buildout requirements of
the Quarry Creek Master Plan, ensuring that the City's goals for balanced, orderly growth are
applied. Implementation of this Master Plan will provide assurance to the City of Carlsbad
that ultimate development of the site will be consistent with the intended goals and objectives
of the City General Plan and the Local Facilities Management Plan for Zone 25.
The adopted Master Plan functions as an important component in the development
implementation process, by serving as the basis for reviewing subsequent development plans,
subdivisions, and other discretionary permits. This Master Plan is intended to be a planning
and policy document and is subject to City of Carlsbad City Council approval. Once adopted
by City legislative action, this Master Plan will serve both planning and policy functions for
Quarry Creek. This Master Plan contains the standards, procedures and guidelines necessary
to accomplish this purpose.
The Quarry Creek Master Plan constitutes the land use policy document providing orderly
development and zoning regulations for the property. Consistent with the City of Carlsbad
Municipal Code, any violation of the standards and regulations identified in the Quarry Creek
Master Plan adopted by the City of Carlsbad's City Council shall be considered a violation of
the Zoning Ordinance. Should any conflict arise between the Master Plan zoning regulations
and existing City policies, procedures or ordinances, the provisions of this Master Plan shall
prevail. Where the Master Plan is silent on an issue, the requirements of the Carlsbad
Municipal Code shall apply. If any term, provision or condition of this Master Plan is found
to be invalid or unenforceable, the remainder of this Master Plan shall not be affected.
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1.2 Project Location
The Quarry Creek Master Plan consists of 155.4 acres of property located in the northeast
portion of the city of Carlsbad. The site is approximately 3.5 miles inland from the Pacific
Ocean. The property is located within Carlsbad Local Facilities Management Plan (LFMP)
Zone 25. As indicated on Figure 3, Surrounding Land Use Map, the site is located
approximately 0.5 miles west of College Boulevard, on the south side of Highway 78. Land
uses that surround the property include State Highway 78 (and the frontage road Haymar
Drive to the north), the Quarry Creek Shopping Center (a sub-urban retail commercial
development) to the east, the Calavera Hills residential neighborhood (located up the slope
southerly of the site), and the Buena Vista Valley Conservation Area (including the Marron
Adobe house and related accessory uses) to the west.
The Quarry Creek property is made up of two existing, large parcels; the 100.1-acre quarry
parcel [also called the Reclamation Parcel] on the east, and the 55.3-acre panhandle parcel on
the west. Buena Vista Creek generally bisects the Quarry parcel and runs northerly (off-site)
of the Panhandle parcel. The panhandle [western] parcel consists of an east-west trending
ridge, and a parallel tributary streamcourse/valley which drains the Calavera Hills
neighborhoods from the south. Marron Road presently stubs from the Quarry Creek
Shopping Center at the east property line. Haymar Dr. accesses the site as a frontage road on
the south side of Highway 78. To the west of the property are undeveloped lands associated
with the Buena Vista Creek Ecological Preserve (formerly the Shennan property) that is
owned by the State of California, and the historic Marron adobe home located atop a small
hill surrounded by small cultivated agricultural fields.
1.3 Master Plan Objectives
Project objectives were developed early in the planning process for the Quarry Creek
project. The following listed objectives provide the framework upon which this Master Plan
is based. These objectives are intended to ensure the functionality, economic viability,
environmental and cultural sensitivity and a positive aesthetic contribution of the Master
Plan. The project is intended to:
• Provide land uses that are compatible and complementary with the existing
surrounding and adjacent land uses and facilities in an effort to sustain SANDAG
"Smart Growth" principles for the Quarry Creek area. Establish sufficient land use
intensity on the site to support the "Community Center" designation on the Smart
Growth Concept Map.
• Provide a high density and medium-high density community in compliance with the
policies of the Housing Element of the Carlsbad General Plan.
• Establish a comprehensive development plan for the site that provides an appropriate
balance of open space, residential and public use land uses.
• Develop a sustainable community by focusing the land use design parameters on
environmental, cultural, social and economic sustainability. Provide a plan that is
strongly influenced by recognition of the balance between human interaction
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(development of urban uses) and natural systems (environmental conservation), in
order to meet the needs of current and future generations, and to respect the history of
past generations who have lived on the property.
• Construct a community that preserves and protects the most important cultural
heritage aspects of the property.
• Provide a plan that permanently preserves the culturally-significant El Salta Falls and
the full alignment of Buena Vista Creek through the Quany Creek property, and
includes a significant development buffer of native landscape protecting each of these
natural and historic resources.
• Comply with the Carlsbad Habitat Management Plan (HM:P) and conserve open
spaces through consistency with the requirements of the City of Carlsbad and
Wildlife Agencies approved HMP. The Master Plan clusters proposed development
only to a number of compact areas allowed for development as defined in the HMP.
This will allow for wildlife corridors and sensitive vegetation communities to be
conserved, mitigated, protected and managed in accordance with the standards
required by these Agencies.
• Provide replacement land uses for the rock quarry. Provide a modem, sustainable
urban development in place of a highly-disturbed quarry site, which has been utilized
for unattractive and landscape-scaring mining operations since 1961.
• Implement a plan which is aesthetically pleasing, and compatible and complimentary
to adjacent land uses and facilities.
• Conserve open space areas for recreation and the preservation of sensitive
environmental resources by clustering development within the non-environmentally
sensitive areas of the property, as indicated by the approved HMP hardline.
• Implement the applicable portions of the City of Carlsbad General Plan and Zoning
Code; and the Zone 25 Local Facilities Management Plan, as adopted by the
concurrent application.
• Provide an economically-viable development program for the property.
• Design a community that encourages social interaction through providing for the
recreational and open space needs of project residents and the City at large, by
incorporating recreational land uses including public areas, recreation facilities,
pocket parks, a pedestrian circulation system and substantial areas of permanently
preserved natural open space.
• Provide for a variety of housing choices in order to accommodate the housing needs
of a range of economic levels and age groups, promote social diversity and to support
an economically viable development program.
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• Add to the City's inventory of housing diversity by providing both market rate and
affordable housing opportunities that are conveniently located adjacent to
transportation, commercial, recreational and public uses.
• Provide architectural and landscape Guidelines applicable to an appropriate mix of
housing types which meet the City's goals for establishing a sustainable community
that is marketable within the evolving economic profile of the surrounding
community and the City of Carlsbad as a whole.
• Modify the Carlsbad Circulation Element to eliminate Marron Road and Rancho del
Oro Road from extending through the Buena Vista Creek Preserve.
• Ensure sufficient developable acreage in different residential densities to provide
varied housing types for households in all economic segments.
• Provide a plan that recognizes the development potential of the entire site as
contemplated in the current adopted General Plan and Habitat Management Plan.
• Obtain approval of a development plan with sufficient variety of product types to
overcome the economic impact of the City of Carlsbad's infrastructure construction
and public safety requirements which severely constrain infrastructure phasing on the
property.
1.4 Site Description
The Quarry Creek development will represent the re-use of a reclaimed mining site and
surrounding disturbed areas, located within a highly urbanized area of northeast Carlsbad,
adjacent to the cities of Oceanside and Vista. The property is characterized as follows:
Reclamation -The mined areas of the property will be reclaimed prior to development
pursuant to this Quarry Creek Master Plan. This reclamation has been completed by the
present owner of the property (not the development applicant), pursuant to the approved
Reclamation Plan and the mitigation measures identified in the Quarry Creek Reclamation
Plan EIR, including protection of the important natural and cultural features of the site. Upon
completion of the reclamation, the site will be in a condition which can accommodate
development in the non-protected areas in accordance with the standards identified in this
master plan. The Buena Vista Creek channel has also been restored pursuant to the
requirements of the Reclamation Plan.
Topography -Even after reclamation of the mined areas, the Quarry Creek property will be
characterized by a significant amount of topographic relief. As shown on Figure 4,
Topographic/Major Characteristics Map, elevations within the subject property range from
approximately 80-fect above mean sea level at the Buena Vista Creek wetlands in the north-
central comer of the property, to approximately 320 feet above sea level at the southeastern
property line. The southern portion of the site contains a steep north-facing cut slope (quarry
impacts) traversed by concrete brow ditches, with Buena Vista Creek running east to west
through the center of the quarry site. The Buena Vista Creek widens to an expansive
wetlands habitat in the north-central area of the site. Topographically, the panhandle ridge
trends east-west; from a center-panhandle high-point to a low point at the western corner of
the property.
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Biology -The property supports a number of vegetation communities, including natural
riparian woodlands, southern willow scrub forest, freshwater marsh, coastal sage scrub,
southern mixed chaparral, native grasslands, non-native grasslands, eucalyptus woodlands,
non-native vegetation, disturbed habitat (including bare dirt) and developed land.
Much of the disturbed habitat is the result of the rock quarry that operated on the eastern half
of the property for 34 years (until 1995). This quarry conducted generally three types of
activities; (1) quarrying of the hard rock material from the site; (2) the manufacturing of
asphalt and concrete products; and (3) site reclamation work. The rock plant and asphalt
plant have been dismantled and removed from the site. The concrete batch plant was closed
and dismantled more recently in 2005. The excavation and grading pursuant to the
reclamation plan is completed. The future completion of the grading is intended to be
consistent with the remainder of this Master Plan.
The on-site natural communities primarily surround much of the Buena Vista Creek and
wetlands, and large acreages of steep slopes on the southern portion of the site. The section
of the Buena Vista Creek that has been highly disturbed by mining activities will be
reclaimed pursuant to the Reclamation Plan. All biological impacts resulting from the Quany
Creek Master Plan project will be mitigated on-site through preservation or restoration of
existing sensitive vegetation communities.
General Plan Land Uses -The Quarry Creek property has historically been designated for
residential low-medium density housing and open space. On December 22, 2009, however,
the Carlsbad City Council approved an updated Housing Element to the Carlsbad General
Plan which directed that land uses on the Reclamation Parcel of Quany Creek be changed.
See Figure 5; General Plan Map per Housing Element. This Housing Element has been
accepted for certification by the State of California Department of Housing and Community
Development. This certification requires the City to demonstrate undertake the necessary
amendments to the Land Use Element in order to implement the goals and objectives of the
amended Housing Element by February, 2013.
A critical measure of compliance with the State Housing Element law is the ability of a
jurisdiction to accommodate its share of the regional housing needs -Regional Housing
Needs Allocation (RHNA). A primary criterion of these needs is the requirement that
Carlsbad meet its affordable housing goal for the relevant housing element cycle. The
affordable housing goal is defined in state law as the maximum number of housing units that
can be constructed, acquired, rehabilitated, and preserved and the maximum number of units
or households that can be provided with rental or ownership assistance for low, very low and
extremely low income households. An accepted primary method of complying with the
housing goal is the rezoning of single-family home areas to permit higher density, low and
moderate income housing. The City has adopted the Quany Creek Reclamation Parcel
property as a site in which the General Plan land use designation is directed to be amended to
change the historical low-medium density designation to permit high density and medium-
high density residential uses.
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QUARRY CREEK MASTER PLAN -CHAPTER 1 Introduction
As contained in Section 65450, et. seq. of the California Government Code, no master plan
may be adopted or amended unless the proposed master plan or amendment is consistent with
the City's General Plan. Thus, in conjunction with this Master Plan, the City will approve a
corresponding amendment to the Land Use Element of the General Plan to modify the
buildout land uses over the Reclamation Parcel to those consistent with the Housing Element
actions. This amendment results in a total maximum of 636 dwelling units over the entire
Quarry Creek site.
Therefore, since the Housing Element has been modified to accommodate High and Medium-
High density on Quarry Creek, the Quarry Creek Master Plan applicant is following up with a
Land Use Element amendment which will modify the residential land uses within this Master
Plan to accommodate the units allocated to Quarry Creek in the Housing Element policies.
Also, inasmuch as the existing adopted Open Space (OS) land use pattern on the property
does not protect the most biologically sensitive sections of the site; the OS land use is being
redistributed to areas of greater sensitivity and constraint, in accordance with the
requirements of the newly-adopted Habitat Management Plan (HMP) "hardline" for the
property.
1.5 Historical Context of the Quarry Creek Master Plan
The Quarry Creek property has, over hundreds of years, gone through a number of significant
transformations, including centuries of human use. Therefore, it is the objective of this
master plan to address the land use concepts previously discussed, but also to replicate the
site's historical balance of human use and resource protection. Importantly, this Master Plan
accommodates this transfonnation in use within the context of an urban environment -
making the protection of its natural resources and its history all that more important.
Historically, from approximately 5,000 B.C., the property was within the territory of the
native Luiseno Indians. This Luiseno territory generally extended along the coast from Agua
Hedionda Creek in Carlsbad, to the southwest to Aliso Creek at the southern limits of present
Orange County. This territory extended east as far as Palomar Mountain. Archaeological
sites representing the Luiseno people have been recorded along the Buena Vista Creek
drainage in the area of Quarry Creek.
The Luiseno were named by the Spanish missionaries who founded Mission San Luis Rey in
1798. The Luiseno occupied a territory that extended from Agua Hedionda Lagoon, in what
is now Carlsbad, to the South into Riverside County to the North, eastward to Hemet and
Mount San Jacinto and westward to the Pacific Ocean1. Within this territory, the Buena Vista
Creek Valley with its perennial stream provided ideal habitat for Native Americans and early
Spanish pioneers.
The Luiseno were hunter gathers able to live off the plants and animals that occurred
naturally in their territory. The Spanish missionaries referred to these Native Americans as
"diggers" because they were frequently observed foraging for the roots and plants that served
as food for the band. Acorns from the live-oak trees that lined Buena Vista Creek provided a
major source of nutrition for the Luiseno. Other plants used for food included California
1 Pechanga Tribal Government, Luiseno Ancestral Territory, http://www.pechanga-
nsn.gov/page?pageld=491.
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QUARRY CREEK MASTER PLAN -CHAPTER 1 Introduction
buckwheat, cactus, cattails, mushrooms, sunflowers, wild celery, radish and oats2. Yucca
provided a source of cordage, wild gourds were used as containers and tulles and bulrush
were used for fibers and basket making. The grinding stones and manos used to convert these
plants to edible uses provide concrete evidence of their past presence in the area. Based on
evidence excavated from midden sites, protein sources included shellfish, deer, rabbits, wood
rats, birds and insects3•
The Luiseno shelter primarily involved construction of "kfichas" or pit houses that were
excavated two to three feet below ground level and then covered with a domed-roof
composed of willows, yucca and tulles. A hole in the roof allowed smoke from cooking fires
to escape. The semi-subterranean nature of this shelter design kept them cool in summer and
warm in winter. Villages often contained a sweathouse, not unlike a modem sauna that was
used for purification and other ceremonial uses.
The presence on Buena Vista Creek of El Salto Falls made the Buena Creek Valley unique in
the Luiseno territory. Perennial streams were generally uncommon, and perennial streams
with water falls were very rare. The falls served as a gathering place and a site of sacred
ritual and worship4. The El Saito Falls have been identified as a sacred site by the Native
American Heritage Commission.
The establishment of missions in California was prompted by the Spanish perception that
Russia was threatening to colonize the area. Faced with a shortage of Spaniards in the New
World, Spain decided to colonize Southern California using the indigenous people. Father
Antonio Peyri was chosen to establish the Mission San Luis Rey and soon governed a
population of 3,000 local Native Americans who cared for cattle and cultivated grapes,
oranges, olives, wheat and corn in the environs around the mission, including Buena Vista
Creek. This farm and pasture area, and the people inhabiting the area became known as the
Luiseno5.
In 1821, Mexico gained independence from Spain and passed the law of secularization which
had the effect of placing the Mission lands under the control of various secular administrators
who managed to obtain title to large tracts, leaving little for the Luiseno people6•
In 1839 Juan Maria Romuldo Marron applied for a land grant of 13,011 acres that became
known as Rancho Agua Hedionda. Quarry Creek and the Buena Vista Valley are located at
the northernmost end of the land grant. The land grant was deeded to Juan Maria Romuldo
Marron in 1842 and his brother Silvestre Marron was charged with managing the land.
Silvestre and his wife, Leonora Marron, and their seven children thus became the first non-
indigenous settlers of the Buena Vista Valley which eventually became known as Marron
Canyon. The home he built constructed out of adobe and the two California pepper trees he
planted remain onsite today as testament to the historic nature of the property7.
2 Harper, Donna Marie. A View of Vista, Page 2. (1991)
1 Quarry Creek Internal Archaelogical Report, Page 14. January 2007)
4 Caudell, Diana and Vernon, Mel. Interview quoted by the J. Simms Agency in "History of Quarry
Creek."
5 Welcome to the Mission San Luis Rey de Francia. http://www.sanluisrey.org/
6 Welcome to the Mission San Luis Rey de Francia. http://www.sanluisrey.org/
7 Caron, Shelley Hayes. The Marron-Hayes Adobe Historic District School Tour Handout 2003
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QUARRY CREEK MASTER PLAN -CHAPTER 1 Introduction
In 1947, Fred Hayes, grandson of Sylvestre Marron, undertook the remodeling and
restoration of the home structure, which became known as the Marron-Hayes Adobe. This
house currently retains much of its appearance from the 1947 remodel. The house has been
determined eligible for the national Register of Historical Places and the California Register
of Historical Resources.
In 1973, the Marron family sold the Quarry Creek property to South Coast Material
Company. South Coast Material Company (and its subsequent owners) conducted mining
operations on the eastern 100-acre portion of the property between 1961 and 1995. Since
1991, the property has been owned and the quarry operated by Hansen Aggregates.
Historically, quarry mining operations on the parcel included three industrial operations; (1)
quarrying of the hard rock material from the site; (2) the manufacturing of asphalt and
concrete products; and (3) reclamation work All quarrying activities on the property ceased
in 1995.
The easterly 100 acres of the property is the subject of a mining reclamation operation. In
compliance with the Surface Mining and Recovery Act of 1975 (SMARA), a Reclamation
Plan for the quarry site was adopted by the State Mining and Geology Board in 1991. Under
SMARA, all mining operations are required to have an adopted reclamation plan that will
render the mining site usable per the local zoning and General Plan land uses designated for
the property. In this case, the uses are residential, industrial and open space uses.
This approved 1991 Reclamation Plan however adopted a revised alignment for Buena Vista
Creek as it traveled through Quarry Creek In conjunction with approval of a revised
Reclamation Plan for the adjacent Quarry Creek commercial center, in 2001 the City of
Oceanside included a condition that the Buena Vista Creek be retained within its current
alignment (rather than realigned per the 1991 Plan), and that the remnants of El Saito Falls be
preserved in place. Also in 2001, El Salto Falls was listed with the Native American Heritage
Commission as a sacred site. A new, revised Reclamation Plan, which preserves the natural
and culturally-protected Creek alignment and El Salta Falls, was adopted in July, 2010.
Grading construction on this new Reclamation Plan began in 2011 and has recently been
completed. In 2010, the Quarry Creek Master Plan was submitted to the City of Carlsbad.
This master plan proposes a development program of diverse, higher density urban housing
on the remaining, non-protected areas of the property. A major goal of this master plan is to
provide urban land use within and amongst a culturally-important landscape.
1.6 Consistency with Smart Growth Policies
The San Diego Association of Governments (SANDAG) has incorporated Smart Growth
principles in the San Diego Regional Comprehensive Plan which includes the city of
Carlsbad. SANDAG defines Smart Growth to be applied in the region as follows:
Smart Growth is a compact, efficient, and environmentally sensitive pattern of development
that provides people with additional travel, housing and employment choices by focusing
fitture growth away from rural ureas and closer to existing and planned job centers and
public facilities while preserving open space and natural resources and nuiking more
e,fficient use of existing urban infrastructure. Smart Growth is characterized by more
compact, higher density development in key areas throughout the region that is walkable,
near public transit, and promotes good community design. Smart growth results in more
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QUARRY CREEK MASTER PLAN -CHAPTER 1 Introduction
housing and transportation choices for those who live and work in smart growth areas.
The Quarry Creek property has been specifically identified as a SANDAG Smart Growth
"community center" site as indicated in the following SANDAG findings:
The {Community Center] opportunity area is located approximately a quarter
mile south of SR 78 and approximately 1 ½ miles south of College Boulevard
SPRINTER Station, which provides light/commuter rail service from
Escondido to Oceanside. Preliminary di~cussions have focused on exploring
a project that may include several hundred residential units with mid-to high-
densities, together with commercial (office and/or retail) uses and possible
public gathering places. The opportunity area also is located within close
proximity to: SR 78; high frequency local tramportation routes; potential
rapid bus routes (unconstrained revenue scenario); a retail shopping center
containing a Wal-Mart anchor tenant; and, institutional centers that include
Tri-City Hospital (within ¾ mile) and Mira Costa College (within 1 mile).
Existing transportation routes provide connecting service between the College
Boulevard SPRINTER Station and the Quarry Creek area.
The centralized relationship of the Quarry Creek site to the referenced surrounding uses is
provided in Figure 6; Surrounding Uses Map. In accordance with the SANDAG principles,
the Quarry Creek project proposes provision of clustered residential development in a
location that is central to urban land uses and services; including the adjacent community
retail shopping center, nearby regional retail shopping, emergency services including Tri-City
Hospital and the Oceanside Fire Department, and higher education facilities including Mira
Costa Community College and Cal State San Marcos.
In a report by the Urban Land Institute's California Smart Growth Initiative's Statewide
Coordinating Committee, Putting The Pieces Together -State Actions to Encourage Smart
Growth Practices in California, eight principles of smart growth were created to serve as
framework for smart grov.1h at the state, regional, and local levels. The principles are also
used by the committee as recommendations for state initiatives to promote smart growth. The
Quarry Creek Plan takes all eight of these recommendations into account through careful
consideration of the needs of the region's residents, economy and available resources, as
follows:
1. Preserve and enhance Cafifornia 's quality of life. Accommodate growth in ways that
use the state's natural and financial resources r:;fficiently, enhance its economic
competitiveness, and provide local governments more certain and adequate funding.
Through the provision of high density and medium-high density residential products in
the Quarry Creek community, the community will make efficient use of land resources
and will be served by logical and proximate connections to existing public infrastructure.
Quarry Creek is the antithesis to sprawl development. Surrounded by development on
75% of its borders, Quarry Creek constitutes essentially an infill project. Provision of
higher density clustered development within the non-sensitive areas of the property in a
location that is central to urban land uses and services.
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QUARRY CREEK MASTER PLAN -CHAPTER 1 Introduction
The project has been designed to encourage alternative modes of transportation and will
maximize the opportunity to utilize efficient transit through its location adjacent to Hwy.
78, and integrating a Park & Ride facility into its design. Further, Quarry Creek will be
an economically beneficial community that will support the local jurisdiction by
providing increased revenues in the form of property taxes while providing the public
facilities necessary to serve the development concurrently with need.
2. Create viable and livable communities. Ensure that existing communities remain or
become vital and healthy places that provide opportunities for all residents to live, work,
recreate, obtain a good education, and raise a family.
The design of development within Quarry Creek will be an important factor in defining
the character of daily life within the community. Development will include residential,
public and open space uses located within a single, cohesive community. The project
will also provide convenient access to both neighborhood and community serving retail,
service, educational and entertainment opportunities within a short distance to its
residents within walking distance of every residential unit. These uses will all be
connected by a pedestrian-oriented network of streets, trails, and paseos that will link
destinations within the project as well as providing connections to outside destinations.
Internal recreation elements and enhanced walkability will be an important part of the
Quarry Creek community design. The neighborhood park and recreation spaces, in the
form of urban open space, will be well integrated into the urban fabric to create the
critical "place-making" features that foster community identity and social interaction.
Public nature trails and enhanced streetscapes will build connections to nature and
cultural destinations, while trailheads will create identifiable nodes that encourage public
gathering.
3. Invest in transportation linked to efficient land uses. Strengthen the links between
transportation fimding decisions and smart growth practices. Support smart growth
practices with efficient transportation planning and investment strategies.
The land planning for Quarry Creek acknowledges the need for vehicular traffic, but the
emphasis has been placed on access to alternative forms of transportation to the degree
possible. Public transit access is integral to the community. A regional and local serving
bus transit service line will run in on Marron Road and College Boulevard connecting
Quarry Creek to employment and facilities outside the community. A transit stop has
been integrated into the Haymar Drive streetscape design across from the Park & Ride
lot. In addition to the access to the services, the high residential densities in the project
will directly support and enhance convenient transit viability.
Regional pedestrian and biking trails on internal roadways provide access to adjacent
neighborhoods and villages, and the onsite open space preserves. Pedestrian trail access
is provided to the adjacent shopping center to the east. Jogging trails have been provided
throughout the community connecting to the project's sidewalks, paseos, recreation areas
and plazas to create a complete pedestrian network that will serve the community's
residents. A trailhead center is provided to offer pedestrian and bicycle connectivity and
linkage to open spaces and destinations west of the Quarry Creek site, including the
Buena Vista Creek Ecological Reserve (BVCER). An offsite trailhead is also provided at
the existing [western] terminus of Marron Road (located approximately 1 /8 mile east of
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QUARRY CREEK MASTER PLAN -CHAPTER 1 Introduction
El Camino Real to allow for regional pedestrian connectivity through the BVCER
between Quarry Creek and points west, including the El Camino Real area. The
provision of the Park & Ride Lot will encourage regional carpooling and car sharing for
residents of the community. These uses will reduce greenhouse gas emissions generated
from automobiles and trucks owned by the residents of the community.
4. Enhance housing opportunities. Support policies to increase the supply and
affordability of housing to meet the needs of California families.
Residential development will include approximately 636 units in a variety of product
types that will appeal to a wide cross section of home buyers. Residential products may
include apartments, lofts, flats, townhomes, carriage units, and attached and detached
condominiums. Both rental and for-sale units may be provided. In addition, a high
percentage of the units in Quarry Creek will meet the higher density criteria to qualify
(per State Guidelines) as affordable to low and moderate income buyers. Such a diverse
mix of housing options will enhance the energetic character of the community.
The project will re-use and reclaim areas that have been historically disturbed and
excavated by previous mining activities. It replaces the rock quarry with residential and
public uses, and implements and establishes consistency with the requirements and
policies of the Carlsbad Housing Element.
5. Preserve open space, natural resources, and the environment. As much as
possible, locate new developments in or adjacent to existing communities, so as to protect
air and water quality, conserve wildlife habitat and natural land features and systems,
and provide green space for recreation and other amenities,
The Quarry Creek project preserves a significant portion of the property as permanent
open space, in accordance with the Carlsbad HMP. The Quarry Creek Master Plan
clusters the development (residential, public, public uses, community facilities and roads)
within the most disturbed and non-sensitive portions of the property, adding over
eighteen (18) acres to the HMP hardline open space. The plan preserves and protects El
Salta Falls and other culturally significant resources, and Buena Vista Creek in
perpetuity. It complies with the Carlsbad HMP in providing protection and enhancement
of sensitive biological resources and habitat corridors. Public trails aligned adjacent to
the open space preserves will enhance the living environment of the residents. Both an
environmental and a planning buffer are provided to set the development back from the
Buena Vista Creek wetlands. No development will encroach into the environmental
buffer. No structures or roads will encroach into the planning buffer.
6. Preserve farmland. To the extent possible, avoid the conversion of California's
prime agricultural land to other uses.
The Quarry Creek site contains "unique fannland" and "farmland of statewide
importance" as shown on the State of California San Diego County Important Farmland -
2008 map. However a specific California Land Evaluation and Site Assessment (LESA)
model has been conducted of the characteristics of the site. This model concluded that
the site scores below the threshold level of containing significant agricultural resources,
primarily due to the fact that much of the topsoil of the property has been scrapped as a
result of the historical quarry activities and reclamation. As a result, the property is
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QUARRY CREEK MASTER PLAN -CHAPTER 1 Introduction
determined to not possess prime agricultural land. This fact will be analyzed and verified
through the EIR analysis.
7. Address growth issues regionally. Foster collaboration among state, regional and
local governments to solve problems that are regional-and not local in-nature.
The Quarry Creek site has been identified by SANDAG as a Planned Smart Growth
community center site. This master plan plan not only acknowledges that designation,
but takes to heart the principles and incorporates features consistent with the draft
Sustainable Communities Strategy, adopted by SANDAG in October, 2011. These
principles embrace compact, efficient and environmentally sensitive patterns of
development that provide people with higher density housing in locations adjacent to
shopping and other facilities.
8. Seek solutions at the grass roots. Educate and engage the community because grass-
roots. community-centered processes and procedures are essential elements of smart
growth.
The Quarry Creek applicant has engaged the community and local and regional
community groups through an ongoing series of presentations and received public input.
Educational kiosks are planned throughout the public pedestrian walks and trails which
will provide information with a local historical, cultural focus. Maps of physical and land
use features, and local events of the community will be provided in the community
facilities areas. Thus, the project will include design features intended to educate the
residents and visitors on their environment and community.
These concepts result in a master plan which provides a balance of relatively dense, urban
residential land uses, with safe, useful and lively public use areas, surrounded by large areas of
environmental and historical open space preserves. These land uses are identified with greater
specificity in Chapter 2 of this plan.
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QUARRY CREEK MASTER PLAN -CHAPTER 2
2 PLANNING CONCEPT AND BACKGROUND
Planning Concept and
Background
This Quarry Creek Master Plan provides the development regulations for the 155.4-acre Quarry
Creek property. It provides for a comprehensive planning approach to the development of the
property in a manner which cannot be accomplished on a parcel-by-parcel basis. To achieve this
goal, a number of important issues were examined, analyzed and considered during the
preparation of this document, including the City of Carlsbad's Habitat Management Plan, the
General Plan, Carlsbad Zoning Regulations, the Growth Management Plan, the Hillside
Development Ordinance, the Planned Development Ordinance, Livable Communities Policies
(Council Policy No. 44), and input from local interested parties.
2.1 Master Plan Concept
As mentioned in Chapter 1 of this master plan, the fundamental concepts behind Quarry
Creek are the efforts to provide a plan for a sustainable community reflecting its prime
location in relation to surrounding urban services. Other on-site planning priorities of the
project are to protect El Saito Falls and Buena Vista Creek, comply with the Carlsbad HMP,
provide replacement land uses for the rock quarry, and provide an urban, residential
community, consistent with the adopted Carlsbad Housing Element and regional Smart
Growth policies.
In the urban sustainable community, there is an effort to efficiently use the available land, and
to relate development areas to each other in an effort to reduce travel distances for day-to-day
uses. The sustainable village has extensive open space and greenways; and residential uses
are clustered in close proximity to shopping or working areas. Stores, entertainment, mass
transit, pocket parks and open space will all be within walking distance of homes or easily
accessible by a short drive off the site. The close proximity of a variety of housing units to
transit and shopping greatly reduces the carbon footprint from the typical suburban,
segregated-use development.
More specifically, in an effort to develop a sustainable community in the context of an
environmentally, socially and economically-beneficial development, the Quarry Creek plan
incorporates three main land use categories; open spaces, public use, and residential areas.
2.1.1 Open Spaces
The convenient availability, quality and utility of naturally-beautiful open spaces appeals to
community residents in an urban setting. Quarry Creek will ensure the permanent protection
of 59.7% of its site, including its most unique natural and cultural features while optimizing
the use of the remaining, non-protected areas of the site that are designated and well-suited
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QUARRY CREEK MASTER PLAN -CHAPTER 2 Planning Concept and
Background
for development. Conservation of important natural features, including the steep slopes on
the southern perimeter, the El Saito Falls and Buena Vista Creek through the center of the
site, wetlands in the north-center, and tributary ephemeral streambed in the southwest
panhandle have been set aside for protection from development. Some of these protected
areas will be biologically restored to ensure long-term biological viability. Hiking trails,
shade trees and other passive recreation areas are interspersed in the plan to ensure
availability and utility of open spaces to the degree that these uses are compatible and not
destructive of the environmentally beneficial uses of these spaces. These large open spaces
will be the subject of a permanent conservation easement and funding will be provided for
permanent management.
In light of these factors, it is concluded that the Quarry Creek project protects the most
biologically important areas of the property, clustering the development (residential, public
use, community facilities and roads) within the most disturbed and non-sensitive portions of
the property. This planning effort leaves the balance of the property (areas of high
environmental quality) as protected open spaces.
2.1.2 Public Use Areas
Public use areas are dispersed throughout the buildable areas of the Quarry Creek property.
The public use areas will make up over 14'% of the developed (non-open space preserve)
community and are intended to encourage pedestrian activity through a logical connection of
trails, sidewalks, public vehicle parking, bicycle facilities, and community uses, all within a
short walk from residential neighborhoods. Signs and maps will guide people to community
areas, and to on-site transportation options, open space trails, and describe the environment
and native heritage of the area. A Community Facilities site is provided at the Marron Road
entry to the site from the east, in a location proximate to both the Quarry Creek residential
neighborhoods and the adjacent off-site commercial center. Seating and gathering areas will
be provided in public use areas to encourage conversation and a high level of community
interaction.
Separately, an offsite trailhead will be provided approximately 4,000 feet westerly of the
Quarry Creek site, at the existing western terminus of Marron Road, located approximately
] /8 of a mile east of El Camino Real. This trailhead will contribute beneficially to the public
access to Quarry Creek across the open spaces to the west of the site.
2.1.3 Residential Uses
Within the centralized, non-constrained, buildable portions of the Quarry Creek site, the
project will contain diverse residential neighborhoods, appropriate for both for sale and for
rent, attached and detached residences. Direct connections between these residential areas
and the offsite existing commercial uses will be provided in order to allow for a convenient
mix of uses. The residential uses will include recreation and social activity areas in order to
foster healthy, vibrant and efficient neighborhoods.
As planned in this Master Plan, Quarry Creek will contain four (4) residential neighborhoods
over approximately 27.7% of the project site. Some of these neighborhoods may be
developed together as a single neighborhood. Two of the neighborhoods (both north of the
Buena Vista Creek) will be developed with high density, meaning a net residential density of
at least 20 dwelling units per acre. These sites provide this density in order to concentrate the
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QUARRY CREEK MASTER PLAN -CHAPTER 2 Planning Concept and
Background
highest intensity urban development on the most impacted [heavily mined] land in order to
conserve the largest areas of habitat and other resources of the property. The remaining
residential areas (south of the Buena Vista Creek) will be developed at high density (between
15.0 and 23.0 du/ac) and medium-high density of at least 12 dwelling units per acre, with
some allowance for reduced densities for units above the 500 unit minimwn requirement
adopted in the City of Carlsbad Housing Element, discussed more specifically later in this
chapter. Upon buildout of the Master Plan area, the development areas of the Quarry Creek
Master Plan will contain a maximum total of 636 dwelling units in a range of product types,
densities and price ranges, including both market-rate units and dwelling units provided under
the City's Inclusionary [affordable] Housing Ordinance.
2.2 General Plan
The Quarry Creek Master Plan is adopted by ordinance by the City Council of Carlsbad. The
Master Plan is the document which creates a link between the broad-based General Plan
policies and the individual development proposals and building design for the planning areas
within the Master Plan area. In order to ensure land use policy consistency, the applicant is
also processing a general plan amendment in conjunction with the processing and approval of
this Master Plan. As discussed below, the General Plan amendment will modify the Land
Use Element to accommodate land uses consistent with those approved in the amended City
of Carlsbad 2005-2010 Housing Element, and will also propose to eliminate the westward
extension of Marron Road and the Rancho Del Oro Road extension from the Circulation
Element. The General Plan Amendment will also amend land uses to provide consistency
with the requirements of the Carlsbad HMP and designate open spaces per the Open Space
and Conservation Element.
2.2.1 Land Use Element
The existing City of Carlsbad General Plan land use designations for the project site are
shown in Figure 7; Existing General Plan Land Use Map. These existing designations are
however, presently in conflict with the December 23, 2009 adoption of the updated City of
Carlsbad 2005-2010 General Plan Housing Element policies dictating modification of the
land uses on the Reclamation Parcel to Residential-High and Residential-Medium-High
densities. This adopted Housing Element dictates that in order for the City to ensure that
adequate residential acreage is available to meet the City's Regional Housing Needs
Assessment (RHNA), that the City will implement a General Plan Amendment to the Land
Use Element to rcdesignate a minimum net acreage to accommodate at least 300 high density
(2.20 du/ac) and 200 medium-high density (2.12 du/ac) housing units on the Quarry Creek
Reclamation Parcel site. Thus, existing adopted City housing policy for the Quarry Creek
Reclamation parcel stipulates construction of a minimum of 500 residential units, although
the specific location of these units on the Reclamation Parcel was not defined. Through
adoption of these minimum densities, all of these 500 units qualify to satisfy the City's
RHNA requirements for low and moderate affordable housing per State guidelines. The
Housing Element changes did not affect the Panhandle parcel, which currently possesses low-
medium density residential and open space land uses.
Therefore, in order to establish consistency with and implement the requirements of the
updated Housing Element, a General Plan Amendment to the Land Use Element will be
approved concurrently with this Master Plan. The exact location of the 500 will be defined in
QUARRY CREEK MASTER PLAN
OCTOBER 19, 20\6 Page II-3
QUARRY CREEK MASTER PLAN -CHAPTER 2 Planning Concept and
Background
the Land Use Element Amendment and [in greater detail] in this Master Plan. Further, this
General Plan Amendment will advance [provide larger and improved connection links with
greater consistency with the HMP] the open space configuration for the property. Figure 8;
Proposed General Plan Land Use Map, illustrates the general location and distribution of the
amended General Plan Land Use Designations. These land use changes, Shown in Tables A
and B below, reflect existing and amended land uses, respectively.
Table A: E • • G x1stm eneral Plan Lan d U El se io ement Desi nations
Existing General Description Density Range Uses Growth
Plan Deshmation (du/acl Control Point
Residential Low Single Family
RLM Medium 0-4 Residential 3.2 du/ac
OS Onen Snace
Table B· General Plan Desh•nations Refl.ectini;r Amended Housinv Element Policy .
Amended Description Density Range Uses Minimum
General Plan (du/ac) Density/DU's
Deshmation
RH Residential High 15-23 Condos 20 du/ac* (PAR I &R-2) Anartments
RH Residential High IPA R-3) 15-23 Condos 15 du/ac
Residential Medium Attached or
RMH High 8-15 Detached Cluster 12 du/ac**
Condos
OS Open Soace
* A minimum of300 units of high density residential product (min. 20 du/ac) shall be provided.
** A minimum of200 units of medium-high density product (min. 12 du/ac) with the balance allowed
at lower densities within the medium-high density range.
2.2.2 Circulation Element
Marron Road and Rancho Del Oro are Circulation Element roadways that are currently
shown on the General Plan (Rancho Del Oro to only be included if a freeway interchange is
added) to ultimately extend through the project site in an east-west direction from College
Boulevard westerly to its existing tenninus approximately 1.3 miles away to the west.
Marron Road is designated as a four-lane Secondary Arterial road. However, traffic studies
have concluded that no measurable traffic distribution benefits accrue from inclusion of this
roadway link in the circulation plan, and thus its construction is not warranted. Further, the
alignment of this Marron Road link must necessarily traverse through the environmentally-
sensitive Buena Vista Ecological Reserve (State of California-owned) and associated
wetlands ecological reserve, located westerly of the Quarry Creek site.
As a result of these factors, this Master Plan proposes to eliminate the thru-connection of
Marron Road and instead the Master Plan design stops the westward extension of this
roadway at Quarry Creek. As a result of the fact that Marron Road will be stubbed and not
thru-connected, a vehicular tum-around and trail parking lot will be provided within the
existing right-of-way at the existing opposite terminus of Marron Road (located offsite
approximately 1/8 of a mile east of El Camino Real).
QUARRY CREEK MASTER PLAN
OCTOBER 19,2016 Page II-4
QUARRY CREEK MASTER PLAN -CHAPTER 2 Planning Concept and
Background
On the Quarry Creek project, collector roadways are planned to provide a loop connection
over a bridge crossing Buena Vista Creek, to Haymar Drive, which ultimately leads back to
College Boulevard. This loop extension of Marron Road is called Street 'A' for purposes of
this Master Plan. Since the projected traffic ADT on this loop Street 'A' roadway pattern does
not necessitate a large roadway design, the Quarry Creek plan requests an amendment to the
Carlsbad Circulation Element proposing downgrading of Marron Road from a secondary
arterial to a collector street. Please see the Proposed General Plan Map, Figure 8.
The elimination of the thru-cormection of Marron Road will also result in the elimination of
the Rancho de! Oro connection from the city of Oceanside to Marron Road. The existing
Carlsbad Circulation Element classifies Rancho del Oro as a secondary arterial roadway to be
constructed only if a freeway interchange with Hwy. 78 is provided. As a result of the
proposed elimination of the Marron Road extension for the reasons indicated above, the
project also proposes elimination of the Rancho de! Oro connection from the Circulation
Element. The elimination of the Rancho del Oro connection to Marron Road does not
specifically preclude the future construction of a Rancho del Oro interchange from Oceanside
at Hwy. 78.
2.2.3 Open Space and Conservation Element
The Open Space and Conservation Element requires protection of lands which include
significant natural resources, steep canyons and hillsides, wetlands, riparian areas, recreation
areas and other buffers and greenways. The land use pattern proposed in this Master Plan
protects and conserves these areas in accordance with the goals, objectives and policies of the
Open Space and Conservation Element Approximately 91.7 acres of the property consists of
open space and conserved areas. More specific discussion of the Quarry Creek open space
program is included in Chapter 3 of this Master Plan.
2.3 Zoning Regnlations
A zone change of the property from the existing Industrial (M) and Single-Family Residential
(R-1-10,000) Zoning to Planned Community (PC) is also proposed. The PC Zone is more
appropriate because it allows for development consistent with the General Plan, and it also
requires that a Master Plan be approved prior to any development on the site. Thus, the
Quarry Creek Master Plan constitutes the zoning standards for the area contained within the
plan boundaries, as provided for by the Planned Community Zone, Section 21.38 of the
Carlsbad Municipal Code. All provisions of the Master Plan are imposed as a condition of
zoning. Underlying Master Plan Land Use zoning for each neighborhood has been adopted
through this Master Plan. In a number of cases the standards of the underlying Master Plan
zones have been modified from the Carlsbad Municipal Code. Therefore, the specific
neighborhood area development standards of this Master Plan must be consulted as they
apply to the Master Plan area. The zoning information specific to each Quarry Creek
planning area is articulated in Chapter 4 of this master plan. Existing Zoning and Proposed
Zoning are shown on Figures 9 and JO, respectively.
QUARRY CREEK MASTER PLAN
OCTOBER 19, 2016 Pagell-7
QUARRY CREEK MASTER PLAN -CHAPTER 2 Planning Concept and
Background
This Master Plan complies with Chapter 21.38 of Carlsbad Municipal Code, Planned
Community Zone (P-C Zone) and shall constitute the zoning for all lands within the Master
Plan. No person shall use or develop any land located within the boundaries defined by the
Master Plan in a manner which is contrary to the provisions of the Master Plan. Approval of
this document does not affect the applicability of all other City ordinances in effect at the
time building permits are issued. Pursuant to Section 21.38.030(d) of the City of Carlsbad
Municipal Code, where a conflict in regulation occurs, the provisions of this Master Plan
shall control.
Uses and development standards allowed in each Planning Area are indicated in Chapter 4,
INDIVIDUAL PLANNING AREA DEVELOP'vfENT REGULATIONS of this Master Plan. Uses which
would be allowed as conditional uses shall be permitted only upon obtaining a Conditional
Use Pennit processed according to the applicable provisions of the Carlsbad Municipal Code.
This Master Plan has been prepared in compliance with the following four goals in Section
21.38.010 of the Planned Community Zone, in the Carlsbad Municipal Code:
1. Provide a method for and to encourage the orderly implementation of the General Plan
and any applicable specific plans by the comprehensive planning and development of
large tracts of land under unified ownership or developmental control so that the entire
tract will be developed in accordance with an adopted master plan to provide an
environment of stable and desirable character;
2. Provide a flexible regulatory procedure to encourage creative and imaginative planning
of coordinated communities involving a mixture of residential densities and housing
types, open space, community facilities, both public and private and, where appropriate,
commercial and industrial areas;
3. Allow for the coordination of planning efforts between developer and City to provide for
the orderly development of all necessary public facilities to insure their availability
concurrent with need; and
4. Provide a framework for the phased development of an approved master planned area to
provide some assurance to the developer that later development will be acceptable to the
City, provided such plans are in accordance with the approved planned community
master plan.
2.4 Number of Units Allocated to Quarry Creek
As required by the City of Carlsbad regulations, the Quarry Creek land use plan proposes a
clustering of the development areas within the buildable [or "unconstrained"] areas of the
Quarry Creek property. However, the Quarry Creek property possesses an extraordinary
history of land use regulations and requirements. The following is an analysis of the methods
of calculating the number of units that can be accommodated on the property, per the City of
Carlsbad regulations.
QUARRY CREEK MASTER PLAN
OCTOBER 19, 2016 Page II-IO
QUARRY CREEK MASTER PLAN -CHAPTER 2 Planning Concept and
Background
2.4.1 Constraints Analysis -Existing General Plan Land Use Map
Pursuant to Carlsbad Zoning Code Section 21.53.230, the City of Carlsbad identifies the
characteristics of constrained areas, and requires all constrained areas to be identified prior to
approval of entitlements. Thus, constrained areas have been identified on the Quarry Creek
site as:
1. Beaches -None onsite;
2. Permanent bodies of water -These include the Buena Vista Creek streamcourse, El
Saito Falls, associated wetlands, and streamcourses, and freshwater marsh habitats;
3. Floodways -the Buena Vista Creek floodway;
4. Natural slopes in excess of 40% -Steep slopes with an inclination of in excess of
40%;
5. Significant wetlands -Wetlands and freshwater marsh habitats;
6. Significant riparian or woodland habitats -Riparian habitats
7. Major power transmission easements -None onsite;
8. Other significant environmental features -Significant patches (non-isolated) of
sensitive upland vegetation communities such as coastal sage scrub and southern
mixed chaparral;
9. Railroad track beds -None on site;
10. Slope areas of 25% to 40% inclination were avoided to the degree feasible and
achieve only ½ density calculation;
11. Areas shown as open space on the Carlsbad General Plan Open Space Map;
12. HMP preserve areas (as amended).
The areas that remain after eliminating the above constrained areas are considered to be
available for development per the City of Carlsbad General Plan and Zoning regulations, and
allowed for residential density calculation credit per the existing General Plan Land Use
Element Map. The Constraints Analysis calculations per the Existing Land Use Map results
in 293 allowed residential units on the Quarry Creek property. Please see Table C below.
Table C: Units Allowed per Constraints Analysis <Existin!! G.P. Land Use Man)
Land Use Designation Gross Net Growth Allowed
Acreage Acreage Control Residential
Point Units
Residential -Low Medium 110.6 91.8 3.2 du/ac 293
Open Space 44.8
TOTAL 155.4 91.8 293
Therefore, as a result of this Constraints Mapping analysis, a total of 91.8 net acres is
determined to be developable over the 155.4 acre Quarry Creek property. Per the
requirements of CMC Chapter 21.53.230, this net acreage is multiplied by the presently-
approved General Plan Land Use Element land use Growth Control Points in order to
determine the allowed residential units on the property. This maximum allowed residential
unit count is 293 units, as shown on the table above.
This Land Use Element Map does not, however, implement the changes adopted in the recent
action on the Carlsbad Housing Element by the Carlsbad City Council.
QUARRY CREEK MASTER PLAN
OCTOBER 19, 2016 Page II-11
2.4.2
QUARRY CREEK MASTER PLAN -CHAPTER 2
Adopted Housing Element Unit Allocation
Planning Concept and
Background
On December 22, 2009, the Carlsbad City Council approved an updated Housing Element to
the Carlsbad General Plan which directed that land uses on the Reclamation Parcel of Quarry
Creek be changed to redesignate a minimum net acreage to accommodate at least 300 high
density G::20 du/ac) and 200 medium-high density (2:12 du/ac) housing units on the Quarry
Creek Reclamation Parcel site. Thus, existing adopted City housing policy for the Quarry
Creek Reclamation parcel stipulates construction of a minimum of 500 residential units,
although the exact location of these units on the Reclamation Parcel must be identified
through a amendment to the Land Use Element and [more specifically] through approval of
this Master Plan. Although the Housing Element adopted this allocation of 500 units, the
amendment to the Land Use Map (for General Plan consistency) has not yet been completed,
and is thus proposed with this Master Plan package. Although the Housing Element changes
did not affect the Panhandle parcel, a Constraints Analysis of the Panhandle parcel (which is
designated with low-medium density residential land use) allows for 71 Residential Low-
Medium (RLM) units. Therefore the number of units allowed on the Quarry Creek property
pursuant to the Housing Element Unit Allocation is shown on Table D.
Table D: Quarry Creek Units Allowed per Housin2 Element Adoption
Housing Land Use Growth Allowed
Element Element Control Residential
Allocation Constraints Point Units
Analysis
Net Acreage
Reclamation Parcel 500 du 500
Panhandle Parcel 22.3 ac. 3.2 du/ac 71
TOTAL 571
Therefore, in consideration of the City Council action allocating 500 units to the Reclamation
Parcel and the Constraints Analysis conclusion of 71 units (22.3 net buildable acres
multiplied by the Growth Control Point of 3.2 du/ac) on the Panhandle Parcel, a total of 571
units are currently allocated to the Quarry Creek site.
2.4.3 Constraints Analysis -Updated General Plan per Housing Element
Notwithstanding that the Land Use Element of the Carlsbad General Plan has not yet been
amended to implement the changes needed to accomplish the goals and objectives adopted in
the Housing Element; a Constraints Analysis of the Quarry Creek property pursuant to
Carlsbad Zoning Code Section 21.53.230 (constraints identified above) has been conducted
assuming RH and RMH land uses on the Reclamation Parcel. These land uses reflect the
City Council action on the Housing Element. The Reclamation Parcel is bisected by Buena
Vista Creek and its buffers. For land use planning purposes, the RH land use has been placed
within the unconstrained buildable area on the north side of Buena Vista Creek, and the RMH
land use has been placed on buildable acreage on the south side of the creek. Using these
assumed acreages, a Constraints Analysis assuming the distribution of RH, RMH
(Reclamation Parcel) and RLM land uses (Panhandle Parcel) over the property has been
further conducted. In light of the fact that the Housing Element Amendment did not affect
the Panhandle Parcel, the standard 22.3 net acres (71 du) was assumed for that parcel. In
addition, the existing HMP adopted Hardline was utilized for the residential/open space land
use boundaries. Please see Table E below.
QUARRY CREEK M ASTER PLAN
OCTOBER 19, 2016 Page II-12
QUARRY CREEK MASTER PLAN -CHAPTER 2 Planning Concept and
Background
Table E: Units Allowed per Constraints Analysis -Assumed Updated per Housing
Element
Gross Net Acreage Assumed Allowed
Acreage Minimum Residential
Densitv Units
Residential -High 25.7 21.4 20.0 428
Residential -Medium Hi!ili 30.2 24.l 12.0 289
Residential -Low-Medium 27.2 22.3 3.2 71
Open Space 72.3 0.0 0.0 0.0
TOTAL 155.4 788
Therefore, this fully-updated Constraints Analysis concludes that the proposed Amendment
of the Land Use Element on the Reclamation Parcel to RH and RMH in order to achieve
consistency between the Housing Element and the Land Use Element will result in a total of
788 units allowed on the Quarry Creek property, based on a Constraints Analysis of the
property with the Housing Element land uses placed on the site, the updated biological report
information, and the existing approved Hardline limits of development.
2.4.4 Proposed Master Plan Unit Count
As discussed in detail in Chapter 3 of this Master Plan, this Plan proposes a total of 636
dwelling units. In relation to the above Constraints Analyses, the 636 unit count is less than
the number allowed per the updated Constraints Analysis calculations. See Table F below.
Table F: Comparative Analysis -Quarry Creek Units Allowed
ANALYSIS GEN. PLAN CONSISTENCY UNITS
Constraints Analysis per Existing Does not yet implement the Housing 293
Land Use Element Element
Adopted Housing Element Unit Location and distribution of Housing
Element RH and RMH land uses is 577 Allocation undefined in Land Use Element
Constraints Analysis per Housing
Element (Amended Land Use Full consistency between Housing 788
Element) Element and Land Use Element
As a result of the fact that the Land Use Element Map does not yet implement the changes
adopted in the Housing Element or the HMP, an amendment to the Land Use Element is
proposed with this Master Plan to provide consistency with the Housing Element and the
HMP, and to accommodate the community described in this Master Plan. The 636 units
proposed in this Master Plan will be clustered within only 43.1 acres (27. 7%) of the Quarry
Creek site. The existing Land Use Element shows residential uses over 71 % of the property.
This reinforces the benefits of the development design concept which clusters development
on the unconstrained portions of the property per the land use pattern demonstrated in this
Master Plan.
QUARRY CREEK MASTER PLAN
OCTOBER 19,2016 Page 11-13
QUARRY CREEK MASTER PLAN -CHAPTER 2
2.4.5 Withdrawal from Excess Dwelling Unit Bank
Planning Concept and
Background
As mentioned, this Master Plan proposes 636 dwelling units. The proposed 636 dwelling units
necessitates the need to withdraw available units from the City's Excess Dwelling Unit Bank
(EDUB) for the Northeast Quadrant. The exact number withdrawn depends upon the City
Council determination of the number presently allocated pursuant to the Constraints Analyses
options discussed above. Please see Table G.
Table G: Withdrawal from Excess Dwellin2: Unit Bank
ANALYSIS UNITS REQUIRED
FROMEDUB
Existing Allocation 293
Adopted Housing Element Unit Allocation 577 284
Proposed Master Plan 636 +59
Total Units Required from EDUB 343
2.5 Description of Master Plan Uses
The Quarry Creek Master Plan is an effort to provide a regulatory land use document which,
when implemented, will provide; (a) a sustainable community, (b) protection of El Salto Falls
and Buena Vista Creek, (c) compliance with the Carlsbad HMP, (d) replacement of the rock
quarry with attractive urban development, and (e) consistency with adopted Smart Growth
policies.
Quarry Creek is considered an urban, high density, sustainable community. The project is
within walking distance of community and neighborhood retail shopping, is transit-accessible
and will include a Park & Ride lot in order to encourage commuter vehicle sharing. The site
is located on a bus transit route and adjacent to Hwy 78. Bicycling and walking will be
encouraged within the project. Bike routes provided on the Quarry Creek streets will connect
to the City's regional trail system to provide bicycle commuting and recreational use
opportunities. Bicycle racks will be distributed throughout neighborhoods, while bicycle
storage facilities will be encouraged. Residential housing design and materials will
encourage energy efficiency. Neighborhood streets and sidewalks will be pedestrian-
oriented, properly illuminated and will provide connections to the open space network and to
adjoining neighborhoods. Roads will be designed to minimum widths to calm traffic and
encourage walkability. Multi-family homes use less energy for space heating and cooling,
and less water consumption, than typical single-family detached homes.
To this end, this Master Plan is produced in the context of an environmentally, socially and
economically-beneficial development and thus incorporates three main land use categories;
open spaces, public use, and residential areas. For purposes of this Master Plan, land use
districts within Quarry Creek have been broken up into twelve ( 12) separate planning areas.
The planning areas have been placed so as to provide a land use transition between the
intensive commercial activity at the existing Highway 78 (north) and Quarry Creek
Commercial Center ( east), and the low-intensity BVCER (west). Thus the more dense
residential and community facility land uses are situated within the eastern and northern
sections of the property, and the less dense residential and natural uses are situated to the
south and west.
QUARRY CREEK MASTER PLAN
OCTOBER 19, 2016 Page II-14
QUARRY CREEK MASTER PLAN -CHAPTER 2 Planning Concept and
Background
The land uses have also been chosen to provide residents the opportunity to live, shop, and
enjoy open space, public trails and passive recreational facilities within or in close proximity
to their own community. As a result, each of the planning areas has a distinct, allowed land
use, physically linked by a Plan-wide pedestrian circulation system, thematically linked
through the implementation of strong, consistent landscape design theme and related
architecture, as provided in this Master Plan. These landscape and architectural elements
implement the goals of this Master Plan, and ensure high quality development and
recognizable community identities, while providing the architectural and landscape design
flexibility necessary to successfully accommodate future market demands. In addition, the
project design has incorporated the requirements of the City's Livable Neighborhood Policy
and Livable Streets Ordinance and reflects smart growth elements, as exemplified by features
associated with Sustainable Communities.
When fully implemented, Quarry Creek will provide over 91 acres of open spaces, and over 9
acres of public use areas on the property. This allows for maximum of 636 clustered
residential units on the remaining 43.1 acres. More specifically these land uses are described
as follows:
2.5.1 Open Spaces
The Master Plan preserves approximately 92.4 acres (59.4%) of the property in open space.
This includes areas of important environmental resources including the Buena Vista Creek
and buffers, large tracts of riparian and wetland conservation areas, culturally valuable plots,
hillsides, and revegetated manufactured slopes adjacent to open spaces. In accordance with
the standards for the project site contained in the adopted HMP, the Master Plan permanently
preserves and protects virtually all of the on-site sensitive habitats and has conserved these
areas through adoption of a hardline limit to development. Some perimeter areas of the
residential neighborhoods are protected by naturalized fire suppression zones, which are not
considered part of the HMP hardline, but are nevertheless considered open space in this
Master Plan.
The preserve configuration proposed in this Master Plan is more cohesive, is made up of
large tracts of open space land, is less fragmented, and as a result of these factors, contributes
to a superior preserve design for the site and the region. See Figure 11; Hardline Map. This
Hardline Open Space area is over 18 acres larger in area (73.25 acres vs. 92.17 acres) than the
present approved HMP Hardline which was approved as a result of the mining Reclamation
Plan approval documents.
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OCTOBER 19, 2016 Page II-15
QUARRY CREEK MASTER PLAN -CHAPTER 2
2.5.2 Public Use Areas
Planning Concept and
Background
Property devoted to public uses is proposed over approximately 9.0 net acres (5.8% of the
project area). A program of pedestrian trail and bicycle facilities proposed for the project will
provide pleasant and convenient access between the various portions of the community and
the adjacent shopping center. Paseos in each residential neighborhood will promote
pedestrian trail access from the neighborhoods to the trails, and through the public use areas
and the open spaces meandering through the property. Three separate Public Use Areas
combine to provide the necessary Community Facility acreage, which will accommodate
Quarry Creek community-oriented services and uses. These Community Facility Public Uses
include a daycare site, a Park & Ride site, a Public Trailhead and activity site, and acreage for
other community uses. Development of a community facility public trailhead on the western
end of the project will encourage outdoor education and recreation on-site. This public
trailhead will provide for access to a future trail system on the adjacent Buena Vista
Ecological Reserve property to the west, and a pedestrian and bicycle linkage ultimately to El
Camino Real. A number of additional trailheads and viewing areas will allow for public
access and observation of open spaces. A commuter Park & Ride lot is proposed adjacent to
the Highway 78 access to encourage carpooling.
2.5.3 Residential
Approximately 43.1 acres (27.7% of the Master Plan area) is designated for residential uses.
The residential uses will be clustered in the portions of the property that are not subject to
biological or slope constraints. By providing relatively dense, clustered residential
neighborhoods in an environment that is proximate to shopping and other services, it will
allow residents to meet many of their daily needs within or adjacent to the project. Thus,
many impacts associated with traditional development patterns such as traffic congestion, air
pollution, loss of open space, and increased costs for public services and infrastructure can be
reduced.
The 155.4-acre Quarry Creek project will cluster a maximum of 636 dwelling units within
four (4) residential neighborhoods. It is currently anticipated that all of the neighborhoods
except R-1 will be developed as market-rate attached or detached condominium-type or
apartment development. The affordable units will be accommodated in the R-1 high density
neighborhood. Table D, Land Use Summary Table demonstrates the overall land uses,
respective acreages and dwelling unit counts. These land uses are broken-down into planning
areas, which are discussed in detail in Chapter 3.
The Quarry Creek development will provide both a minimum of 500 units of high and
medium-high density [which qualify per State RHNA guidelines to be affordable by
definition) affordable housing. Some of these units will also be income-restricted. The exact
number and specifics of the income-restricted units will be articulated in accordance with an
Affordable Housing Agreement to be entered into by the City and the developer prior to
approval of the first final subdivision map on the property.
QUARRY CREEK MASTER PLAN
OCTOBER 19,2016 Page II-17
2.5.4
QUARRY CREEK MASTER PLAN -CHAPTER 2
Land Use Summary Table
Planning Concept and
Background
Standard Development Program. The Quarry Creek Master Plan Land Use Summary Table
provides a general tabulation of the land uses, acreages and development intensity for the
project. The project has been planned to include a mix of development and project features
that will help to achieve the broad goal of sustainable development. It invokes a clustered
urban atmosphere by providing high and medium-high density urban housing interspersed
with public use areas and open spaces, all interconnected with local transportation
alternatives, runoff management, and efficient energy use. In order to facilitate planning of
each planning area, graphic depictions are included in Chapter 4 of this Master Plan to
demonstrate the general parameters of future development within these planning areas.
Table H: Land Use Summarv Table
Planning Master Plan Gross Land Use Areas Use Acreage
RESIDENTIAL
RH R-1 Apartments or 18.2
Residential High R-2 Condos
(15-231 du/ac)
RH R-3 Condos 6.7
Residential High
(15-23 du/ac)
RMH R-4 Condos 18.2
Residential Medium-High (8-
15 du/ac)
RESIDENTIAL SUBTOTAL: 43.1
PUBLIC USE
Park&Ride P-1 Parking Lot 0.9
Community Facility Site P-2 Community uses 2.1
Community Recreation Area P-3 Active 1.3
Recreation
Public TraHs, Overlooks, Water P-4 Public Trails, 3.9
Quality Basins Corrunwiity uses
Community Facilitv Site P-5 Trailhead 2.2
PUBLIC USE SUBTOTAL 10.4
OPEN SPACE
OS OS-1 Open Spaces 92.4
Open Space OS-2
OS-3
OPEN SPACE SUBTOTAL 92.4
Roads NIA Roads 9.5
TOTAL 155.4
1 May exceed 23 du/ac with density mod1ticatto11 per CMC Chap. 21.53.120.
2. 300 du minimum at 20 du/ac density required.
3. Net density must be at least 15 du/ac
4. 200 minimum at 12 du/ac density required.
QUARRY CREEK MASTER PLAN
OCTOBER 19, 2016
Net Dwelling
Acreage Units thls
Master Plan
15.3 3272
5.7 953,4
15.6 2144
36.6 636
0.9 NIA
1.2 NIA
1.1 NIA
3.9 NIA
1.2 NIA
8.3
NIA
636
Page II-18
QUARRY CREEK MASTER PLAN -CHAPTER 2 Planning Concept and
Background
Thus, as can be seen in Table H, this Master Plan accommodates up to 340 high density
dwelling units at a net minimum density of 20 du/ac in total aggregate of Planning Areas R-1
and R-2. This is consistent with the Housing Element requirement that this area of Quarry
Creek is required to accommodate at least 300 units at a minimum 20.0 du/ac density.
Further, in excess of 200 units at a minimum 12 du/ac density shall be provided in Planning
Areas R-3 (designated in this plan at a RH land use with a minimum of 15 du/ac), and R-4,
(RMH land use with a minimum of 12 du/ac. With an aggregate of 316 units proposed in
these two planning areas; this plan complies with this requirement.
Also, for purposes of density transfer, planning areas R-1 and R-2 may be treated as a single
planning area. In addition, notwithstanding that internal portions of Planning Area R-4 may
have individual sections that calculate over or under 12 du/ac, the overall net density of
development within Planning Area R-4 shall be constructed at a minimum density of 12
du/ac.
The number of units in the column labeled "Dwelling Units this Master Plan" can be
exceeded only through City approval of a transfer of units from the EDUB. If the number of
units proposed exceeds the maximum density allowed in the applicable General Plan Land
Use range, it may only be allowed through approval of a density modification per CMC
Chapter 21.53.120.
2.5.5 Circulation
The Quarry Creek Master Plan provides a generalized loop system for vehicular access to the
entirety of the developable area of the property. The main entry to the site is from Marron
Road, at its present stub at the west end of the existing Quarry Creek Shopping Center mall.
At this point, Marron Road will be extended as a controlled collector street (and referred to as
Street 'A') which will cross Buena Vista Creek via a bridge structure(Street 'B'), to arrive at a
"T" intersection with Haymar Drive, which completes an off-site easterly loop back to
College Boulevard.
Street 'A' extends westerly to access the residential, public use and open spaces in the
panhandle portion of the site. This roadway will be constructed to local street design
standards and will connect through Planning Area R-4 to Street 'D' in an alignment to be
specifically determined at the time of Planning Area R-4 site design. These streets are
designed with parkways and bike lanes, and to minimum drive widths to calm traffic and to
reduce the amount of paved surface within the project. The exact alignments of the roadways
and drives with the Quarry Creek site will be determined through the entitlement process.
Traffic calming measures have been incorporated into the project design as an important part
of the provision of "Complete Streets", or livability of the proposed community. These
measures contribute to allowing the roadway to operate with all users in mind, including
motorists, bicyclists, public transportation vehicles and pedestrians. The traffic calming
measures, which are intended to slow traffic, discourage cut-thru trips and provide for a safer
pedestrian and bicycle oriented community, include the provision of entry medians,
roundabouts/traffic circles, well-identified mid-block pedestrian crossings and roadway
neckdowns. Access to the individual residential neighborhoods is provided by local streets
constructed in accordance with the City's Livable Streets Policy.
QUARRY CREEK MASTER PLAN
OCTOBER 19, 2016 Page II-19
QUARRY CREEK MASTER PLAN -CHAPTER 2 Planning Concept and
Background
Bike lanes will be included on all public streets within the project. Bicycle racks or storage
may be located in the Community Facility sites of PA P-1 Park & Ride lot and the PA P-5
Public Trailhead. Five foot wide sidewalks and/or decomposed granite trails {typically
separated from the street by a tree-lined parkway) will be provided on the outside edge of the
ROW on all public streets.
Transportation alternatives will be available to those living and visiting Quarry Creek. The
project contains easy and convenient connection to the regional bus system and the PA P-1
Hwy. 78 Park & Ride lot. The Park & Ride lot will be primarily used by freeway carpoolers.
Consistent with Smart Growth policies, the NCTD bus route will provide service to the
project and the bus stop on Haymar Drive within the project will feature street furniture,
including benches, shelters and transit information. The urban densities of Quarry Creek are
within a ten-minute walk via pedestrian trails to the adjacent Quarry Creek Shopping Center.
QUARRY CREEK MASTER PLAN
OCTOBER 19, 2016 Page ll-20
QUARRY CREEK MASTER PLAN -CHAPTER 3 Plan Description
3 PLAN DESCRIPTION
The Quarry Creek Master Land Use Plan is designed to provide a land use distribution that
reflects an appropriate balance of open space, residential and public use land uses through
development of a sustainable community with both urban uses and environmental conservation.
This plan is intended to be protective of the important natural and cultural resources of the
property while also providing a modern, sustainable urban development, in place of a highly-
disturbed quany site.
3.1 Master Land Use Plan
The Master Land Use Plan for the Quany Creek project is shown on Figure 12, Master
Land Use Plan. This Plan demonstrates the general location, alignments and relationships
between the buildout uses on the property. The location of land uses, streets, utilities and
other related improvements shown in this Master Plan should be considered conceptual and
approximate. The precise locations ultimately approved in the discretionary application for
each planning area shall be consistent with the generalized locations shown on the exhibits
in this Master Plan.
3.1.1 Intensity of Development
The maximum intensity of development allowed in the Quarry Creek project is limited to
636 dwelling units, and five Public Use Areas (of which three of the five constitute
Community Facility Sites). Open Spaces shall be conserved in their natural state through
implementation of a conservation easement or equivalent, and perpetual funding source to
ensure long term maintenance, in accordance with the requirements of the Carlsbad HMP.
3.1.2 Allowed Land Uses
Table I provides acreage and dwelling unit count totals for the land uses in the Master Land
Use Plan. Some flexibility will be allowed in the selection of the land use/product types
and intensities that may occur within each planning area. Thus, these acreages and unit
counts are to be considered approximate. However, in no case will the net densities; (a) be
outside of the density range indicated in Column F, (b) exceed the maximum number of
residential dwelling units indicated in Column G, or (c) in RH and RMH land use planning
areas be below the Regional Housing l\'eeds assessment minimum density and unit counts
needed to achieve the goals of the Housing Element except in instances where a formal
Transfer of Dwelling Units within the Master Plan is approved by the City of Carlsbad
pursuant to Section V(2) of this Master Plan. In no case will the intensity of development
QUARRY CREEK MASTER PLAN
OCTOBER 19, 2016 Page lll-1
QUARRY CREEK MASTER PLAN -CHAPTER 3 Plan Description
for the project exceed 636 residential units. Also, in all cases, the Growth Control Point
shall be achieved and no planning area density shall exceed the upper range of the General
Plan land use designation.
Table I: Master Land Use Plan Table -Standard Development Program
(A) (B)
Planning Laud Use
Area
R-1 High Density Residential
R-2 High Density Residential
R-3 High Density Residential
R-4 Medium-High Density
Residential
RESIDENTIAL TOTAL
P-1 Park & Ride (Community
Facility}
P-2 Community Facility Site
P-3 Community Recreation
Area
P-4 Trail Stop/View Area
P-5 Public Trailhead
(Community Facility)
PUBLIC USE TOTAL
OS-1 Southerly OS Corridor
Preserve
OS-2 Wetland Preserve
OS-3 Buena Vista Creek and
Buffer
OPEN SPACE TOT AL
Public Roads
MAJOR ROADS TOTAL
GRAND TOTAL
QUARRY CREEK MASTER PLAN
OCTOBER 19, 2016
(C)
Proposed
Underlying
Zoning
RD-M
RD-M
RD-M
RD-M
CF
CF
OS
OS
OS
OS
OS
OS
(D) (E) (F) (G)
Gross Net Allowed Dwelling
Acres Acres Density Units per
Range MP
7.1 5.9 20-23 127
11.1 9.4 20-23 200
6.7 5.7 15-23 95
18.2 15.6 12-15 214
43.1 36.6 636
0.9 0.9
2.1 1.2
1.3 1.1
3.9 3.9
2.2 1.2
10.4 8.3
63.9 NIA
20.1 NIA
8.4 NIA
92.4 NIA
9.5 9.5
9.5 9.5
155.4 54.4 636
Page III-2
QUARRY CREEK MASTER PLAN -CHAPTER 3 Plan Description
As indicated in Table I, upon buildout of the Quarry Creek Master Plan the project will
provide a maximum of 636 dwelling units, including the required number of affordable
units pursuant to the City of Carlsbad Inclusionary Housing requirements. It is important
to note that the total number ofrequired affordable units within the master plan may increase
or decrease somewhat depending upon the total final number of approved dwelling units,
pursuant to an affordable housing agreement executed prior to approval of the first final
map on the project.
The nonresidential component of the Master Plan includes five Public Use Areas including
a Community Facility site, a Public Trailhead Community Facility, a Park & Ride lot, trail
stops, view overlooks and a Community Recreation area. These Public Use areas total 10.4
acres in area (including 3.3 net acres of Community Facilities). The balance of the property
will accommodate public streets (9.5 acres) and open spaces (92.4 acres).
The land use categories break down as follows:
Table J: Proposed Land Use Breakdown
Land Use Acrea2e Percent
Residential 43.1 27.7%
Public Use 11.1 6.7%
Open Space 92.4 59.5%
Public Roads 9.5 6.1%
TOTAL 155.4 100%
3.1.3 Community Sustainability
Through the provision of high density and medium-high density residential products in the
Quarry Creek community, the community will make efficient use of land resources and will
be served by logical and proximate connections to existing public infrastructure.
Residential development will be ofa variety of higher-density product types that wiU appeal
to a wide cross section of home buyers. Such a diverse mix of housing options will enhance
the opportunity to conserve energy and thus develop a community which is relatively
sustainable.
The Quarry Creek Master Plan is intended to be a community which is sustainable, in that
design and materials will be encouraged which minimize waste, reduce consumption, and
maximize the preservation of open space. A number of specific, practical measures will be
included and/or encouraged in the design and construction materials of the community
which will increase sustainability. The careful selection amid design of appliances, building
systems and architectural and site design features will all help to reduce the energy demands
of the Quarry Creek development. The use of recycled-content, salvaged, refurbished,
reusable, durable and rapidly-renewable materials will be encouraged for building and
landscape construction. An overall recycling waste program will be developed for the
Quarry Creek community in accordance with City guidelines, and an additional educational
program will be instituted to promote the benefits of recycling and re-usable energy within
the Quarry Creek. The careful selection and design of appliances, building systems and
architectural and site design features will all help to reduce the energy demands of the
Quarry Creek development. Passive solar design, building insulation, photovoltaic panels
at common-area facilities, energy efficient compact fluorescent fixtures, water conserving
appliances, drought tolerant landscape plantings, and landscape waste composting are
Q UARRY CREEK MASTER PLAN
OCTOBER 19, 2016 Page 111-4
QUARRY CREEK MASTER PLAN -CHAPTER 3 Plan Description
among the energy conserving measures that will be encouraged and/or included in the
Quarry Creek community. These energy efficient programs are discussed in greater detail
in Chapter 6 of this Master Plan.
3.2 Detailed Description of Proposed Land Uses
A description of the land uses proposed for the Quarry Creek property are provided for each
of the three land use categories in this section; residential, public use and open space.
3.2.1 Residential
As a result of the necessity of higher density housing requiring larger pads for development,
residential areas are generally clustered in the flatter, more highly-disturbed, or less
environmentally sensitive portions of the Quarry Creek property. The residential areas are
shown on Figure 13; Residential Land Uves. All residential development within the Master
Plan shall be consistent with the policies and programs of the City of Carlsbad General Plan,
including the Housing Element, and shall be consistent with any applicable sections of Title
21 of the Carlsbad Municipal Code, except as such requirements are specifically revised by
this Master Plan.
3.2.1.1 Multifamily and Single Family Housing
(1) Multifamily housing, in the form of attached products including but not limited
to high density apartments, condominiums, townhomes, and stacked flats are
proposed for Planning Areas R-1 and R-2.
(2) Condominiums (attached or detached), townhomes, apartments, stacked flats,
courtyard residential homes are allowed within Planning Areas R-3 and R-4.
(3) Detached single family homes are allowed within Planning Area R-4.
(4) Accessory uses as allowed per the Zoning Ordinance are allowed per the
applicable zones identified in this Chapter, within these multifamily residential
planning areas.
3.2.1.2 Affordable Housing
(I) General Requirements. The provision of "Inclusionary" or "affordable"
housing in all new developments is required by the Housing Element of the City's
General Plan. The requirements applicable to locating and constructing these
housing units are stipulated in the Inclusionary Housing Ordinance, City Municipal
Code Chapter 21.85. Sub-section 21.85.050 indicates in part, that "the required
number of lower-income Inclusionary units shall be fifteen (15%) percent of the
total qualified residential units, approved by the final decision making authority."
"Lower-income" households are defined by sub-section 21.85.020 as,
" ... households ... whose gross income does not exceed eighty (80%) percent of the
median income for San Diego County as determined annually by the U.S.
Department of Housing and Urban Development."
QUARRY CREEK MASTER PLAN
OCTOBER 19, 2016 Page III-5
QUARRY CREEK MASTER PLAN -CHAPTER 3 Plan Description
The Quarry Creek Master Plan shall be required to provide restricted affordable
housing for low income households (with incomes at a maximum of 80% of the San
Diego County Area Median Income, adjusted for household size) in a total number
equal to fifteen percent (15%) of the total number of for-sale housing units and five
percent (5%) of the total number of rental housing units constructed within the
Master Plan area, with a minimum number of low income restricted affordable
dwelling units to be no less than ten percent (10%) of the total number of dwelling
units (for-sale and/or rental) as approved by the City Cowicil. All of the required
affordable housing shall be income and rent or price restricted for low income
households as set forth within an Affordable Housing Agreement to be executed
between the City and the developer and recorded against the Master Plan properties
prior to approval of the first final map to allow for sale of one or more lots within
the Master Plan Area; rental rates for the restricted low income affordable housing
units shall not exceed a maximum of30% of70% of the San Diego County Median
Income, including an allowance for tenant-paid utilities. The restricted affordable
units shall be built on a site within the Master Plan area, and may be integrated into
any of the for-sale or rental development within the area.
The above obligation shall be adjusted in proportion to the total number of approved
and constructed qualified (rental vs. for-sale) dwelling units within each planning
area. The actual number of required lower-income units will be based on the
number and affordability rate indicated in an Affordable Housing Agreement
between the developer and the City.
Table K· Lower-Income Affordable Housin2: Reauirements .
Maximum Total Basis of Calculation of Affordable Requirement
Units Inclusionary Housing
Requirement
Based on a calculation per the Number of affordable
636 units formula identified above. units based on formula
identified above.
(2) Affordable Housing Agreement/ Site Development Plan. No building permit
shall be issued for any affordable housing project unless an Affordable Housing
Agreement and Site Development Plan have been approved for the project. Site
Development Plans shall be processed as required by Chapter 21.53.120 of the City
Municipal Code. The Site Development Plan and Affordable Housing Agreement
shall be approved by the City prior to the approval of the first individual final map,
as required by Section 21.85.140. The Affordable Housing Agreement shall be
recorded and the applicable terms and conditions shall be filed and recorded as a
deed restriction on the individual lots or units of a property which are designated as
the location for affordable housing units.
The affordable housing development shall provide a mix of unit sizes and
configurations (by number of bedrooms) as required by the Affordable Housing
Agreement. The units may be apartments or condominiums. The affordable
housing obligation may be met by the provision of senior-housing as allowed by
the Affordable Housing Agreement.
QUARRY CREEK MASTER PLAN
OCTOBER 19, 2016 Page I!I-7
QUARRY CREEK MASTER PLAN -CHAPTER 3 Plan Description
The design of the affordable housing units shall be reasonably consistent with the
design of the total project in terms of physical appearance, materials, and finished
quality, as required by Section 21.85.040 of the Municipal Code and the provisions
of the Affordable Housing Agreement. Reductions in development standards may
be accommodated consistent with the limits set forth in Section 21.85.
The Affordable Housing Agreement shall take precedence if the requirements of
the Quarry Creek Master Plan are determined to be contrary to any affordable
housing requirements of the Affordable Housing Agreement.
(3) Location of Affordable Housing Development. The inclusionary housing
obligation of the Quarry Creek Master Plan will be accommodated with the
construction of affordable-rate housing units within Planning Area R-1 or within
another residential planning area(s) approved by the City. The actual number of
affordable units will be based upon the number of qualifying approved and
constructed units within the Master Plan. Units in Planning Area R-1 could be
constructed as rental or for-sale residential products.
(4) Timing of Affordable/Inclusionary Units. The timing of the construction of
the required affordable units shall be in accordance of the provisions of the
Affordable Housing Agreement which will be entered into between the City and
the property owners.
3.2.2 Public Use Areas
Approximately 6.7% (10.4 acres) of the Quany Creek property will be devoted to public
uses. Public Use Areas will involve a Community Facilities Site, an active recreation area,
a Park & Ride lot, a public trail head, nature trails and similar uses, three of which (PAP-
l, P-2 and P-5) will qualify as Community Facilities uses. The Public Use areas will
function as the community gathering and recreation facilities for the project. Public Use
Areas and public roadways are shown on Figure 14: Public Use Areas. Access to these
areas will be provided through the trail system inter-linking the residential areas with the
Public Use Areas.
Community Facilities requirements for the Quany Creek Master Plan are based on Section
21.25.070 of the CMC which specifies that the number of acres of Community Facilities
required by master plan developments is calculated as 2.0 acres, plus 1 % of the
unconstrained acreage of the site. The Constraints Analysis of the property based on the
existing updated biological report and Reclamation hardline concludes that there are 67.8
acres of unconstrained area on the property. Therefore, the requirement for Community
Facilities for the Quany Creek plan would be 1 % of 67.8 acres (0.67 acres)+ 2.0 acres=
2.7 acres of Community Facilities acreage required.
The three Community Facility Public Use Areas (PA P-1, P-2 and P-5) total 5.2 gross acres
(3.3 net acres). Thus, the net acreage designated for Community Facility use is in
compliance with the requirement ofCMC 21.25.070.
QUARRY CREEK MASTER PLAN
OCTOBER 19, 2016 Page IIT-8
QUARRY CREEK MASTER PLAN -CHAPTER 3 Plan Description
Further, ahhough it is located off-site, and does thus not contribute to the community
facilities requirement of the Quarry Creek project, the project will construct a trailhead and
parking area approximately 4,000 feet westerly of the site which will accommodate access
to the BVCER and Quarry Creek from the west.
A well-designed directional signage system will be implemented for the entire project site.
Directional and information signage at trail segments will alert users of the difficulty rating
of trail segments. Educational signage providing information on the cultural heritage of the
site will be provided along the appropriate trail segments. Other trail-related features are
encouraged to provide directional information for people with vision impairments.
3.2.3 Open Space Plan
Approximately 92.4 acres or 59.5% of the total Master Plan consists of open space areas.
The open space provided by the Quarry Creek Master Plan is consistent with applicable city
ordinances, standards and policies, and complies with Federal and State habitat preserve
policies.
The planning areas identified as open spaces are currently owned by the property owner.
These natural and re-vegetated open spaces will be the subject of an open space
conservation easement, to be recorded in conjunction with the final maps for the affected
areas. The subject open spaces shall ultimately be transferred via fee title or easement to a
professional environmental management entity for permanent management as is required
pursuant to an approved open space hardline agreement with the USFWS and the City of
Carlsbad. A perpetual funding source will be put in place to ensure long tenn maintenance
of the conserved open spaces.
All open space shall be provided consistent with the City's General Pian, Open Space and
Conservation Resource Management Plan, Growth Management Plan and adopted Habitat
Management Plan and the open space areas shown within the Master Plan Land Use Plan.
The open spaces are depicted on Figure 15; Open Space Plan.
In accordance with the requirements of Chap. 21.38.060(1)(c), at least 15% of the master
plan area is allocated to open spaces or public uses, which can be addressed by any of four
allowed categories. These categories are; Open Space for the Preservation of Natural
Resources; Open Space for Outdoor Recreation; Open Space for Public Health and Safety;
and Open Space for the Managed Production of Resources. The proposed project
accommodates approximately 60% open space acreage.
(a) Open Space for the Preservation of Natural Resources. The Quarry Creek Master Plan
design is strongly driven by the City's adopted Habitat Management Plan (HMP), which
identifies the site as an important component of the city's overall open space preserve
system.
The City of Carlsbad is a participant in regional resource conservation planning efforts
being undertaken in northern San Diego County pursuant to the California Natural
Community Conservation Planning (NCCP) Act of 1991 and the California and Federal
Endangered Species Acts (CESA and ESA, respectively). This sub-regional plan is
identified as the Multiple Habitat Conservation Plan (MHCP). Under the umbrella-planning
QUARl{Y CREEK MASTER PLAN
OCTOBER 19, 2016 Page IIl-11
QUARRY CREEK MASTER PLAN -CHAPTER 3 Plan Description
framework of the MHCP, the City of Carlsbad has adopted a Carlsbad Sub-area Plan (HMP)
that addresses land conservation issues.
The project is designed to avoid areas that are considered environmentally sensitive. The
plan conserves approximately 92.4 acres of open space on-site, including more than 72% of
the existing Coastal sage scrub habitat community, and more than 95% of wetland habitat,
and conforming to a permanent HMP Hardline Map in accordance with City of Carlsbad
and U.S. Fish and Wildlife Agency requirements. This hardline is shown on Figure 11;
Hardline Map. The approved HMP Hardline Map permanently preserves a significant part
of Core #2 as identified in the approved Carlsbad HMP.
(b) Open Space for Outdoor Recreation. The Quarry Creek Master Plan provides for
approximately 10.4 acres of outdoor recreational and Community Facility areas (public use
areas). These areas consist mostly of a Community Facilities site, public outdoor trails, and
viewing areas. Also, as required by the Planned Development Ordinance, Chapter 21 .45 of
the Carlsbad Municipal Code, active and passive recreational opportunities are required in
the form of pocket parks and/or common recreation areas located in the residential planning
areas. The exact size and location of all of the required recreation areas shall be sized
accordingly to meet the planning area's recreational requirement as determined at the time
of tentative map or development plan approval for each Planning Area. Planning Area P-3
is proposed to provide a large, central recreation area which will accommodate up to 75%
of the recreation requirement of PA R-3 and R-4. Common recreation facilities for PAR-
I and R-2 will be provided concurrently with site plans for these planning areas.
In addition, a trail system consisting of both paved circulation element trails and unpaved
recreation element trails winds through the project, linking open space, residential and
public use planning areas. Where feasible, pedestrian and bike trails also will be provided
along internal roadways adjacent to the project's open space areas. The trail and sidewalk
system provides access through the open space connecting to the adjacent shopping center
and other land uses in the area. The trail system is designed to limit access to the wildlife
corridors and El Salta Falls, while pennitting future connections with adjacent off-site
unpaved recreational trails, as well as public trails and sidewalks, in accordance with the
Citywide Trails Program. Access for tribal use to El Saito Falls will be provided, however
it will be limited to the degree that is desired by the Native Americans. The uses in this
area will be limited by those allowed per the conservation easement which will be recorded
over the conserved properties.
(c) Open Space for the Managed Production of Resources. The Quarry Creek property
has historically undergone significant large mining operations. This operation has been
completed and will no longer be in effect. No specific managed production of resources
operation will be provided in the Quarry Creek community.
(d) Open Space for Public Health and Safety. In order to protect downstream habitats and
drainage basins, portions of the project site are being developed as water quality basins. A
portion of a number of the planning areas will be constructed with hydromodification and
water quality facilities, which are provided to retain and treat potential contaminants in
storm water run-off before reaching natural resources downstream from the project site.
The final design of basins located on the residential planning area sites will be determined
at the time of site plan review for those residential projects.
QUARRY CREEK MASTER PLAN
OCTOBER 19,2016 Page Ill-12
QUARRY CREEK MASTER PLAN -CHAPTER 3 Plan Description
Native vegetation shall be preserved and, where necessary, enhanced on major project
slopes. Where required by the City Fire Marshal, a fire protection plan shall be
implemented. Irrigation systems placed in the major project slopes shall comply with the
requirements of the City of Carlsbad Landscape Guideline Manual except as may be
modified in this Master Plan.
3.2.4 Water Quality Facilities
All runoff from developed planning areas will be treated prior to draining downstream into
the Buena Vista Creek. The Quarry Creek project will include innovative approaches to
water quality management that incorporate a number of the design principles of sustainable
development. The project will incorporate [among other controls] site design best
management practices (BMPs ), including hydromodification basins in appropriate locations
which will protect downstream properties in compliance with the City of Carlsbad Standard
Urban Stonnwater Management Plan (SUSMP) program, the City's Municipal Pennit and
the State's General Construction Permit. These facilities are intended to provide locations
for water quality treatment elements to treat the water with biological or other filters in
accordance with best management practices for stonn water in order to minimize potential
contaminants in storm water run-off before reaching natural resources downstream from the
project site.
3.2.5 Roadways
The Quarry Creek Master Plan will require the construction of approximately 9.5 acres of
roadways to provide access to the residential neighborhoods and public use areas within the
community. The roads and intersections are designed as complete streets, providing
facilities for pedestrians, bicyclists and vehicles. Traffic calming measures, including mid-
block pedestrian crossings have been provided at key locations to create a safer pedestrian
environment and more accessible community design. Bike lanes, sidewalks, decomposed
granite (D.G.) trails and tree-lined parkways are provided on all public streets within the
project.
3.2.6 Uses Not Required
Common RV Storage lot facilities, as defined in Chapter 21 .45.060 (Table C), are not
required in the Quarry Creek Master Plan. RV Storage Lots are detennined to be a single,
unsustainable use of land, not consistent with the goals of this Master Plan, and not
consistent with the intent of clustering urban development within the buildable portions of
the property. Further, parking lots for RV vehicles will exacerbate the "heat island effect"
within the project, and serve to encourage the use of large, inefficient means of
transportation.
QUARRY CREEK MASTER PLAN
OCTOBER 19, 2016 Page lll-13
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
Development Regulations
4 INDIVIDUAL PLANNING AREA DEVELOPMENT REGULATIONS
Development of individual planning areas within the Quarry Creek Master Plan shall be subject to
the specific development standards and design criteria articulated in this chapter of the Master Plan.
With regard to the planning of the planning areas in the vicinity of the El Salta Falls; as part of the
City of Oceanside's approval of the Reclamation Plan, a management plan was developed to cover
the portions of the site located within 200 feet of the El Saito Falls. The intent of this Falls
Management Plan was to put in place provisions for the cleaning and securing of that area until a
final development and management plan is put in place with the approval of a development plan
for the Quarry Creek site. The current boundaries of this area cover portions of Planning Areas R-
I, R-2, R-3 and also OS-3, the Buena Vista Creek Channel and buffer area. A portion of this area,
directly adjacent to and including the El Saito Falls, and including the 100 foot biological buffer,
is also covered by a conservation easement and will ultimately be managed by a conservation entity
in accordance with the approved Quarry Creek Preserve Management plan.
A final development and management plan will be adopted prior to rccordation of the first tentative
map on the property, for those portions of the Falls Management Plan area which lie outside of the
existing conservation easement. This plan will be developed in consultation with the Native
Americans and will ensure that development within this area is sensitive to the cultural values and
designation of the El Saito Falls. It is expected that this plan will address issues such as development
design, access controls, interpretive and educational opportunities, and will detail the transition and
relationship between the El Saito Falls and adjacent development on Planning Areas RI, R-2 and
R-3.
4.1 Development Standards -Residential Planning Areas
The purpose of the development standards is to support the goals and objectives of the Quarry
Creek Master Plan project by describing the design elements to be included within the project,
including basic grading, architectural and landscape concepts, site design criteria, fencing,
signage, and lighting concepts. Each of these elements will have an integral part in providing
a sense of continuity throughout the Master Plan community. These elements establish the
overall character of the community and are described in detail below.
Residential planning areas shall be developed in compliance with adopted City standards with
the exception of those articulated in this Master Plan. In places where there is a conflict in
standards, those of this Master Plan shall prevail. All residential planning areas in Quarry
Creek shall be subject to Council Policy #66, as that policy is applicable to all development.
QUARRY CREEK MASTER PLAN
OCTOBER 19, 2016 Page IV-I
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
Development Regulations
4.1.1 Planning Area R-1 -Multifamily -Site Zoning Regulations and Criteria
(See Fig. 16, Planning Area R-1)
Description
Planning Area R-1 (approximately 7.1 gross acres/5.9 net acres) is allocated an
assumed unit count of 127 multifamily attached homes, which could include either
rental apartments or for-sale condominiums. The units in this Planning Area are
intended to satisfy the Inclusionary (Affordable) Housing requirement for the Quarry
Creek Master Plan. The Planning Area R-1 units will be constructed at an overall
minimum of20 du/ac. As a result of this density, all of the units within Planning Area
R-1 shall qualify for State of California RHNA low-income affordable housing credit.
Further, some number of these units shall be income-restricted in order to meet the
City's lnclusionary Housing requirements (CMC Chapter 21.85). The exact number
of Inclusionary Housing units shall be pursuant to the requirements of an Affordable
Housing Agreement approved by the developer and the City prior to approval of the
first final map for the Quarry Creek project.
It is anticipated that access to Planning Area R-1 will be provided via a private street
(or public street -to be detennined at site design review) extending southerly from
Hayrnar Drive which will be shared with Planning Area R-2. If this driveway is
developed as a public street, additional right-of-way may be necessary to meet public
road standards. Two driveway points from this private street into PA R-1 will be
provided, while an additional secondary access will be provided through Planning Area
R-2, westward out to Street 'B'. These internal drive accesses, which will be shown on
the development plans for the individual planning areas, shall also provide access (with
vehicular access easement) to the off-site 4.0 acre Public Open Space Area which is
located immediately east of Planning Area R-1 and is located within the city of
Oceanside. Alternative access drive configurations for this planning area may be
considered by the City at the site plan review stage.
A common recreation area shall be provided within Planning Area R-1. The actual
area and components of community recreation facilities required for Planning Area R-
1 will be detennined at the time of discretionary review and shall be based on the final
number of residential units actually constructed within the Planning Area in
accordance with the requirements of this Master Plan.
Implementation of Master Plan Vision and Goals
The purpose of this planning area is to allow for a high density multifamily
neighborhood which creates a sense of place at affordable rental rates or sales price
within the Quarry Creek Master Plan. Planning Area R-1 provides for multifamily
homes which are connected to other portions of the Master Plan and surrounding area
by automobile, pedestrian, bicycle trails and transit routes.
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QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Acea
Development Regulations
Planning Area R-1 is anticipated to be a high density project within Quarry Creek,
which will contribute to the diversity of housing types available within the community.
This planning area includes common recreation areas to serve as local gathering places
for residents. It is within walking or bicycling distance to shopping and community
recreation uses.
Planning Areas R-1 and R-2 may be developed as a single project and must total a
minimum of 300 dwelling units with a corresponding net density of at least 20 du/ac.
In the event that these two planning areas are developed as an overall single project,
access drives, recreation areas and other common facilities may be combined, as part
of the site plan approval by the City of Carlsbad. For purposes of density transfer,
Planning Areas R-1 and R-2 may be treated as a single planning area.
Land Use Regulations
• General Plan Land Use Designation: RH (High Density, 15-23 du/ac)
• Dwelling Unit Allocation: Assumed per Master Plan -127 units
• Density: Between 20 and 23 du/ac (Minimum density shall be no less than
20.0 du/ac)
• Underlying Zone Designation: RD-M (Residential Density -Multiple)
Product Type
• Multifamily rental or for-sale homes.
Required Development Permits
• Site Development Plan (if apartments proposed)
• Tentative Map and Planned Development Pennit (if"for sale" units)
Development Standards
• Development in Planning Area R-1 shall comply with the zoning standards for
the RD-M zone (CMC Chapter 21.24) and City Council Policy 66, except as
modified by this Quarry Creek Master Plan.
• Apartment rental units are not s~bj ect to the Planned Development Ordinance.
• A minimum of 100 square feet of Community Recreation facilities per
dwelling unit shall be provided on-site within this Planning Area if developed
as rental apartments. A minimum of 150 square feet per dwelling unit of such
facilities shall be provided if developed as for-sale condominiums.
• Planning Area R-1 Community recreational space shall be provided as both
passive and active recreational facilities for a variety of age groups (a
minimum of 75 percent of the required area shall be allocated for active
facilities).
• Community recreational space shall be centrally located in relationship to the
project units. Required community recreation areas shall not be located in any
required front yards and may not include any streets, drive-aisles, driveways,
parking areas, walk\.\·ays, or storage areas.
• Development of Planning Area R-1 shall comply with the following standards:
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QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
Development Regulations
Minimum Building • 10 feet
Setbacks Public • 20 feet for drive-facing garages (if provided)
Streets*
Minimum Building • 5 feet
Setbacks, Private • Setbacks may be reduced for urban design purposes
streets, private subject to a finding of consistency with the goals of this
drives or Motor Master Plan.
Court*
Minimum Building • Minimum 10 feet between buildings
Separation • The front faces of buildings shall be a minimum of l 0
feet apart.
• Minimum 30 feet between onnosinl! garage doors .
Resident Parking • 1.5 spaces per studio and one-bed room unit.
• Two spaces per 2-bedroom and 3-bedroom units .
(Or as may be allowed pursuant to an Affordable Housing
Aorf>ementl
Private Recreational Each unit shall include a patio or balcony, subject to the
Space following minimum area requirements:
• Patio: 60 square feet (min. dimension of 6 feet)
• Balcony: 60 square feet (min. dimension of 6 feet) .
Balconies or patios shall not be required for units for which
those balconies or patios catmot feasibly comply with noise
requirements.
* Measured from ROW hne or curb 1f pnvate street. Pemutted 1ntrus1ons mto reqmred
setbacks are per Section 21.46.120 of the CMC.
PLANNING BUFFER:
A planning buffer shall be provided on the south side of Platming Area R-1 adjacent
to Planning Area OS-3 beyond (uphill from] the biological buffer. This planning buffer
shall maintain a minimum 50-foot width. Uses that are allowed within the platming
buffer include; parkways of public or private streets, tum-arounds, parking lots, rear
yards [no structures], landscaping for the ultimate adjacent development, underground
utilities, recreational trails, public view areas and kiosks, passive recreational uses,
maintenance accessways, fire management zones, hydromodification or water
treatment zones and other natural-type features.
Building Height
• Maximum of three stories and 35 feet to the roof ridgeline with a minimum
roof pitch of3:l2.
• Maximum of 35 feet for structures with a roof pitch less than 3:12.
• For two-story duplex dwellings with a minimum roof pitch of 3:12 the
maximum height shall be 30 feet.
• For two-story duplex dwellings with a roof pitch less than 3: 12 the maximum
height shall be 24 feet.
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QUARRY CREEK MASTER PLAN -CHAPTER 4
Affordable Housing
Individual Planning Area
Development Regulations
Planning Area R-1 provides the affordable housing units required for Quarry Creek in
accordance with the schedule established by an Affordable Housing Agreement
recorded prior to the first final map for development within Quarry Creek.
Special Design Criteria
1. As a result of the fact that the subject site is located in an urban setting,
adjacent to a transit bus line and shopping, a reduced parking requirement
may be allowed for the PA R-1 affordable housing project if detennined to
be acceptable to the City, in accordance with the allowances of the
Affordable Housing Agreement.
2. A noise analysis shall be conducted to determine whether noise levels from
Hwy 78 will exceed adopted noise standard levels. If noise walls over 6 feet
high are required, a combination of berm and maximum 6-foot high noise
wall shall be used to mitigate noise impacts.
3. Bicycle storage lockers or racks shall be provided for a minimum of 25% of
the units within the project.
4. Pedestrian connections shall be included to facilitate access to the
Community Facility site, adjoining neighOOrhoods, trails, and, across the
creek bridge, to the adjacent Quarry Creek Shopping Center.
5. Traffic calming elements shall be incorporated into the design of internal
drives within this Planning Area as needed in order to reduce the speed of
through traffic and enhance pedestrian safety.
6. This planning area is designated as a location for the provision of on-site
affordable housing, which per the Housing Element and Carlsbad Municipal
Code, may allow for modifications to the Carlsbad Zoning Ordinance,
Planning Department Policies, and this Master Plan.
7. Pedestrian connections shall be included to facilitate access to bus stops
and adjoining neighborhoods, including the Open Space parcel within the
city of Oceanside.
8. A vehicular access drive to the adjacent Open Space parcel within the
city of Oceanside shall be provided through Planning Area R-1 at the
time that PA R-1 is developed.
9. Prior to development of any cultural or other open space facility on the
adjacent Open Space Parcel within the city of Oceanside, a compatibility
analysis shall conducted by the City of Oceanside and any substantive
design or performance measures necessary to achieve compatibility
between that proposed use and the Planning Area R-1 housing
development shall be incorporated into the adjacent Open Space use, to
the satisfaction of the City of Carlsbad
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10. Lighting adjacent to Planning Area OS-3 shall be provided through the
use oflow-sodium lighting and shall be shielded away from the adjacent
open spaces.
11. Passive landscape uses and utilities will be allowed within the upper
elevation in the northeast comer of Planning Area 1.
12. Public access trailhead, parking (minimwn 3 spaces) and public access
easement and public trail easement (if access not provided via public
street) shall be provided at the southerly terminus of Street 'C' or
alternatively may be provided at the northeast comer of Haymar Drive at
the entry drive to PA R-1 and R-2.
13. Subject to City regulations (i.e., Fire Department/Fuel modification zone
requirements) and technical limitations (water quality treatment
capabilities), the project developer will utilize, to the greatest extent
feasible, California native plants on the exterior slope banks, within the
detention basins and on the large interior slopes on Planning areas R-1
and R-2.
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QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Acea
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4.1.2 Planning Area R-2 -Multi-Family High Density Housing -Zoning
Regulations and Criteria (see Figure 17, Planning Area R-2)
Description
Planning Area R-2 (approximately 1 l.1 gross acres/9.4 net acres) is allocated an
assumed unit count of200 multi-family attached condominium or apartment homes, in
an urban setting. Main access to Planning Area R-2 will be provided from the west
side of the planning area via Street 'B', and secondary access will be provided from the
joint private street (or public street -to be determined at site design review) shared
with Planning Area R-1 south from Haymar Drive. Alternative access drive
configurations for this planning area may be considered by the City at the site plan
review stage.
Planning Area R-2 units will be constructed at an overall minimum of 20 du.lac. As a
result of this density, all of the units within Planning Area R-2 shall qualify for State
of California RHNA low-income affordable housing credit. Further, if this project is
developed in conjunction with Planning Area R-1 as a single project, some nwnber of
these units may be income-restricted in order to meet the City's Inclusionary Housing
requirements (CMC Chapter 21.85). The exact nwnber of Inclusionary Housing units
shall be pursuant to the requirements of an Affordable Housing Agreement approved
as indicated in this Master Plan.
Planning Area R-2 may be developed with Planning Area R-1 as a single project as
long as the overall net density of the combined planning area(s) achieves a minimum
of 20 du/ac. fu the event that these two planning areas are developed as an overall
single project, access drives, recreation areas and other common facilities may be
combined, as part of the site plan approval by the City of Carlsbad. For purposes of
density transfer, Planning Areas R-1 and R-2 may be treated as a single planning area.
Common recreation facilities shall be provided in Planning Area R-2, or shared with
Planning Area R-1 as indicated above. The actual area and components of the
recreation facilities will be determined at the time of discretionary review and shall be
based on the final number of residential unit construction within the Planning Area in
accordance with the provisions of Chapter 21.45 (21.24 if apartments) of the Carlsbad
Municipal Code and this Master Plan.
If developed as apartment units, development of Planning Area R-2 will require a site
development plan pennit. If developed with "For Sale" condominium units,
development will require approval of a Planned Development Pennit pursuant to the
procedures identified in the City's Planned Development Ordinance, Carlsbad
Municipal Code Section 21.45. Development Standards shall be pursuant to the
Planned Development Ordinance unless modified by the Master Plan. Where there are
conflicts between the requirements specified in Section 21.45 and the requirements of
this Master Plan, the Master Plan requirements shall prevail.
A project entry statement with monument signage may be located within PA R-2.
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Implementation of Master Plan Vision and Goals
The attached units proposed for Planning Area R-2 are intended to provide a high
density condominiwn product for first-time homebuyers, small families, and single
parent households. The development standards provided for Planning Area R-2 have
been created to maximize the livability of the high density homes. Planning Area R-2
is situated within walking or bicycling distance from the Quarry Creek shopping
center, bus transit, the PA P-1 Park & Ride facility, and the public trails and other
recreational uses within Quarry Creek.
Land Use Regulations
• General Plan Land Use Designation: RH (High Density, 15-23 du/ac)
• Dwelling Unit Allocation: Assumed per Master Plan-200 units
• Density: Between 15 and 23 du/ac (Minimum density shall be no less than
20.0 du/ac)
• Underlying Zone Designation: RD-M (Residential Density -Multiple)
Product Type
• Multiple-family attached units, including townhomes, stacked flats or other
attached apartment or condominium designs.
• Common recreation areas, including, but not limited to pocket parks and tot
lots as specifically permitted accessory uses.
• Accessory uses as permitted by Section 21.45.090.
Required Development Permits
• Tentative Subdivision Map and Planned Development Permit (if "for sale"
units)
• Site Development Pennit (if apartments)
Development Standards
• If developed as a condominium project, development in Planning Area R-2
shall comply with all applicable regulations and development standards of the
Carlsbad Municipal Code (CMC), including the RD-M zone (Chapter 21.24)
and Planned Development Ordinance (Chapter 21.45.060), Table C, General
Development Standards Applicable to All Planned Developments, Table E,
Multiple Dwelling Development Standards, and City Council Policy 66, except
as modified by this Master Plan. If developed as an apartment project,
development in Planning Area R-2 shall comply with the zoning standards for
the RD-M zone (CMC Chapter 21.24), except as modified in this Master Plan.
• A minimum of 100 square feet of Community Recreation Facilities per
dwelling unit shall be provided on-site within Planning Area R-2 (for
apartments), and a minimum of 150 square feet per dwelling unit of such
facilities shall be provided if developed as for-sale condominiums. This
Recreation Facilities may be part of a shared Recreation Facilities which also
accommodates the active recreation facilities requirement for Planning Area
R-1.
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OCTOBER 19,2016 Page IV-9
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
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• The community recreational space shall be provided as both passive and active
recreational facilities for a variety of age groups (a minimum of 75 percent of
the required area shall be allocated for active facilities).
• Community recreational space shall be centrally located in relationship to all
project units. Required community recreation areas shall not be located in any
required front yards and may not include any streets, drive-aisles, driveways,
parking areas, walkways, or storage areas.
• Condominium uses shall comply with CMC Section 21.45.060, General
Development Standards, Table C, with the following exceptions:
• The PA R-2 condominium uses shall comply with CMC Section 21.45.080,
Multiple-Dwelling Development Standards with the following exceptions:
Minimum Building • IO feet
Setbacks Public • 20 feet for drive-facing garages (if provided)
Streets*
Minimum Building • 5 feet
Setbacks, Private
streets, private
drives or Motor
Court*
Minimum Building • Minimum 10 feet between buildings
Separation • The front faces of buildings shall be a minimum of 20
feet apart.
• Minimum 30 feet between opposing garage doors
Resident Parking • Condominiums; Two-car resident parking required,
may be in the form of the following:
• Two separate one car garages (min. 12 feet x 20 feet
each); or
• 2-car side by side garage at 20 feet x 20 feet (min.)
• Agartments:
• 1.5 spaces per studio and one-bedroom unit.
• Two spaces oer 2-bedroom and 3-bedroom units .
Private Recreational Each unit shall include a patio or balcony, subject to the
Space following minimum area requirements:
• Patio: 60 square feet (min. dimension of 6 feet)
• Balcony: 60 square feet (min. dimension of 6 feet)
Balconies or patios shall not be required for units for which
those balconies or patios cannot feasibly comply with noise
reauirements.
RV Parking No RV Parking is required for this planning area.
* Measured from ROW line or curb if private street.
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QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
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PLANNING BUFFER:
A planning buffer shall be provided on the south side of Planning Area R-2 adjacent
to Planning Area OS-3 beyond [uphill from] the biological buffer. This planning buffer
shall maintain a minimum 50-foot width. Uses that are allowed within the planning
buffer include; parkways of public and private streets, turn-arounds, parking lots, rear
yards [ no structures], landscaping for the ultimate adjacent development, underground
utilities, recreational trails, public view areas and kiosks, passive recreational uses,
maintenance accessways, fire management zones, hydromodification or water
treatment zones and other natural-type features.
Setbacks
• Setbacks shall be in accordance with Chapter 21.45 (Planned Development
Ordinance) Table C and E unless modified by this Master Plan. Permitted
intrusions into required setbacks are per Section 21.46.120 of the CMC.
Building Height
• Maximum of three stories and 35 feet to the roof ridgeline with a minimum
roof pitch of3:12.
• Maximum of 35 feet for structures with a roof pitch less than 3: 12.
• For two-story duplex dwellings with a minimum roof pitch of 3:12 the
maximum height shall be 30 feet.
• For two-story duplex dwellings with a roof pitch less than 3: 12 the maximum
height shall be 24 feet.
Affordable Housing
The lnclusionary Housing requirement for Planning Area R-2 shall be provided in
Planning Area R-1 and/or R-2 in accordance with the requirements and schedule
established by an Affordable Housing Agreement for the Quarry Creek project.
Special Design Criteria
I. In order to achieve an efficient, urban streetscape look, a minimum IO-foot
enhanced landscape buffer shall be provided on Street 'B' and on Haymar
Drive.
2. Carports or garages shall not be directly accessed from Street 'B' or from
Haymar Drive.
3. Parking areas shall be screened from public or private streets with a
combination of low walls, benns, or landscaping.
4. Bicycle storage areas or racks shall be provided for a minimum of 25% of
the units within the project.
5. Pedestrian connections shall be included to facilitate access to the
Community Facility site, adjoining neighborhoods, trails, and adjacent
Shopping Center.
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OCTOBER 19,2016 Page IV-11
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
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6. Traffic calming elements shall be incorporated into the design of internal
drives within this Planning Area as needed in order to reduce the speed of
through traffic and enhance pedestrian safety.
7. Fencing within 60 feet of open space areas containing high-fuel chaparral
and other flammable vegetation shall be composed of non-combustible
materials, or as required per the conservation easement.
8. Subject to City regulations (i.e., Fire Department/Fuel modification zone
requirements) and technical limitations) landscaping in areas adjacent to
open spaces, detention basins and large interior slope areas shall be planted
with native plants to the greatest extent feasible.
9. Lighting adjacent to the Open Space areas shall be provided through the use
of low-sodium lighting, selectively placed, shielded, and directed away from
the adjacent Planning Areas OS-2 and OS-3.
I 0. A noise analysis shall be conducted to determine whether noise levels from
Hwy 78 will exceed adopted noise standard levels. If noise walls over 6 feet
high are required, a combination of berm and maximum 6-foot high noise
wall shall be used to mitigate noise impacts.
11. The main entrance to Planning Area R-2 will be off of Street 'B'. Secondary
access will be provided from Street 'C'.
12. A minimum of three public parking spaces shall be provided at the southerly
terminus of the shared private street (or public street-to be determined at
site design review) for community trail users. Alternatively this public
parking may be provided at the northeast corner of Haymar Drive at the
entry drive to PA R-1 and R-2. Such parking spaces shall be restricted to
use only during daylight hours. A public access easement (if private street)
will be provided for right of entry to these parking spaces and the community
trail.
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QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
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4.1.3 Planning Area R-3 -Multi-Family High Density Housing -Zoning
Regulations and Criteria (See Figure 18, Planning Area R-3)
Description
Planning Area R-3 (approximately 6.7 gross acres/5.7 net acres) is allocated an
assumed unit count of95 multi-family attached or detached homes. This planning area
shall be developed at an overall minimum net density of 15 du/acre. Access to
Planning Area R-3 will be provided via one or two access driveways (exact number of
driveways to be determined through site plan review) at Street 'A' and/or Street 'B'.
Development of Planning Area R-3 will require approval of a Planned Development
Permit pursuant to the procedures identified in the City's Planned Development
Ordinance, Carlsbad Municipal Code Section 21 .45. Development Standards shall be
pursuant to the Planned Development Ordinance unless modified by the Master Plan.
Where there are conflicts between the requirements specified in Section 21.45 and the
requirements of this Master Plan, the Master Plan requirements shall prevail.
An overall project entry statement with monument signage may be located within PA
R-3.
Implementation of Master Plan Vision and Goals
The attached or detached units proposed for Planning Area R-3 are intended to enhance
the diversity of housing opportunities available within the community by providing a
medium-high density attached housing product. The units in Planning Area R-3 will
be ideally situated in close proximity to the Quarry Creek Shopping Center, the
Community Facilities site and the passive public trail and the community recreation
area and other passive recreational and trail uses within Quarry Creek.
As mentioned in the preamble to this chapter, as part of the City of Oceanside's
approval of the Reclamation Plan, a management plan was developed to cover the
portions of the site located within 200 feet of the El Saito Falls. The intent ofthis Falls
Management Plan was to put in place provisions for the securing of that area until a
final development and management plan is put in place with the approval of a
development plan for the Quarry Creek site. The current boundaries of this area cover
portions of Planning Areas R-1, R-2, R-3 and OS-3, the Buena Vista Creek Channel
and buffer area. A portion of this area, directly adjacent to and including the El Salta
Falls, and including the 100 foot biological buffer, is also covered by a conservation
easement and will ultimately be managed by a conservation entity in accordance with
the approved Quarry Creek Preserve Management plan. The most superior viewing
location of the Falls is from the northeastern comer of PA R-3.
A final development and management plan will be put in place, and incorporated into
this Master Plan for those portions of the Falls Management Plan area which lie outside
of the existing conservation easement. This plan will be developed in consultation with
the Native Americans and will ensure that development within this area is sensitive to
the cultural values and designation of the El Salto Falls. It is expected that this plan
will address issues such as development design, access controls, interpretive and
QUARRY CREEK MASTER PLAN
OCTOBER 19,2016 Page IV-14
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
Development Regulations
educational opportunities, and will detail the transition and relationship between the El
Salta Falls and adjacent development on Planning Areas Rl, R-2 and R-3.
Land Use Regulations
• General Plan Land Use Designation: RH (High Density, 15-23 du/ac)
• Dwelling Unit Allocation: Assumed per Master Plan-95 units
• Density: 15 to 23 du/ac (15 du/ac minimum)
• Underlying Zone Designation: RD-M (Residential Density -Multiple)
Product Type
• Multiple-family townhomes, flats or other attached condominium designs ..
• Common recreation areas, including, but not limited to pocket parks and tot
lots as specifically permitted accessory uses.
• Accessory uses as permitted by Section 21.45.090.
Required Development Permits
• Tentative Subdivision Map
• Planned Development Pennit
• Hillside Development Pennit (with master tentative map)
Development Standards
• Development in Planning Area R-3 shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code
(CMC), including the RD-M zone (Chapter 21.24) and Planned Development
Ordinance (Chapter 21.45.060), and City Council Policy 66, except as
modified by the Quarry Creek Master Plan.
• Multifamily apartments shall comply with the RD-M Zone development
standards (Chapter 21.24).
• Multifamily attached condominium homes shall comply with Section
21.45.060 General Development Standards, with the following exceptions:
Driveway
(Project)
Community
Recreation
Space
QUARRY CREEK MASTER PLAN
OCTOBER 19, 2016
Parkways/sidewalks will not be required in motor courts which
provide access to imrages.
A minimum of 200 square feet per unit of community recreation
area shall be provided.
At least 25% of the required community recreation requirement
must be provided within Planning Area R-3. The balance (75%
of required area) shall be provided as active facilities within
Planning Area P-3, which is within convenient walking distance
for the residents of Planning Area R-3. The overall aggregate
community recreation space shall be provided as both passive
and active recreation facilities for a variety of age groups (75%
of the area allocated for active facilities at Planning Area P-3).
The portions of the recreation area designed for passive and
active uses shall be counted towards the common recreation area
reQuirements pursuant to the Chapter 21 .45.
PageIV-15
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
Development Regulations
• Multifamily condominium homes shall comply with Section 21.45.080
Multiple-Dwelling Development Standards, with the following exceptions:
Building Heioht 35 feet and three stories with a minimum roofoitch of3:12
Minimum • An enhanced 10-foot fully-landscaped structural setback
Building shall be provided from the right-of-way on Marron Road and
Setbacks Public Street 'B'.No direct unit driveway access onto Marron Road
Street* or Street 'B' is allowed.
Minimum Internal project setbacks from private streets or private drives
Building shall be a minimum of:
Setbacks, • 5 feet.
Private • 20 feet for drive-facing garages. (May be reduced to 5-feet if
Driveway* visitor parking bays provided).
Minimum Bldg • Minimum 10 feet between structures .
Separation • Garage: 30 feet between onnosing garage doors .
Resident • Two-car garage per unit.
Parkin!!
Private Rec. • Minimum 6 feet x 10 feet covered porches or front or rear
Space patios will be provided.
* Measured from ROW lme or curb tfpnvate street.
PLANNING BUFFER:
A planning buffer shall be provided on the north side of Planning Area R-3 adjacent to
Planning Area OS-3 beyond [uphill from] the biological buffer. This planning buffer
shall maintain a minimum 50-foot width. Uses that are allowed within the planning
buffer include; parkways of public and private streets, tum-a rounds, parking lots, rear
yards [no structures], landscaping for the ultimate adjacent development, underground
utilities, recreational trails, public view areas and kiosks, passive recreational uses,
maintenance accessways, fire management zones, hydromodification or water
treatment zones and other natural-type features.
Affordable Housing
The lnclusionary Housing requirements for Planning Area R-3 shall be provided in
Planning Area R-1 and/or R-2 in accordance with the schedule established by an
Affordable Housing Agreement for Quarry Creek.
Special Design Criteria
l . When noise walls over 6 feet high are required, a combination of berm and
maximum 6-foot high noise wall shall be used to mitigate noise impacts.
2. Doors, porches, balconies and walkways should face the streets, to the extent
possible, to promote social interaction along the streetscape.
3. No direct vehicular access onto Street 'A' shall be provided except at the private
drive locations.
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OCTOBER 19, 2016 Page IV-16
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
Development Regulations
4. To the extent feasible, garages shall be located so that the garage openings do
not face public or private streets.
5. For courtyard homes, a landscaped buffer shall be provided between the
driveway or auto court and the living area of the residential structure. Motor
courts shall be landscaped and accented with enhanced paving.
6. A lQ.foot enhanced landscape buffer shall be provided along the Street 'A' and
Street 'B' frontage. Building setbacks shall be measured from the edge of the
right-of-way. Reductions may be pennitted for street-fronting units as
approved by the City. Pennitted intrusions into setbacks are per CMC Section
21.46.120.
7. Pedestrian connections shall be included to facilitate access to the Community
Facility site, public trails and adjoining neighborhoods.
8. If developed as multifamily units, a refuse collection area(s) may be provided
in accordance with section VI of this Master Plan. A refuse collection area(s)
shall not be required if individual unit refuse collection is proposed.
9. Lighting adjacent to Planning Area OS-3 shall use low-sodium lighting and
shall be shielded away from the adjacent open spaces.
10. Exterior building elevations facing Street 'A' and Street 'B' shall be enhanced
to provide for an attractive streetscape from the public roadway.
11. The adjacent existing crib wall shall be partially buried and/or otherwise
obscured prior to development of Planning Area R-3, generally consistent with
Figure 42, in a manner as approved by the City Planner.
12. Prior to development of any cultural or other open space facility on the Open
Space Parcel across Buena Vista Creek within the city of Oceanside, a
compatibility analysis shall conducted by the City of Oceanside and any
substantive design or performance measures necessary to achieve
compatibility between that proposed use and the Planning Area R-3 housing
development shall be incorporated into the adjacent Open Space use, to the
satisfaction of the City of Carlsbad.
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4.1.4 Planning Area R-4--Multi-Family Attached or Detached Homes -Site
Zoning Regulations and Criteria (see Figure 19, Planning Area R-4)
Description
Planning Area R-4 (approximately 18.2 gross acres/15.6 net acres) is allocated an
assumed 214 multi-family attached or single-family detached homes. This planning
area shall be developed at an overall minimum net density of 12 du/acre based on the
overall net acreage of the entire planning area. Notwithstanding the fact that some
subarea portions of this planning area may be constructed at higher or lower net density
individually, the resulting overall net density of the planning area must achieve at least
12.0 du/ac in order to demonstrate consistency with moderate housing affordability
policies of the Carlsbad Housing Element.
Access to Planning Area R-4 will be provided off of Streets 'A', 'D' and 'E'.
Development of Planning Area R-4 will require approval of a Planned Development
Permit pursuant to the procedures identified in the City's Planned Development
Ordinance, Carlsbad Municipal Code Section 21 .45. Development Standards shall be
pursuant to the Planned Development Ordinance unless modified by the Master Plan.
Where there are conflicts between the requirements specified in Section 21 .45 and the
requirements of this Master Plan, the Master Plan requirements shall prevail.
Implementation of Master Plan Vision and Goals
The attached or detached units proposed for Planning Area R-4 are intended to provide
a medium-high density housing product. The units in Planning Area R-4 will be
situated in close proximity to the Quany Creek Shopping Center, the Community
Facilities Site and convenient access to the community recreation area, public trails
and other recreational uses within Quany Creek and the adjacent BVCER.
Land Use Regulations
• General Plan Land Use Designation: RMH (Medium-High Density, 8-15
dulac).
• Dwelling Unit Allocation: Assumed per Master Plan -214 units
• Density: 12 to 15 du.lac
• Underlying Zone Designation: RD-M (Residential Density-Multiple)
Product Type
• Multiple-family townhomes, flats or other attached or detached condominium
and/or apartment designs. In order to encourage a variety of higher density
product, single family detached housing may be permitted on lots not less than
3,100 square feet in gross area.
• Common recreation areas, including, but not limited to pocket parks and tot
lots as specifically permitted accessory uses.
• Accessory uses as permitted by Section 21.45.090.
Required Development Permits
• Tentative Subdivision Map
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• Planned Development Permit
• Hillside Development Pennit (with master tentative map)
Development Standards
• Development in Planning Area R-4 shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code
(CMC), including the RD-M zone (Chapter 21.24) and Planned Development
Ordinance (Chapter 21.45.060), Table E, Multiple Dwelling Development
Standards, and City Council Policy 66, except as modified by the Quarry
Creek Master Plan. These standards shall apply for either detached homes or
attached Multiple-Family dwellings.
• Multifamily attached courtyard condominium and detached single family
homes shall comply with Section 21.45.060 General Development Standards,
with the following exceptions:
Driveway Parkways/sidewalks will not be required in motor courts which
(Proiect) orovide access to garages.
Community A minimum of 200 square feet per unit of community recreation
Recreation area shall be provided.
Space
At least 25% of the required community recreation requirement
must be provided within Planning Area R-4. The balance (75% of
required area) shall be provided as active facilities within Planning
Area P-3, which is within convenient walking distance for the
residents of Planning Area R-4. The overall aggregate community
recreation space shall be provided as both passive and active
recreation facilities for a variety of age groups (a minimum of 75%
of the area allocated for active facilities at Planning Area P-3). The
portions of the recreation area designed for passive and active uses
shall be counted towards the common recreation area requirements
pursuant to Chapter 21.45.
• Multifamily condominium homes shall comply with Section 21.45.080
Multiple-Dwelling Development Standards, with the following exceptions:
Building
Height
Minimum
Building
Setbacks,
Public
Street*
QUARRY CREEK MASTER PLAN
OCTOBER 19,2016
•
•
Multiple Family Attached Dwellings:
35 feet and three stories with a minimum roof pitch of 3: 12. The
first row of homes on the northernmost portion of the panhandle
parcel portion of this planning area shall be restricted to two-
stories in height.
An enhanced IO-foot fully-landscaped structural setback shall
be provided from the right-of-way on all public streets. No
direct vehicular access onto Street 'A' is allowed.
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Minimum Internal project setbacks from private streets or private drives shall
Building be a minimum of:
Setbacks, • 5 feet
Private • 20 feet for drive-facing garages (may be reduced to 5-feet if
Driveway* visitor oarkine: bavs orovided).
Minimum • Minimum 20 feet between buildings on paseos (porches from
Bldg each building may encroach up to 6 feet into this separation for
Separation a total of 12 feet).
• Minimum 10 feet between structures .
• Garaee: 30 feet between opposing garage doors .
Resident • Two-car garage per unit.
Parking
Private • Minimum 6 feet x IO feet covered porches or rear or front patios
Recreational will be provided.
Soace
* Measured from ROW hne or curb 1fpnvate street.
• Single family detached homes shall comply with Section 21.45.070 One
Family Dwellings and Twin Homes Development Standards, with the
following exceptions:
Minimum Lot 3,100 square feet
Size
Minimum Lot 35 feet minimum lot width measured at front yard setback
Width
Lot coverage Home design shall cover no more than 50% of the lot (excluding
porches, balconies and second-storv decks).
Min. Front A minimum 20 feet measured from front property line to garage
Yard Setback door is required. Minimum 10 feet measured to habitable space,
(Public and porch or a covered entry.
Private
Streets)
Minimum Side yard minimum 5 feet measured from the side property line.
Side and Rear Rear yard minimum 1 0 feet measured to the rear property line.
Yard Setbacks Minimum 5-feet setback for balconies or covered patios to rear
property line. A maximum 2 foot encroachment for architectural
nrojections in the side yard setback will be allowed.
Visitor In single family detached products; on-street visitor parking credit
Parking is allowed in private drive aisles where 24-foot driving width is
maintained, and between single family driveways on the north side
of Street 'E' (where a minimum 20 feet is provided between anrons).
Note: If Alternative Uses per Section 3.1 .4 of this master plan (senior housing or
for-rent apartments) are proposed, the project shall be designed in accordance with
development standards of CMC Section 21.84 and 21.24 (respectively) instead of
the development standards listed above.
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Affordable Housing
The Inclusionary Housing requirements for Planning Area R-4 shall be provided
in Planning Area R-1 or R-2 in accordance with the schedule established by an
Affordable Housing Agreement for Quarry Creek.
Special Design Criteria
1. If noise walls over 6 feet high are required, a combination of berm and
maximum 6-foot high noise wall shall be used to mitigate noise impacts.
2. Doors, porches, balconies and walkways should face the streets, to the extent
possible, to promote social interaction along the streetscape.
3. Porches shall have a minimum depth of 6 feet and a minimum width of 10
feet.
4. No direct garage access onto Street 'A' shall be provided.
5. If attached courtyard homes are constructed, a landscaped buffer shall be
provided between the driveway or auto court and the living area of the
residential structure. Motor courts shall be landscaped and accented with
enhanced paving.
6. A 60-foot fire suppression zone shall be provided within Planning Area
R-4 as part of a 100-foot enhanced landscape buffer (60-feet within in
PA R-4 and 40-feet within in PA OS-I) on the north-westerly side of
Planning Area R-4 to further reduce impacts to aesthetic resources.
Permitted intrusions into required setbacks are per Section 21.46.120 of the
CMC. Reductions may be permitted for street-fronting units as approved by
the City.
7. Pedestrian connections shall be included to facilitate access to the
Community Facilities site, public trails and adjoining neighborhoods.
8. Lighting adjacent to Planning Area OS-I or OS-2 shall be provided through
the use oflow-sodium lighting and shall be shielded away from the adjacent
open spaces.
9. The first row of homes on the northernmost portion of the Panhandle
parcel of the project shall be restricted to two-stories in height and shall
be constructed with earth tone colors for elevations and roof tiles.
10. Subject to the approval of the City Fire Department, enhanced
landscaping shall be planted on the north facing slope of the panhandle
parcel in order to provide additional screening of the residential
structures in this planning area.
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4.2 Public Use Planniug Areas
4.2.1 Planning Areas P-1 thru P-5-Public Use Areas -Site Zoning Regulations
and Criteria (See Figure 21, Planning Areas P-1 thru P-5)
The Public Use Planning Areas provide for Community Facilities, centralized Community
recreation areas, and public trail, viewing areas and overall water quality and
hydromodification basins for the Quarry Creek community.
Community Facilities requirements for the Quarry Creek Master Plan are based on Section
21.25.070 of the CMC which specifies that the number of acres of Community Facilities
required by master plan developments is calculated as 2.0 acres, plus 1 % of the
unconstrained acreage of the site. The Constraints Analysis of the property based on the
existing updated biological report and Reclamation hardline concludes that there are 67.8
acres of unconstrained area on the property. Therefore, the requirement for Community
Facilities for the Quarry Creek plan would be 1 % of 67.8 acres (0.67 acres) + 2.0 acres=
2.7 acres of Community Facilities acreage required.
Three of the Public Use Areas are considered Community Facility uses. These include PA
P-1, P-2 and P-5. These three planning areas total 5.2 gross acres (3.3 net acres). Thus,
the net acreage designated for Community Facility use is in compliance with the
requirement ofCMC 21.25.070.
The remaining two Public Use Areas provide other community benefits, including
trailheads, drainage basins, and recreation areas.
Descriptions and Implementation of Master Plan Vision and Goals
1. Planning Area P-1 -Parking (Community Facilities). Planning Area
P-1 (approximately 0.9 gross acres) and will be developed as a Community
Facilities Park & Ride lot that will be available to serve all residents of the Quarry
Creek Master Plan area. Pedestrian connections shall also be provided to link the
surrounding neighborhoods to this site.
Planning Area P-1 provides parking for carpooling and bus stop and tw-n around
area for mass transit purposes for the Quarry Creek project. This use is consistent
with the concept of a sustainable community through locating this parking area
adjacent to the dense multifamily homes. It will also encourage the use of
carpooling, which will contribute to the reduction of vehicle trips, air pollution and
greenhouse gases in the region. The Park & Ride lot may contain bike lockers for
use by commuters.
The acreage associated with Planning Area P-l shall qualify as community
facilities acreage for purposes of compliance with CMC Chapter 21.25.
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Allowed Uses P-1 • Parking lot for Park & Ride
• Small, mobile service retail kiosks
• Bicycle lockers
• Car charnim:i: stations
2. Planning Area P-2 -Community Facilities. Planning Area P-2
(approximately 2.1 gross acres) shall be developed as a Community Facilities site,
which will provide community-oriented uses, consistent with those allowed per
CMC Chapter 21.25. Planning Area P-2 is intended as the main community node
of the Quarry Creek project. The location of Planning Area P-2 is at the Marron
Road extension entry to the Quarry Creek community. The community facilities
designation shall be subject to the requirements and time frames stipulated in
Chapter 21.25.030 of the Carlsbad Municipal Code.
No building in the C-F zone shall exceed a height of thirty-five feet and three levels
if a minimum roof pitch of 3:12 is provided or twenty-four feet and two levels if a
roof pitch less steep than 3:12 is provided. Architectural projections may be
allowed pursuant to Section 21.46.020 of the Carlsbad Municipal Code.
Development standards for this planning area shall be in accordance with the
requirements of CMC Chapter 21.25.
Allowed Uses P-2 • Child daycare (Required Use)
• Adult and/or Senior daycare
• Church
• Social club
• Dog park
• Skateboard park
• Community garden
3. Planning Area P-3 -Community Recreation Area. Planning Area P-
3 is designated as a 1.3 acre planning area which will be developed with private
community recreation facilities that will be made available to serve the residents
of surrounding residential neighborhoods in Planning Areas R-3 and R-4.
Pedestrian and bicycle connections shall also be provided to conveniently link
these surrounding neighborhoods to the Planning Area P-3 community recreation
site.
Planning Area P-3 shall provide up to 75 percent of the required active common
recreation facilities requirement for residential planning areas R-3 and R-4. Each
of these residential planning areas has an obligation to provide a minimum of 200
square feet of recreation area per unit, of which 75 percent shall be allocated for
active facilities. The remaining 25 percent of the 200 square foot/unit obligation
will be provided within the respective residential planning area. The resulting
calculations of recreation area requirements are shown on Table L. The area of
Planning Area P-3 may be adjusted depending upon the recreational area
requirements of the actual number of units approved in Planning Areas R-3 and R-
4.
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Table L: Community Recreation Area Requirements
Assumed Max Total Max Active Remaining
Units Rec. Area Rec. Area Rec. Area
Requirement (75%) Required
Provided in within
PAP-3 Planning
Area (25%)
Planning Area R-3 95 19,000 14,250 4,750
PlaIU1imz Area R-4 214 42,800 32,100 10,700
TOTAL 316 61,800 46,350* 15,450
* 47,400 = 1.08 acres minimum requirement
Planning Area P-3 contains 1.1 net acres intended to accommodate the necessary
75% active recreation facilities for the residential Planning Areas R-3 and R-4.
Planning Area P-3's central location to the homes in PA's R-3 and R-4, and its
pedestrian and bicycle connections will provide linkage to the community
recreation area via landscaped pedestrian paths and sidewalks.
In an effort to identify with the natural and cultural heritage of the property, the
recreation area is designed to reflect the natural beauty of the Buena Vista Creek,
including meandering walkways with boulder groupings, a dry creek bed and
native plantings. The Planning Area P-3 design will include a swimming pool
facility heated by solar panels and may also include a lap pool, children's wading
pool, and spa. Other features of PA P-3 are anticipated to include a recreation
building with restrooms, BBQ counters and shaded seating areas. The site will also
include a children's play area with a play structure, picnic tables and benches. This
information is shown on Figure 21; Planning Area P-3 Preliminary Design.
4. Planning Area P-4 ~ Trail Stop and View/Gathering Area/Water
Quality Treatment and Hydromodification Basin. Planning Area P-4 is
approximately 3.9 acres and will contain minimal passive recreation improvements
as a Water quality, treatment/hydromodification/detention basin, trail and wetland
viewing area located adjacent to the Street 'A'. It will be accessed only via
pedestrian trail from the adjacent local street and via a connecting trail from the
east and west. This planning area provides a broad pedestrian overlook of the
preserved wetland environment of the Buena Vista Creek valley. Identification
and informational sit,rnage will be located along the paths, presenting aspects of the
cultural history of the area.
Planning Area P-4 contributes to the pedestrian accessibility in the Quarry Creek
project. It provides an overview of the Buena Vista Creek wetlands and the Quarry
Creek pond.
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Allowed Uses PA • Public trails
• Trailhead, Vista point
• Fencing
• Benches and interpretive kiosk
• Water quality treatment/hydromodification/
detention basin ( shall be designed to appear as a
oassive recreational area)
5. Planning Area P-5 -Public Trailhead (Community Facility).
Planning Area P-5 is a public trailhead, nature overlook and native garden
(approximately 2.2 acres) that will contain minimal passive improvements. In the
future, this site could serve as a trailhead for a future trail pedestrian/bicycle
connection through the Buena Vista Ecological Preserve to the north of the
planning area.
Allowed Uses P-5 • Public trails
• Trailhead
• Fencing
• Benches and interpretive kiosk
• Water quality treatment/detention basin
• Native garden
• Parking lot
• Natural plantings
Land Use Regulations
• General Plan Land Use Designation: OS (Open Space)
• Underlying Zone Designation: OS (Open Space) or CF (Community
Facilities).
• The pennitted uses shall be those specified in Chapter 21.25 (Community
Facilities) and Chapter 21.33 (Open Space) of the Carlsbad Municipal Code.
The exact uses to be provided shall be determined as part of the Site
Development Plan approval for the project.
• The Quarry Creek developer will grade the PA P-5 trailhead but delay
implementation of the planned trailhead at PA P-5 and the Offsite parking
lot for a possible future trailhead until the earlier of such time as; (1) a City
or other agency trail system is in place served by those trailheads, or (2) the
issuance of the 500th residential building permit for the project. The Quarry
Creek developer will post a bond or other security acceptable to the City
prior to the recordation of the first final map for the project to secure
completion of the PA P-5 trailhead. The Quarry Creek developer will
design the PA P-5 trailhead consistent with Figure 23 of this Master Plan.
No night lighting or night use of the trailhead facilities will be permitted.
• To the extent feasible, the project developer will coordinate the design of
the planned trailhead facilities at PA P-5 and the offsite trailhead at the
eastern terminus of Marron Road with design elements contemplated for
the Buena Vista Creek Ecological Reserve.
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OCTOBER 19, 2016 Page IV-27
QUARRY CREEK MASTER PLAN -CHAPTER 4
Required Development Permits
Individual Planning Area
Development Regulations
• A Site Development Plan (SDP) for Planning Areas P-2 and P-3 shall be
processed for approval prior to construction of improvements in these planning
areas.
• An administrative SDP permit shall be processed for Planning Areas P-1 and
P-5 prior to construction of improvements in these planning areas.
Special Design Criteria All Public Use Areas
I. Site planning for these areas shall minimize, to the greatest extent possible,
light and noise impacts to proposed adjacent residences and open spaces.
2. Building structures and facilities shall be architecturally integrated with the
overall architectural design themes for the Quarry Creek Master Plan and
shall be oriented and related to a pedestrian scale.
3. Screening walls for storage spaces and equipment areas shall be
architecturally integrated with the surrounding buildings and design. Trash
receptacles and a plan for management of such facilities shall be provided.
4. Structure placement shall be designed to create opportunities for plazas and
other landscaped open space areas within the Planning Areas. Solar panels
shall be incorporated into the PA P-3 design to the extent it is structurally
feasible to do so.
5. Pedestrian access to each of these planning areas shall be provided from
adjacent planning areas.
6. Bike racks shall be provided in Planning Areas P-1, P-2, P-3 and P-5 to
encourage alternative means of transportation.
7. Landscaping for these areas shall avoid the use of invasive plants.
8. Grading and landscape plans for Planning Areas P-1, P-2, P-3, PA-4 and PA-
5 shall be subject to review by the Carlsbad Planning Division.
9. All Public Use planning area shall be posted with usage restrictions.
10. In Planning Area P-1. the Park & Ride lot shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code
except as modified by the Quarry Creek Master Plan. Accessory uses (such
as a mobile coffee kiosk) solely for the convenience of patrons of the Park
& Ride lot are also allowed.
11. Project entry monumentation may be provided in PA P-2 and P-3.
12. Planning Areas P-1 shall be developed concurrently with the construction of
Planning Area R-1 and/or R-2. Prior to the occupancy of the 55th dwelling
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unit within Planning Area R-3 or R-4 combined, the recreation building
phase 1 improvements on Planning Area P-3 shall be completed and ready
for resident use. The Planning Area P-3 swimming pool phase 2 shall be
completed prior to occupancy for the 100th combined dwelling unit in these
two residential planning areas. Planning Area P-4 shall be developed
concurrently with Street 'A', Planning Area R-3 or R-4. Planning Area P-5
shall be developed concurrently with Planning Area R-4.
13. The access to the Buena Vista Ecological Reserve will not allow motorized
vehicles.
14. A minimum of two electric car charging stations shall be provided at the PA
P-1 community facilities site or elsewhere within the project.
15. The project developer will provide a post-and-rail type fencing adjacent to
open space areas to facilitate wildlife movement, subject to the City and
Resource Agency approval.
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4.3 Open Space Planning Areas
4.3.1 Planning Areas OS-1 thru OS-3 -Open Space-Site Zoning Regulations
and Criteria (See Figure 23, Planning Areas OS-1 thru OS-3)
Description
A total of approximately 91.7 acres in three separate locations are designated as open
space within Planning Areas OS-1 thru OS-3 which preserve the hardline open space
within the Quarry Creek project.
Implementation of Master Plan Vision and Goals
The vast majority of Quarry Creek Open Space Planning Areas OS-1, OS-2 and OS-3
shall constitute a habitat preserve. This preserve is being conserved in accordance with
the requirements of the Carlsbad HMP, as per the requirements of the City of Carlsbad,
the USFWS and the CDFG. As directed by the HMP, the primary goal of this habitat
conservation is to preserve these open space areas in perpetuity and increase the
protection of biological resources within the native vegetation commllllities fowid on-
site, including; freshwater marsh, southern willow scrub, southern mixed chaparral,
Diegan coastal sage scrub, baccharis scrub, and native grasslands. In addition,
significant areas of native habitat restoration are included in the plan. Those areas to
be restored with native habitats are included and managed as habitat in the preserves.
All fuel modification zones are kept outside of the preserve hardline; however these
fuel modification zones are identified in this Master Plan as open space land use. As
a result, the HMP hardline and the open space planning area boundaries are not fully
cotenninous.
The open space provided by the Quarry Creek Master Plan exceeds the wildlife
corridor envisioned by the City of Carlsbad adopted Habitat Management Plan (HMP).
The project applicant is applying for an Equivalency Detennination with the City of
Carlsbad in order to document approval of the new hardline alignment. The City will
consult with the Wildlife Agencies on this determination, consistent with HMP
guidelines.
Within portions of the open space areas, a trail system (illustrated in Chapter 6 of this
master plan) links the open space with the residential, commercial, and recreational
components of the community, and also with offsite destinations including the Quarry
Creek Shopping Center, the Simsbury connection to neighborhoods to the south, and
BVCER. The trail system accommodates pedestrians and bicyclists. However, access
to the natural open space areas shall be restricted through trail design and fencing along
Buena Vista Creek. The trail system includes decomposed granite trails located
adjacent to the preserved open space along the edge of perimeter roads which will
allow for future connections with adjacent off-site trails, as indicated in the City's
Master trails plan. Where trails are adjacent to these open space areas, non-
combustible fencing will be used. Fencing types for use on project trails are illustrated
in Chapter 6 of this master plan.
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Planning Area OS-1 conserves the high steep slopes at the south side of the historical
mining operation, and the valley and steep natural slopes on the south and west half of
the Panhandle parcel. PA OS-2 conserves the Buena Vista Creek and its associated
wetlands around its broad bend on the northwestern quarter of the Reclamation Parcel.
PA OS-3 conserves the El Saito Falls and the restored Buena Vista Creek channel and
environmental buffer. The creek channel and environmental buffer will be restored by
others and the project.
ENVIRONMENTAL BUFFFER:
A 100-foot biological buffer has been provided on each side of Buena Vista Creek at
Planning Area OS-3. This biological buffer has been planted with revegetated native
upland DCSS habitat. No other uses are allowed within the biological buffer except
for; (a) one vehicular bridge crossing for a public street, (b) underground utilities, and
(c) grading which will be revegetated with native habitats. This buffer and HMP
hardline, and conservation easement have been established pursuant to the
requirements of the Amended Reclamation Plan for Fonner South Coast Materials
Quarry.
This Plan also provides for a road and utility bridge crossing of the Creek channel of
OS-3 and a public trail system and other uses within the OS-3 creek channel planning
buffer. These areas are shown on Figure 24; Planning Area 0S-3 Concept Plan.
Efforts to obscure the visual impact of the existing retaining crib wall adjacent to the
Quarry Creek Shopping Center in PA OS-3 shall be mitigated in conjunction with
development of Quarry Creek. The plan to mitigate these impacts is shown on Figure
44 in Chapter 6 of this Master Plan.
Land Use Regulations
• General Plan Land Use Designation: OS (Open Space)
• Underlying Zone Designation OS (Open Space)
• Allowed uses:
• Natural and Re-vegetated Open Space
• Grading and native restoration
• UndergroW1d utilities
• Trails and maintenance roads (OS-2 contains a sewer maintenance road)
• Allowed uses within the environmental buffer as indicated in buffer
description above.
Special Design Criteria
I. Disturbance into these Planning Areas arising from construction activities required
to support development of adjacent Planning Areas shall be avoided to the maximum
extent possible during and after construction. Disturbances associated with allowed
uses as indicated above are permitted. Grading is allowed within the limits of
disturbance area shown on the hardline map but all graded areas within the hardline
will be revegetated with native habitat.
2. Restoration plans for Open Space Areas within the HMP Hardline shall be
subject to review by the appropriate wildlife agencies.
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3. The property within Planning Areas OS-1, 0S-2 and OS-3 which is located within
the HMP hardline shall be the subject of a conservation easement unless one already
exists. This conservation easement will be recorded over the property to ensure long-
term management by a conservancy manager, and shall ensure preservation of the
property in a "natural condition", including third-party right of enforcement by the
City, or their delegate.
4. The transfer of management of the area subject to the conservation easement may
occur in phases. While the open spaces are in continued private ownership, prior to
transfer of the management rights described above, the existing owner shall manage
the lands to protect and preserve the biological quality of the habitat. These interim
management activities shall include, at a minimum, trash removal and reasonable
prevention of trespass.
5. The conservation manager will be required to obtain all necessary city, state and
federal survey permits that may be required authorizing the managing entity to manage
state and federally listed plant and animal species.
6. The developer or the conservation manager shall install signage in high visibility
areas around the perimeter of the Preserve area to discourage trespass. Authorized
entry only signs will be placed on the fence at locations where unauthorized entry is
most likely.
7. Trespassing into the Preserve will be controlled by fencing to physically limit
access, and through educational outreach to encourage the public to respect the
boundaries of the open space. Fences located at the interface between the residential
development and the preserve will be erected if deemed necessary by the developers
of the adjacent planning areas.
8. Trails are allowed in locations as shown on the Trails Plan. Each trail is identified
in locations which are already disturbed, typically W1official off-road vehicle routes.
Minor improvements will be made to these trails so that they comply with City trail
standards. The trail system is designed to tie into the proposed Citywide Trails
Systems to be operated throughout the City. The trails within the Preserve will be
maintained by the City of Carlsbad and/or the conservancy manager. The trail
bisecting Planning Area OS-1 between Street A and Simsbury Court shall provide a
trail connection but no official trailhead.
9. All areas adjacent to open space planning areas or conserved lands shall include
design criteria requiring non-reflective windows. Also, lighting shall be shielded and
directed away from the open space, and landscaping shall be native or non-invasive
exotic species.
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QUARRY CREEK MASTER PLAN -CHAPTER 5 General Provisions
5 GENERAL PROVISIONS
This Chapter 5 of the Quarry Creek Master Plan articulates a list of general growth, planning and
environmental policy provisions that development of the Quarry Creek project must comply with.
5.1 Growth Management
The Quarry Creek Master Plan shall comply with all provisions of the Carlsbad Municipal
Code, Section 21.90 (Growth Management Program). The Master Plan developer or the
developer of any portion of the Master Plan, by pulling building pennits pursuant to the
Master Plan and the Local Facilities Management Plan (LFMP) and the Finance Plan, agrees
that all of the dedication and other public facility requirements imposed as a condition of the
Zone 25 LFMP and the Finance Plan, are reasonably necessary to serve the needs of the
development for which the building permits are required.
The Growth Management Ordinance provides "Growth Management Control Points" which
detennine the maximum number of dwelling units pennitted for a given area. Pursuant to the
LFMP for Zone 25 and the Growth Management Ordinance, a constraints analysis was
performed for the Quarry Creek Master Plan which determined that, based on the Growth
Control Points for LFMP Zone 25 and the amount of unconstrained lands on-site, the
maximum number of units pennitted within the Master Plan is 293 (Quarry Creek property
only). However, this Master Plan caps the maximum number of units in the project at 636
dwelling units. The 636 unit count is 343 units greater than the number allowed (293 du) per
the constraints analysis based on the existing Land Use Map.
As mentioned, this existing Land Use Element Map does not reflect the changes necessary in
order to accomplish the goals and objectives of the Housing Element. Therefore an
amendment to the Land Use Element is proposed with this Master Plan which will implement
the Housing Element and the HMP, and will accommodate the community described in this
Master Plan. As discussed in Chapter 2 of this Master Plan, the Carlsbad City Council has
approved an updated Housing Element to the Carlsbad General Plan which directed that land
uses on the Reclamation Parcel of Quarry Creek be changed to redesignate a minimum net
acreage to accommodate at least 300 high density (2:20 du/ac) and 200 medium-high density
(2:12 du/ac) housing units on the Quarry Creek Reclamation Parcel site. This action was
followed-up by a redistribution of an additional 6 unit transfer from other property in
Carlsbad to supplement the high density units. Thus, existing adopted City housing policy
for the Quarry Creek Reclamation parcel stipulates construction of a minimum of 506
residential units, although the exact location of these units on the Reclamation Parcel must be
identified through a amendment to the Land Use Element and (more specifically] through
approval of this Master Plan. Although the Housing Element adopted this allocation of 506
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QUARRY CREEK MASTER PLAN -CHAPTER 5 General Provisions
units, the amendment to the Land Use Map (for implementation of the adopted Housing
Element policies and objectives) has not yet been completed, and is thus proposed with this
Master Plan package. Although the Housing Element changes did not affect the Panhandle
parcel, a Constraints Analysis of the Panhandle parcel (which is designated with low-medium
density residential land use) allows for 71 Residential Low-Medium (RLM) units. Therefore,
in consideration of the 293 units originally allocated to the property, and the 577 units (506 +
71 = 577) allocated to the property through the Housing Element Amendment, the overall
Housing Element allocation totals 577 units. When the Housing Element land uses are laid
over the property pursuant to a constraints analysis (constrained areas are removed from
acreage density calculations), the overall allowed total on the property totals 788 units.
Nonetheless, the Carlsbad Growth Management Ordinance was based on the pre-Housing
Element modification, and therefore, in order to comply with the Growth Management
Ordinance, the proposed project will necessitate withdrawal of 343 available units from the
Carlsbad EDUB (636 -293 = 343). Also as demonstrated in Chapter 2, 284 of these units
have been allocated from the Carlsbad EDUB as a result of the City Council's approval of the
Housing Element modifications. It will be necessary to withdraw an additional 59 units from
the bank to accommodate the development contemplated in this Master Plan. In total, the 636
units proposed in this Master Plan will require the withdrawal of 343 units from the City of
Carlsbad's EDUB.
5.2 Maximum Number of Dwelling Units
Applications for development permits (site plan review) shall be analyzed for compliance
with this Master Plan. As discussed above, this master plan caps the number of dwelling
units permitted within the Quarry Creek property at 636 units. These residential uses shall be
distributed within the Master Plan area generally as shown in Table I, Master Land Use
Table. An allowance for density transfers is provided in Section 5.3 of this Master Plan.
5.3 Transfer of Density
This Master Plan provides for the ability to transfer residential units (density) between
planning areas within Quarry Creek to allow flexibility in response to changing market trends
and to accommodate actual unit yields based on more detailed site planning of the planning
areas. Table I in Chapter 3 assigns an assumed number of units to each planning area. Taken
together, this assumed development intensity represents an assumed development scenario
which might be expected for Quarry Creek without exceeding the 636 units allowed.
Depending upon the actual land uses and intensity selected with each development action,
slightly more or less units than the Assumed Master Plan counts may actually be approved
through site development plan review. Such transfers would be discretionary, and would
only be approved at the time of site plan review, and only upon the ability of the City of
Carlsbad to make all of the following findings:
1. The transferred units do not exceed 10% for both the donor and the receptor planning
area. For purposes of density transfer, planning areas R-1 and R-2 may be treated as
a single planning area.
2. The transfer will result in continued compliance with the adopted Housing Element
of the General Plan.
3. The transfer will continue to meet the objectives of this Master Plan.
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If a site development plan application results in a lower number of units than the Assumed
DU on Table L then the balance units may be transferred to another residential planning area
as a receptor planning area. If no other planning area is identified at the time of transfer, the
surplus units will be placed in a "Quarry Creek Dwelling Unit Bank" for future allocation as
determined by the City. The overall number of residential units at buildout of Quarry Creek
shall not exceed 636 units. City Staff shall review and approve such density transfers only
upon receipt of a letter articulating such request to the City identifying the transfer "donor"
and transfer "receptor" sites. The City shall allow such transfers only if a sufficient number
of units are available in the project to make up the difference in the unit total between what is
proposed and what is permitted. Such transfer must be otherwise consistent with this Master
Plan, Any development proposed that is not in compliance with this section shall necessitate
a Master Plan Amendment. Density transfers may take place as part of the development plan
review for a project and are not a separate process.
5.3.1 Development Proposed at Less than Assumed Units
If a development is proposed for a Planning Area which results in less than the unit count
identified for that Planning Area in Column G on Table I, then the unused development
intensity shall be transferred to an identified receptor site.
5.3.2 Development Proposed at Greater than Assumed Units
If a development is proposed for a Planning Area which is projected at greater than the
Assumed Units per Master Pian identified for that Planning Area in Table I, then the units
associated with the additional development intensity may be allocated out of the donor
planning area. This transfer may occur only if a sufficient number of units are available and
the receptor site otherwise qualifies pursuant to this chapter.
Any such density transfer under the above situations must leave the donor Planning Area with
sufficient units or development intensity to allow the donor Planning Area to develop at least
the minimum density as required by the Housing Element.
5.4 Recordation
Notice of the approval of the Quarry Creek Master Plan by the City Council of the City of
Carlsbad shal I be recorded with the County of San Diego Recorders Office.
5.5 Non-Vesting of Rights
Master development plans shall be evaluated in accordance with Municipal Ordinances and
Policies in force at the time said plans are before the Planning Commission and the City
Council for approval. Pursuant to Section 21.38.030(d), where a conflict in development
standards or regulation occurs, the provisions of this Master Plan shall take precedence. With
the exception of the rights inherent in an approved Vesting Tentative Map or an approved
Development Agreement, approval and construction of a part of the development pursuant to
this Master Plan shall not vest any rights in the balance of the Master Plan nor create any
vested rights for the approval of any subsequent developments.
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5.6 Mitigation Monitoring
All mitigation measures specified in the Quarry Creek Master Plan EIR and in the approving
resolutions shall be complied with in their entirety at the appropriate time of implementation.
A mitigation monitoring program shall be included as an attachment to the resolution
certifying the Quarry Creek Master Plan EIR.
5.7 Dedications
All land/or easements required by ordinance for this Master Plan for public streets, open
space, recreational purposes and public facility purposes shall be granted to the City of
Carlsbad without cost to the City and free of all liens and encumbrances, subject to the limits
set forth in State Law. Except that land dedicated for public parks in excess of the parkland
dedication requirement may require fair market compensation by public agencies, or as
specified in a Parkland Dedication Agreement.
5.8 Availability of Public Services
Approval of this plan does not constitute any guarantee that individual developments within
the Master Plan area will be approved nor that the availability of public facilities and services
will necessarily coincide with the developer's timetable for construction. Availability of
public services will be evaluated in the context of subsequent individual approvals.
5.9 Severability
In the event that a court of competent jurisdiction holds any regulation, condition program, or
portion of this Master Plan invalid or unconstitutional, such provisions and the invalidity of
such provisions shall not affect the validity of the remaining provisions.
5.10 Hillside Development Requirements
All development within the Quarry Creek Master Plan shall comply with the grading
standards contained within the City's Hillside Development Regulations (Chapter 21.95 of
the Carlsbad Municipal Code).
5. 10.1 Background
Development of the Quarry Creek project will result in grading of the vast majority of the
area historically impacted by mining operations. In addition, this Master Plan allows for
grading of some non-constrained hillsides and ridges in the southwestern portion of the
quarry property and the panhandle which were not the subject of mining operations. These
areas include some natural steep slopes with a gradient of at least 15%, and elevation
differential of 15 feet, and thus are subject to the Hillside Development Regulations. The
pull)ose of the Hillside Development Regulations is to preserve and/or enhance the aesthetic
qualities of natural hillsides by minimizing grading and incorporating contour grading, and to
assure that alteration of natural hillsides would be done in an environmentally sensitive
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QUARRY CREEK MASTER PLAN -CHAPTER 5 General Provisions
manner. The grading in the referenced southwest and panhandle portions of the site would
involve primarily daylight cut excavation and embankment, removing soil from the westerly
ridge areas, including some isolated areas of natural slopes in excess of 40% gradient. The
grading of these ridges are necessary to develop the property consistent with the General Plan
and the HMP Hardline policies for these areas. In addition, much of the soil to be excavated
is necessary to fill the buildable, reclaimed areas of the property.
5.10.2 Hillside Development Permits Required
At the time of site development pennit review for all residential areas witilln the Master Plan,
the grading design will be addressed for compliance with Chapter 21.95. This review will
consider the following aspects:
l. All undevelopable areas of the project, pursuant to Section 21.53.230(b) of the Carlsbad
Municipal Code have been properly identified and satisfactorily conserved or avoided
pursuant to this Master Plan.
2. Development proposals found consistent with this Master Plan complies with the purpose
and intent provisions of Section 21.95.010 of the Carlsbad Municipal Code.
3. Development proposals found consistent with this Master Plan conforms to the Hillside
Development Guidelines Manual.
4. Development proposals found consistent with this Master Plan will involve construction
of a collector street which has been found to be located in the environmentally preferred
alignment.
5. Grading volumes, slope heights and graded areas of development proposals found
consistent with this Master Plan will involve development which is directly associated
with construction of a collector street which has been found to be the environmentally
preferred alignment.
5.11 Location of Improvements
The location of street, utilities, and other land use related improvements should be considered
conceptual and approximate on all maps contained within this Master Plan document. The
precise location of all improvements will be established through the approval of the Tentative
and Final Subdivision Map and/or Site Development Plans required for the referenced
planning areas. These precise locations shall be consistent with the generalized locations
shown on the exhibits in this Master Plan.
5.12 Landscaping
A conceptual or preliminary landscape and irrigation plan shall be approved with the
Tentative Tract Map. A Final Landscape Plan shall be approved by the City Planner prior to
approval of the final map, or the issuance of grading or building pennits for each Plarming
Area, whichever occurs first. The detailed landscape plans shall be consistent with the Final
Map, the grading pennit, and the landscape concept plan approved in conjunction with the
Planning Area discretionary approval.
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5.13 Noise
A noise analysis shall be conducted with the CEQA review for the Quany Creek Master Plan.
This analysis shall determine the need for noise barriers for future development of the
planning areas adjacent to Highway 78 per the requirement of the Carlsbad Noise Policy,
Planning Department Policy No. 17. All future residential units subject to the policy shall be
buffered from noise per the requirements of this policy, the recommendations of the noise
study prepared in conjunction with the EIR.
5.14 Homeowners' Association
The developer of Quarry Creek shall establish a Master Homeowners' Association (Master
HOA) and corresponding covenants, conditions and restrictions (CC&Rs) for the residential
areas of the project.
5.14.1 Master Homeowners' Association
A Master HOA CC&Rs shall be submitted to and approved by the City Planner prior to
approval for the first final map for any residential area within the Quarry Creek Master Plan
project. Prior to the first certificate of occupancy, the State will require establishment of the
Master Homeowners' Association. The Master HOA shall have the authority to implement
the Master CC&Rs. These CC&Rs shall control the private uses, design maintenance and
development standards for the areas common to the community.
The Master CC&Rs shall state expressly that the property is subject to the provisions of the
Master Plan. It shall also indicate that the City shall have the right but not the obligation to
enforce the provisions of this Master Plan through normal, enforcement procedures if the City
Council determines such enforcement is necessary to protect the public welfare and may
assess homeowners for the costs incurred therein. The Master CC&Rs shall prohibit the
long-term storage or parking of recreational vehicles within the project area.
The Master HOA or Sub-Association(s) shall control the operation and maintenance of the
entry features, common slopes, arterial parkways, private storm drain pipes, levees, structures
and discharge structures, and other common features identified in the Master Plan. The
Master HOA shall also be responsible for the maintenance of the public use areas, the open
space and trail system, except as may be maintained by the conservancy manager or the City.
Fire suppression zones within open spaces shall be located within separate Master HOA or
Sub-Association maintained open space easements or lots. Any fire suppression zones
provided on the site in order to accommodate adjacent existing development will be
maintained by the HOA for those adjacent developments.
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5.14.2 Homeowners' Sub-Associations
In addition to being members of the Master HOA, all residentially developed properties
within the Master Plan boundaries that include attached multifamily units/condominiums may
be members of a Homeowners' Sub-Association and subject to CC&Rs for the Sub-
Homeowners' Association.
Said CC&Rs shall be submitted to and approved by the City Planner prior to Final Map
approval of the respective planning area. The sub-area homeowners' association shall be
responsible for the maintenance of common facilities only within the limits of this residential
condominium project. Apartment projects will be managed by the project owner and do not
require a sub-HOA and need not be covered by the Master CC&Rs.
S.14.3 General Provisions Applicable to All Associations
(1) CC&R's. The master developer of the residential planning areas shall provide the
Carlsbad Planning Division with a recorded copy of the official CC&R's that have been
approved by the Department of Real Estate prior to the issuance of the first Certificate of
Occupancy within the affected planning area. This requirement shall not apply to models
occupied as sales offices and model homes.
(2) Architectural Review Board. The Master HOA shall establish an Architectural Review
board. Sub-Associations may also establish Architectural Review Boards. Each
Architectural Review Board shall be responsible for the review and approval of all room
additions, patio covers, decks, patios and other structures prior to the issuance of a building
pennit issued by the City of Carlsbad, if needed, with appropriate exceptions for the
developer and master developer. The appeal process for Architectural Review Board
decisions shall be described in the Master CC&R's.
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QUARRY CREEK MASTER PLAN -CHAPTER 6
6 DESIGN PROVISIONS AND GUIDELINES
Design Provisions and
Guidelines
In order to maintain a consistent theme and to maintain high environmental standards, all
development proposed for projects within the Quarry Creek Master Plan area is subject to a number
of regulatory provisions and guidelines. These provisions and guidelines are intended to instruct
developers, builders, engineers, architects, landscape architects and other professionals in order to
maintain the desired characteristics established by this Master Plan. They will further create a
viable and attractive community with an attractive circulation network accessible to vehicles,
bicycles and pedestrians which connect the various neighborhoods, and the surrounding
commercial area. These guidelines are intended to accommodate flexibility for innovative and
creative design solutions that respond to contemporary market trends throughout the lifetime of
Quarry Creek. Thus, these standards are considered "community•wide" standards and guidelines,
as follows:
6.1 Energy Efficiency and Sustainability
Energy conservation features for building siting in order to reduce the demand for energy and
indoor water will be required in the Quarry Creek project. Among the design and material
requirements for development within the Master Plan area are the following:
• Energy Efficient Appliances. New residences in the project will be equipped with new
appliances which are significantly more energy efficient than earlier models. According
to the U.S. Department of Energy, new appliances included in new homes such as ranges,
ovens and dishwasher save 30 to 50% of the energy compared to appliances manufactured
20 years ago. Builders should specify and install energy efficient compact fluorescent
fixtures in order to reduce energy use associated with outdoor area lighting. Energy Star
appliances will be encouraged. Residences in Quarry Creek will require significantly less
energy than those in older areas of the region due to increased building and appliance
energy efficiency. The selection of energy efficient and water conserving appliances by
the residential builders is encouraged. The use of such appliances will reduce the energy
and water consumption associated with the community.
• Energy Management. The use of passive solar design in the architecture of the project
will be strongly encouraged. This will reduce cooling costs and energy use. Installation
of additional insulation during construction will reduce heating costs and energy demand.
Solar panel heating for water is cost effective and represents a significant energy savings.
The site's solar exposure provides a unique opportunity to passively light indoor spaces
through the liberal use of window glazing along the southern facades of buildings. In order
to reduce energy use for heating and air conditioning of structures, residential buildings
will include operable windows oriented to take advantage of the prevailing westerly winds
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QUARRY CREEK MASTER PLAN -CHAPTER 6 Design Provisions and
Guidelines
to naturally ventilate indoor spaces. Site planning shall also include careful selection of
vertical landscape elements such as trees, large shrubs and climbing vines to shade southern
and western building facades to reduce air conditioning in summer and increase solar heat
preservation in winter months.
• Construction Material Management. In an effort to reduce the demand for raw materials
required for building construction, the use of recycled-content, salvaged, refurbished,
reusable, durable and rapidly-renewable materials will be encouraged for building and
landscape construction, Materials with low occurrence of toxic or volatile organic
compounds will be preferred for building and landscape construction in order to maintain
healthy living arid community spaces. The use and disposal of construction materials
waste accounts for a large portion of the built environment's ecological footprint. The
waste stream leaving the site will be managed through the development of recycling,
composting and material re-use programs.
• Solar Electricity Generation and Heating. The project will be designed with solar heating
for the common pools and spa use. The use of solar hot water panels to reduce the energy
demand associated with residential hot water production is also strongly encouraged.
Photovoltaic panels should be installed to provide electricity for common-area facilities
such as club houses and lighting. It is expected that excess electricity produced by the
panels will be sold back to the SDG&E to reduce HOA common-area operating costs.
Reflective roof materials will be preferred in order to reflect, rather than absorb, solar heat
energy, which will result in a reduction in the "heat island effect" from the project.
• Recycled Water for Common Landscaping. The project will utilize recycled water for
inigation of the majority of the common areas.
• Landscaping Efficiency. This Master Plan is consistent with the City of Carlsbad
Landscape Design Manual. As indicated in the Landscape Design section of this master
plan, common area landscaping will be designed using drought tolerant plantings.
Evapotranspiration controllers will be utilized in large landscape areas.
• Water Conservation. Hot water pipe insulation, separation of hot and cold water pipes
(the estimated water savings is 2,400 gallons per residential unit per year), water pressure
reducing valves (installation of a pressure-reducing valve at the water service connection
can maintain the pressure below 60 psi, reducing the potential for leakage and prevent
excessive flow is estimated to save an estimated 1,800 gallons per residential unit per
year), water efficient dishwashers in kitchens (dishwashers with water saving features
such as water level sensors is estimated to save 650 gallons per unit per year) and dual
flush toilets (dual flush toilets provide the option to flush with a partial (0.8 gallon) flow
of water or with a full (1.6 gallon) flow depending upon need, are encouraged. The
estimated water savings from a dual flush toilet is 4,000 gallons per residential unit
annually, will all be used by builders to the degree feasible.
• Common Area Recycling Efforts. An overall recycling waste program will be developed
in accordance with City guidelines, and additional educational programs will be instituted
by the HOA to promote the benefits of recycling and re-usable energy within the Quarry
Creek project. Recycling waste enclosures adjacent to all solid waste dumpsters will be
provided. Recycle bins for newspaper, mixed paper and bottles and cans shall be provided
throughout the project.
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QUARRY CREEK MASTER PLAN -CHAPTER 6 Design Provisions and
Guidelines
• Public Area Lighting. Lighting for public areas such as streets, recreation areas and
other public spaces will utilize energy efficient fixtures, consistent with City standards
and requirements. No night lighting is allowed at the PA P-5 trailhead facilities.
6.2 Grading Gnidelines
All grading which will result from development proposed by this Quany Creek Master Plan
shall confonn to the following City of Carlsbad ordinances, policies, and/or guidelines:
• Excavation and Grading Ordinance (Chapter 15.06, Carlsbad Municipal Code);
• Hillside Development Regulations (Chapter 21.95, Carlsbad MW1icipal Code);
• City of Carlsbad Hillside Development and Design Guidelines;
• City of Carlsbad Landscape Manual;
• City of Carlsbad Master Drainage Plan.
Grading, blasting and rock crushing are anticipated as part of the construction operation. Best
Management Practices will be employed during construction to control sediment and protect
slopes from erosion to prevent these materials from polluting waterways. All disturbed areas
and slopes will be revegetated pursuant to the Carlsbad Landscape Manual. Unnecessary soil
compaction will be avoided to promote infiltration of storm water and to provide a healthy
mediwn for tree and shrub plantings.
Additionally, Special Design Criteria is included to ensure that the grading design reinforces
the community character envisioned for the Quarry Creek Master Plan.
Special Design Criteria
I. The overall grading scheme shall follow the general natural terrain of the property,
stepping down from Haymar Drive in the north to the Buena Vista Creek buffer. Final
grading within the planning areas may include creating separate smaller pads for
buildings and lots, and will provide vertical separation in the form of internal
manufactured slopes. This will assist in opening up view opportunities for a greater
amount of the residents and will also create variety to the landform and development
as viewed from outlying areas.
2. When noise barriers over 6 feet high are required pursuant to a mitigation measure
identified in the CEQA document, a combination of 6-foot high sound wall and berm
shall be used to mitigate noise impacts.
3. The existing retaining wall located along the property line adjacent to the Quarry Creek
Shopping Center shall be obscured where feasible, through embankment of soil and
landscaping, as shown on Figure 44 of this Master Plan.
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QUARRY CREEK MASTER PLAN -CHAPTER 6
6.3 Pedestrian, Bike and Trail Guidelines
Design Provisions and
Guidelines
The Quarry Creek project will be designed with a functional pedestrian/bike circulation
[backbone] system that will facilitate the movement of pedestrians and bicyclists through the
site while minimizing the need for motorized fonns of transportation. Figure 26, Pedestrian,
Bike and Trail Circulation Plan, illustrates the pedestrian/bike orientation of the Master Plan.
As depicted on this figure, the residential planning areas will be conveniently accessed by these
pedestrian trails, including access to the adjacent commercial retail mall to the east, the
Community Facilities site and open space components of the project for hiking and recreation.
6.3.1 Pedestrian Walkways
The pedestrian/bike trail system will be composed of various types of pathways. Fanning the
backbone of the pedestrian/bike circulation system will be landscaped paseos featuring
enhanced pedestrian walkways that are intended to minimize the conflict between pedestrian
and vehicular traffic. These landscaped paseos will offer connectivity within each planning
area, while a variety of unpaved trails will connect each planning area and surrounding
communities. The trail system is designed to permit future connections with adjacent off-site
unpaved recreational trails as well as public trails and sidewalks in accordance with the
Citywide Trails Program.
Street sidewalks in public rights-of-way will be a minimum of 5-feet in width. Bike lanes will
be provided on all internal public roads, and will be designed a minimum of 6-feet in width.
Sidewalks will be lined with shade-providing trees and will include street furniture, lighting,
and crosswalks easily identifiable. Mid-block pedestrian crossings across streets will be
provided in key locations.
Street sidewalk circulation in Quarry Creek will be integrated with the open space trails. This
system will inter-connect pedestrian linkages between all Planning Areas and the accessible
areas of the open spaces. The project's trails and linkages reinforce the Master Plan's
pedestrian focus and high activity/community interaction. The Master Plan's Trail and
Pedestrian Circulation System will result in a multi-use recreational and circulation system that
provides a variety of routes for nature-walkers, pedestrians, skaters, cyclists, wheelchairs, etc.
6.3.2 Trails
The trails are proposed along one side of Marron Road and will be constructed of stabilized
permeable surface material, and located within a IO-foot wide area. Similarly, Recreation Trails
will be constructed with stabilized D.G. (or other acceptable material), but will be located along
the Master Plan's single-loaded roadways, and in several locations traversing the open space
preserve areas. The use of Recreational Trails within or across the HMP open space has been
minimized to reduce the potential for impacts to important habitat communities. A trail
between Street 'A' and the adjacent off site Simsbury neighborhood is provided to accommodate
pedestrian connection between the communities, however this trail connection shall not include
any trailhead facilities.
Public recreation trails and kiosks will be provided within the 50-foot Planning Buffer located
in the residential planning areas (PA R-1, PA R-2 and PA R-3) adjacent to PA OS-3. The
public trailhead at Planning Area P-5 could serve as a trailhead for a future trail connection
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QUARRY CREEK MASTER PLAN -CHAPTER 6 Design Provisions and
Guidelines
through the Buena Vista Ecological Preserve to the north of the planning area. Trails will be
constructed at the time of first occupancy of the adjacent development planning area.
Additional trails provide neighborhood connections. These trails will provide infonnal links
between neighborhoods as well as provide neighborhood links to surrounding features such as
community recreation areas, bus stops, other open space nature trails, and overlooks.
Neighborhood connecting trails internal to the planning areas will be reviewed with the
Tentative Maps or Site Development Plans for the various Planning Areas.
Trail Stops and Trail Markers also are proposed in key locations, as shown on Figure 26. Trail
Stops will include information including a map of the trails within the development and may
be located within enhanced features such as a small interpretive center structure that is designed
to complement the Master Plan design theme. Trail markers (designed per City standards)
consist of small posts at key locations to mark trail access points with directional arrows and
include placards depicting allowed trail uses. In addition, trail regulations and dog waste
stations shall be provided at trailheads.
Trails and trail signage within the Master Plan shall be subject to the following General
Standards:
l. All public trails identified as part of the Citywide trail system shall be built in accordance
with the City Wide Trail Design Guidelines and Standards and shall include a signage
program indicating allowed trail uses and an interpretive signage component educating the
public on the significant vegetation, and historical or cultural aspects associated with the
area at the Trail Node.
2. Trail Markers and signage shall be provided in accordance with the City Wide Trail Design
Guidelines and Standards. Trail signage shall be indicated on the Improvement and
Landscape Plans at the time of development applications.
3. The surfaces of trails associated with roadways shall be constructed of permeable surface
materials and shall include a header along each side of the trail, in accordance with the City
Wide Trail Design Guidelines and Standards.
Offsite Trailhead. As a result of the elimination of the Marron Road connecting roadway
between Quarry Creek and El Camino Real to the west, a single trailhead shall be provided
offsite at the existing opposite [western] terminus of Marron Road (located offsite
approximately 1/8 of a mile east of El Camino Real). This offsite !railhead shall include a
vehicular tum-around and trail parking lot which will be provided within the existing right-of-
way, generally as shown on Figure 27. The Quarry Creek developer will grade the PA P-S
trailhead but delay implementation of both planned trailheads at PA P-S and the Offsite
Trailhead until the earlier of such time as; (1) a City or other agency trail system is in place
served by those trailheads, or (2) the issuance of the SOOth residential building pennit for the
project. The Quarry Creek developer will post a bond or other security acceptable to the City
prior to the recordation of the first final map for the project to secure completion of the PAP-
S trailhead. The Quarry Creek developer will design the PA P-S trailhead consistent with
Figure 23 of this Master Plan. No night lighting or night use of the trailhead facilities will be
pennitted.
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6.4 Architectural Design Guidelines
Design Provisions and
Guidelines
The architectural design guidelines established in this Master Plan are intended to implement
the standards of this Quarry Creek Master Plan, and to establish high quality standards for the
quality of development ensuring an aesthetically pleasing environment for the residents of the
Quarry Creek community.
6.4.1 Architectural Theme
The key to the architectural theme for Quarry Creek is tied directly to the history and key
natural elements of the site, i.e.; the Buena Vista Creek environment, the El Saito falls, and the
rich cultural heritage of the area. It is envisioned that the architecture for the project will be
created through consideration of the project's historical relevance, and the constraints,
opportunities and characteristics of each neighborhood. A range of multifamily architecttrral
styles, allowing diverse but compatible architectural fonns and products, is provided in these
guidelines. Architectural diversity within each neighborhood will be created by varying
building materials, colors and textures in conjunction with architectural features (for example,
roofs, windows, doors, fascias and trim), rather than by designing buildings that vary greatly
in architectural styles. In addition to the guidelines below, all architectural styles shall be in
general compliance with the City of Carlsbad's Council Policy Statement 44 regarding
neighborhood Architectural Design Guidelines. Due to the small size of the single-family lots
in Planning Area R-4, the design of the units are limited to complying with City Council Policy
No. 44 Architectural Design Guidelines 1-6, 13, and 14.
6.4.2 Building Massing and Scale
Residential architectural elements shall provide distinction in elevations, roofline variances and
other relief. Thus, it is the intent of this Design Guidelines to ensure that individual elements
within a building's volume relate to one another in a balanced and aesthetically pleasing way,
They are also critical when trying to understand building-to-building spatial relationships and
how best to design the space between those buildings to the comfort of the homeowners and
their guests.
Massing refers to the scale of a building overall, as well as its constituent parts and their affect
on a building's apparent volume. Special care should be taken to break down a building's mass
wherever possible through variation in height. Varied floor plans can be designed in such a
way so that less long runs of side wall can be paired with plans that have longer runs.
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Roof design can also affect the perceived mass of a building in that a hip/shed roof falls away
from the viewer while gables continue the verticality of a wall plane, sometimes much higher.
Using side-to-side main spans to lower the vertical height of walls at side yards is encouraged.
It is recommended that front-to-back gable main spans should be paired with side-to-side main
spans creating a reduction in apparent mass between the buildings. Porches, verandas, and
loggias are also elements that can assist in minimizing a building's mass appearance and create
greater dimension and visual interest.
Scale is important in that elements of a building's composition need to be in balance, as do
buildings sited next to one another. One element of a building should not be so dominant as to
overtake the other elements in a building's makeup. Buildings facing streets and major open
spaces will be seen from numerous angles. Therefore, they should be well-detailed and
distinctively articulated. Special priority including architectural enhancements and articulation
such as balconies, shutters, banding and window trim are recommended on rear and side
building facades that can be seen above community walls adjacent to major public streets.
6.4.3 Plotting
It is important for the projects in Quarry Creek to appear varied in their architectural character
to create a sense of individual personality. Setbacks should be varied to the degree possible
while still allowing for the necessary densities and valued rear yards. Varied setbacks allow
for a less rigid setting.
The handling of trash and recycling bins in multifamily products can have an impact on the
greater community. Such bins should be stored in a location that is not visible to the outside,
and is convenient for the residents of the project. This will have a positive impact along the
street and to the benefit of those who live in the multifamily projects.
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QUARRY CREEK MASTER PLAN -CHAPTER 6
6.4.4 Architectural Styles
Design Provisions and
Guidelines
Five primary architectural styles have been chosen for the Quarry Creek Master Plan. These
styles were selected to provide varied yet harmonious architectural themes. Each project
should be internally consistent and provide sufficient architectural variation to create
thematically related, yet interesting, neighborhood architectural concepts.
Conceptual illustrations of the acceptable architectural styles consistent with the overall theme
of the project are demonstrated on Figures 28 through 32. It is important to note that these
illustrations are conceptual only, and are intended to provide a starting point and direction for
project architecture, which should ideally be the result of a creative interpretation of the
architectural vernacular of these styles.
As a result of the fact that the popularity of architectural styles is constantly changing, it is the
intent ofthis Master Plan to allow architectural style flexibility which extends beyond the five
primary architectural styles; as long as the building massing, form, scale, materials and colors
remain consistent and compatible with the overall theme of the architectural styles and features.
The five primary architectural styles are described as follows:
1. Cottage
The Cottage architectural design is most notable for its relaxed forms, lower scale and a range
of massing styles, from simple to complex. Roofs are usually low in pitch as gables, but can
have higher pitches when a hip roof variant is chosen. Donner elements can be introduced into
the roofs with higher pitches to help reduce scale and the impact of a larger roof area.
Appropriate siding choices include stucco, lap siding, shingle siding, board and batter, and
masonry elements including brick and stone to assist in breaking down the scale where needed.
Roof materials can include concrete tile (slate or shake), composition shingles (higher profile),
and small areas of metal may be acceptable. Windows should be vertical rectangles and display
more playful muntin patterns. Cottage style architecture does well with strong accent colors
on entry doors. Body colors of the multifamily structures can vary, trim should be off-white,
accent colors middle or dark tones, roofs middle or dark tones. Masonry (brick or stone) accent
is encouraged.
2. Craftsman
The Craftsman architectural design presents its massing with low-pitched gable roofs with large
barge boards and long roof overhangs. The larger overhangs frequently require the use of
outriggers, occasionally with large corbels supporting them Simple cruciform building shapes
are common because of the "post & beam" structural systems used to construct the buildings
originally.
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Craftsman roofs are typically low in pitch as gables with little precedent for hip roof forms.
Common building siding materials are stucco, lap siding, shingle siding, board & batten, and
masonry elements including brick and stone to assist in breaking down the scale where needed.
Roof materials include concrete tile (shake) and/or composition shingles (higher profile).
Windows should be vertical rectangles with varied muntin patterns in the upper sash. Entry
doors have smaller panels high with the larger panels on the bottom. Craftsman style also does
well with strong accent colors or muted wood tones on entry doors. Body colors of the
multifamily structures are typically darker tones, trim should be middle or dark tones, accent
colors middle or dark tones, roofs middle or dark tones. Masonry (brick or stone) accent is
encouraged.
3. European Country
The European Country architectural design can be characterized with a simple form or more
complex form, with steeper roof pitches, usually on smaller multifamily buildings. Roofs
usually have steeper pitch, as gables, hips or a combination of both. Broken pitch sheds and
dormers are also common roof features.
Appropriate siding materials include stucco, lap siding, shingle siding, board and batten, and
masonry elements including brick and stone to assist in breaking down the scale of the building,
where needed. Roof materials include concrete tile (slate or shake), composition shingles
(higher profile), and small areas of metal may be acceptable. Windows should be vertical
rectangles with regular muntin. Bay and bow window elements are also common. Entry doors
can be of many different arrangements depending upon whether the variant chosen is fonnal
or informal and glass in the upper panel of the door is not uncommon. Wood railings on the
exterior are common. Body colors of the multifamily European Country structures are typically
light and middle tones, trim should be off whites or middle tones, accent colors middle or dark
tones, roofs middle or dark tones. Masonry (brick or stone) accent is encouraged.
4. Monterey
The Monterey architectural design tends to be vertical and shallow, and may include
cantilevered balconies. Roof pitches are usually low and consistent. The homes can have an
Early California flair, or a more Traditional Beach Cottage flavor. Roofs usually have lower
pitches as gables with nearly no precedent for hips. Barges tend to be flush or very short, while
eave overhangs can be medium to long in length with exposed rafter beam tails.
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Monterey style siding choices include stucco, lap siding, shingle siding, board and batten, and
masonry elements including brick and stone to assist in breaking down the scale of the building,
where needed. Roofing choices include concrete tile (flat shake or barrel "S"), or composition
shingles (higher profile). Windows should be vertical rectangles with regular muntin. Smaller
"gun slot" windows can be appropriate and some windows might have diamond pattern
muntins. Monterey style front doors tend to be more muted and can be wood toned with a
stained appearance. Body colors of the multifamily Monterey structures are typically light and
middle tones, trim should be off whites or middle tones with some dark tones on Mediterranean
variants), accent colors middle or dark tones, roof tones middle tones or terracotta tones for
Mediterranean variants. Light toned brick accent is encouraged.
5. Spanish Colonial
The Spanish Colonial architectural style can have simple to complex massing, with roofs that
are designed with low pitched gables, hips or combination of both. Arched or elliptical
openings are very common. Roof overhangs usually include flush or nearly flush barges and
medium length eaves. Exposed rafter beam tails or detailed coved eave assemblies are very
common.
Spanish Colonial style siding choices include stucco, lap siding (rarely, and only in gables),
board and batten (rarely, and only in gables), and masonry elements including adobe brick,
sometimes painted on full wall planes and masses. Appropriate roofing materials are concrete
tile (barrel Sand/or Villa ("Cap & Pan"). Windows should be vertical rectangles with regular
muntin. Smaller "gun slot" windows can be appropriate and some windows might have
diamond pattern muntins. Spanish colonial style front doors tend to be more muted and can be
wood toned with a stained appearance. Body colors of the multifamily Spanish Colonial
structures are typically light and middle tones, trim should be off whites or middle tones with
some dark tones on Mediterranean variants), accent colors middle or dark tones, roof tones
middle tones or terra cotta tones for Mediterranean variants. Light toned brick veneer accent
is encouraged.
The style palettes indicated above are intended to be utilized to comport with the intention of
the architectural designer for the residential housing that will make up the Quany Creek
community. A variety of styles have been offered to accommodate building forms. As a "style
driven" design guidelines, this Master Plan places heavy emphasis on authentic interpretations
of historical styles, which may include very simple forms. These architectural styles are
intended to comply with City standards, as may be modified by this Master Plan document.
6.5 Landscape Gnidelines
Stringent standards for landscape and site maintenance are included in this master plan in an
effort to promote the health and vitality of common spaces, natural features and cultural
heritage of the site. These landscape design guidelines incorporate guidelines and criteria for
landscape material and design. These Landscape Guidelines provide the blueprint for the
implementation of the project's landscape design concept, which in tum, creates the primary
thematic linkage for the Quany Creek Master Plan.
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Preliminary or Conceptual landscape plans shall be submitted for each planning area concurrent
with applications for discretionary development approvals for that planning area. All landscape
plans shall be prepared in accordance with the City's Landscape Manual unless specified otherwise
in this chapter or as required by the design criteria specified in this Master Plan as reviewed and
approved through the City's Landscape Plan review and approval process. All new construction
shall be landscaped in accordance with the City approved Landscape Plan for that planning area
and shall be subject to City inspection of adequate maintenance levels. Landscaping within the
project shall incorporate water conservation measures to the degree possible and shall meet the
requirements of the City of Carlsbad Water Efficient Landscape Ordinance (WELO).
6.5.1 Landscaping Theme
The Buena Vista Creek and natural riparian vegetation corridor, and the cultural heritage of the
site are the inspirations for the landscape theme of this master plan. A community-wide
Landscaping Plant Palette is provided and shall be used for plant selections within the
residential neighborhoods, within the public use areas and along all streetscapes within the
project. These guidelines require the use of western natives and riparian species where
appropriate and feasible, with a more naturalized and random planting concept, and less
formalized landscape. These concepts are to be used in the streetscapes, the community areas,
and in the project monumentation.
The intent of the landscape design theme of Quarry Creek is also to incorporate an urban village
character into the various landscaping components throughout the community. lnrough
careful integration of hardscape and landscape elements, residents will enjoy the ambience
surroundings afforded by the high density, community-oriented urban environment,
surrounded by natural open spaces that help define the community.
A primary focus of the landscape them is the El Saito Falls and the central canyon of Buena
Vista Creek and its natural open space environs. Since much of the Quarry Creek project
involves public use and open space areas, in areas adjacent to open spaces, landscaping should
not use invasive plants, or plants that require intensive irrigation, fertilizers, or pesticides
adjacent to existing or planned preserve areas and water runoff from landscaped areas should
be directed away from the biological conservation easement area and treated within the
development footprint.
Native, non-invasive and drought-resistant plants that require little or no irrigation once
established, are encouraged to be used throughout the project. Best Management Practices will
be employed during construction to control sediment and protect slopes from erosion to prevent
these materials from polluting waterways. All disturbed areas and slopes will be revegetated
upon the completion of building construction. Unnecessary soil compaction will be avoided to
promote infiltration of storm water and to provide a healthy medium for tree and shrub
plantings.
These landscape guidelines are intended to be flexible enough to allow each village and each
neighborhood within a village to express its individual personality while maintaining
compatibility with the overall landscape concept expressed in the Master Plan. These
guidelines shall provide the blueprint for the implementation of the project's landscape design
concept, which in tum, creates the primary thematic linkage between high-density villages
north of the creek, and the medium-high density villages south of the creek.
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Preliminary landscape plans shall be submitted for each planning area concurrent with
applications for discretionary development approvals for that planning area. All landscape
plans shall be prepared in accordance with the City's Landscape Manual unless specified
otherwise in this chapter or as required by the design criteria specified in this Master Plan as
reviewed and approved through the City's Landscape Plan review and approval process. All
new construction shall be landscaped in accordance with the City approved Landscape Plan for
that planning area and shall be subject to City inspection of adequate maintenance levels.
Trees, along with walls and fences are the dominant thematic elements used to create a logical
sense of order, continuity and contrast throughout the community. Trees will be pre-selected
to provide the necessary guidance to the various parties responsible for implementing and
administering the landscape program.
6.5.2 Landscape Zones
1. The City of Carlsbad Landscape Manual assigns a landscape intensity classification based
on the intensity of maintenance and water requirements. A brief description of each zone
is given below. Landscape zones for each planning area and transition area will be
identified and defined in the conceptual landscape plans accompanying each tentative map
or other discretionary application. All zones shall be designed to meet requirements of the
City of Carlsbad Water Efficient Ordinance.
Zone One: Lush Landscape. Lush Landscaping is used primarily around entry monuments
and in other locations where lush, green, flowering landscaping is required. These are high
maintenance areas and will require significant amounts of irrigation. Consideration will
be given to water conservation measures where appropriate.
Zone Two: Refined Landscape. Refined landscapes are those which require less intensive
maintenance practices (such as mowing, pruning, etc.) and less water. Their appearance is
un-manicured but well kept. These areas are primarily found along street landscape areas.
Zone Three: Naturalizing Landscape. Naturalizing landscape shall be planted for low use
areas that do not have a refined appearance but are not native - a transition between the
two. It should be able to naturalize and become self sustaining once established, but may
require irrigation in summer months.
Zone Four: Native Landscape. Areas of existing vegetation planned for low-level active
use where existing vegetation is retained with very little modification. It will require a
minimal level of maintenance (usually periodic control of debris and minor clearing for
seasonal fire protection) and no supplemental irrigation.
Zone Five: Native Revegetation. Native revegetation areas of coastal sage scrub and
similar natural habitats will take place on areas that are graded within the hardlined open
space areas. Such native revegetation will be made up of the character of adjacent habitat
to the degree possible.
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6.5.3 Landscape Design Elements
Design Provisions and
Guidelines
The following is a list of landscape elements customized for this Master Plan. These elements
shall be detailed at the submittal of tentative map, site development plan or other discretionary
pennit for each planning area. The Landscape Design is based on the landscape theme
referenced above.
I. Streets (dominant and accent trees): Landscaping of streets will provide continuity
throughout the community and create the appropriate link with adjacent areas. Street trees
within the Quarry Creek Master Plan area will reflect the "community design theme" of an
informal landscape design and clusters of trees and be selected from the appropriate tree
list.
Street tree placement and design may include a single street tree used along all the streets
in a neighborhood, or may include a dominant street tree along with accent street trees used
at strategic points along the street, such as clustered at intersections or at curves to break
up long uninterrupted lines.
2. Residential Planning Area (theme trees): Each planning area may have its own
distinctive theme trees reflective of its plant community and location.
3. Neighborhood Entries (accent trees): All residential planning area (neighborhood)
entries will be anchored by specimen accent trees arranged in informal groves or clusters.
Accent trees will be used to contrast with designated street trees. The neighborhood entry
trees will be selected by the developer from the approved list included in this section of the
master plan.
4. Slopes: Permanent landscaping for slopes will be designed to soften the appearance of
the slope and to visually soften the transition between slope and pad areas. Erosion control
shall also be provided as applicable and required by the City's Landscape Manual.
Plantings shall be chosen from the appropriate landscape zone while complementing the
applicable plant community and maintaining view opportunities to the degree feasible.
5. Landscape Adjacent to Open Space: Only non-invasive species shall be used as
landscaping adjacent to natural Open Space elements. A Fire Fuel Modification Zone
consisting of drought-tolerant, fire resistant plants will be implemented adjacent to the open
space edges in locations as required per this master plan. Clusters of trees and boulders,
and rural natural landscaping techniques shall be used for transition areas, while
maintaining a refined appearance.
6. Open Space Revegetation: Areas within the HMP hardline that have been authorized
to be disturbed by grading or installation of utilities will be revegetated with coastal sage
scrub plants and seeds.
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6.5.3.1 Water Conservation
Design Provisions and
Guidelines
Water conservation will be accomplished through the use of reclaimed water and through
the use of water conserving plant materials. Other conservation measures include using
water•conserving mulch and soil amendments in the landscaped areas. An automatic
irrigation system with automatic controllers, head to head coverage, and check valves will
be used in the landscaped areas.
6.5.3.2 Fire Fuel Modification
In accordance with City of Carlsbad Landscape Manual and fire department requirements,
a fire fuel modification zone will be implemented adjacent to the open space edges depicted
on Figure 33, Fuel Modification Plan. The City Landscape Manual requires that the Fire
Fuel Modification Zone consist of a minimum 60-foot structural setback (three 20-foot
zones) for manufactured and native slopes from adjacent open space. No trees will be
allowed within Zones 1 and 2, closest to the structures. In most Planning Areas, single
loaded streets will serve as a Fuel Modification Zone by providing a buffer between
residential areas and Open Space. The single-loaded street design will result in a
substantial increase in the setback from open space areas. The Fuel Modification Zone will
be implemented in several configurations as specified in the City Landscape Manual, based
on whether the residential development area abuts manufactured slopes with native
vegetation or natural slopes with native vegetation, and if the slopes are uphill or downhill
from the residential development. Fuel Modification Zones are shown on Figure 34; Fuel
Modification Zones. All Fuel Modification Zones will be located within separate lots and
will be managed by the Master HOA or the approved conservation management entity.
6.5.4 Community Streetscape Landscaping
The streetscape scene and parkway design is composed of the relationship between buildings,
structures, street scale, adjacent views/vistas, signs, landscaping and street furnishings. Design
of street and parkway landscaping shall be determined at the tentative map stage or at the time
of application for other discretionary applications for each planning area. Street sidewalks will
be lined with shade trees within the parkway and will include street furniture, lighting, and
clear crosswalks for pedestrians.
Street trees shall consist of mainly evergreen shade trees, planted within the parkway areas,
and as close to street corners, driveways and crosswalks as allowed by City Standards. Street
trees shall achieve a minimum overall rate of one tree for every 30 feet of street frontage. Street
trees may be located within private lots to achieve this average spacing in locations where
driveways prevent the ability to comply with the requirement within the right-of-way.
Underplanting below street trees will include parkways with grass and low-growing ground
cover and shrubs. Planting and irrigation practices for street trees and underplanting shall avoid
overwatering and shall emphasize water conservation. Street lighting shall be provided per
City standards. The overall intent is to create a walkable community that is very pedestrian
and bicycle friendly.
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A hierarchy of landscape development zones for interior and neighborhood streetscapes is
planned for Quarry Creek. Provided below is a description of the landscape treatments and
conceptual streetscape illustrations proposed for Marron Road, onsite local streets, and onsite
cul-de-sac streets. Following the descriptions of the landscape treatments for each streetscape,
a recommended planting palette is provided. The planting palettes have been selected to ensure
that the overall integrity of the landscape concept is effectively implemented throughout the
stages of project development. Conceptual streetscape design is shown on Figures 35 through
37.
6.5.4.1 Marron Road and Haymar Drive (within project)
Special attention will be paid to the Marron Road and Haymar Drive major entries to the
Quarry Creek project from the east, in that entry monumentation and streetscape treatment
shall be provided to promote the entry as the major gateway into the community and to
establish a sense of anival for residents and guests alike.
Marron Road within the Quarry Creek project is referenced as Street 'A'. Street 'A' will
generally be constructed as a collector roadway with 40 feet of paving (two 14-foot travel
lanes and 6-foot bike lanes) within a 60-foot wide right-of-way. Five-foot wide non-
contiguous sidewalks will be designed within the 10-foot parkway with an additional 5 or
more-foot landscape buffer beyond ROW provided where adjacent to residential planning
areas. Along this roadway in a number of locations a 6-foot wide decomposed granite
(D.G.) trail will be provided on the open space-adjacent side of the roadway. Some
variations of this specific design will be allowed in areas adjacent to environmentally
sensitive habitats, or entryways to the project. The landscape treatment for Marron Road
shall be designed in a manner which maintains the overall project thematic integrity. Please
see the street section on Figure 35.
The Haymar Drive entry to the project is at its intersection at the north end of Street 'B'.
Roadway design of this public collector section will be the same as Street 'A' referenced
above, including the referenced variations of design cross-section resulting from specific
adjacent conditions.
The Streetscape landscape for Marron Road is as follows:
Public Collector Roadway Theme: Urban parkway
Planting Scheme: Informal rows and canopy groupings
Street Trees:
I Fraxinus o. 'Raywood'
Sunnort Trees·
Cinnamomum camphora
Tristania conferta
Pistacia chinensis
Accent Trees:
I Cercis occicfentalis
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I Ash
Camphor Tree
Brisbane Box
Chinese Pestache
I Western Redbud
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Parkway Planting:
Aloe snn_ Aloe
Carex pansa California Meadow Sedge
Festuca g-Jauca Blue Fescue
Lantana S"" Lantana
Limonium oerezii Sea Lavender
Nassella tenuissima Mexican Feather Grass
Phonnium tenax New Zealand Flax
Rosmarinus snn. Rosemary
6.5.4.2 Public Local Street (Street 'A', 'D' and 'E' section)
Design Provisions and
Guidelines
Certain sections of Streets 'A', 'D' and 'E' within the project will be designed as local
streets, in conformance with the Livable Streets Policy adopted by the City. Street 'E'
will be a cul-de-sac. This roadway will be constructed with 34 feet of paving (two I I-foot
travel lanes within a 60-foot wide right of way, with 6-foot bike lane, with no parallel
parking allowed except on the north side of Street 'E' west of the Planning Area R-4 easterly
private drive (Street 'D'). A 5-foot wide non-contiguous sidewalk will be designed within
a 13-foot parkway. In a number of locations, a 6-foot wide decomposed granite (D.G.)
trail will be provided on the open space-adjacent side of the roadway. Some variations of
this specific design will be allowed in areas as determined by the City of Carlsbad. An
additional 5-to 7-foot landscape buffer will be provided (except at driveways) within the
residential planning areas on each side of the local street. Please see the street section on
Figure 36.
Theme: Informal plantings
Planting Scheme: Informal rows and groupings of trees and shrubs
Street Trees·
Ouercus ilex
Quercus agrifolia
Tabebuia ipe
Su art Trees:
Arbutus 'Marina'
Pistacia chinensis
Accent Trees: I Lagerstroemia 'Tuscarora'
Parkway Planting:
Aloe S""'·
Carex pansa
Festuca 2:lauca
Lantana snn
Limonium oerezii
Rosmarinus snn.
Phonnium snn.
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Hollv Oak
Coast Live Oak (only in locations where 6-ft.
minimum parkway)
Pink Trumoet Tree
Strawbe Tree
Chinese Pistachc
I Crape Myrtle
Aloe
California Meadow Sedge
Blue Fescue
Lantana
Sea Lavender
Rosemary
New Zealand Flax
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6.5.4.3 Passive and Active Open Space Areas
Design Provisions and
Guidelines
The plant palette for the passive and active open space areas, such as Public Use Areas
on Quarry Creek is as follows:
Alnus rhombifolia
Arbutus 'Marina'
Cassia !Pntophyllum
Cercis occidentalis
Chliopsis linearis
Cinnamomum camphora
Geii era parviflora
Tiouana tiou
Tristania conferta
Shrubs:
Agapanthus spp
Agave attenuata
Alyog:vne huegelil
Anie:ozanthos snn.
Artemisia 'Powis Castle'
Bougainvillea snn.
Caesalpinia gillesii
Callistemon spp.
Cistus snn.
Coreopsis maritime
Feiioa sellowiana
Hemerocallis spp
Hesoeraloe oawiflora
Lantana snn
Laveatera assurgentiflora
Lim1strum 'Texanum'
Phlomis fruitcosa
Phonnium tenax
Pittosoorum snn.
Rhaphiolepis snn.
Rosa califomica
Rosmarinus spn.
Salvia snn.
Salvia m-eoi,11
Senecio serpens
Tecoma stans
Westringia fruticosum
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White Alder
Strawbem, Tree
Gold Medallion Tree
Western Rosebud
Desert Willow
Camphor tree
Australian willow
Tinu Tree
Brisbane Box
Lily of the Nile
Blue Agave
Blue Hibiscus
KammrooPaw
No common name
Bougainvillea
Mexican Bird of Paradise
Bottlebrush
Rock Rose
NCN
Pineannle Guava
Day 144
Red Yucca
Lantana
Tree Mallow
Texas Privet
Jerusalem Sa12s
New Zealand Flax
Mock Orange
India hawthorn
California Wild Rose
Rosemary
Sage
Autumn Sage
Semens
Yellow Bells
Coast rosemary
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QUARRY CREEK MASTER PLAN -CHAPTER 6
Groundcovers·
Baccharis Twin Peaks Covote Bush
Lantana montevidensis Lantana
Marathon Fescue Turf
Muhienbergia riieens Deer Grass
6.5.5. Common Landscape Areas
Design Provisions and
Guidelines
The common area landscaping plant palettes are articulated in this section.
6.5.5.1 Slopes
The manufactured slopes plant palette shall be plant materials in the list identified
below:
Trees·
Fremontodendron snn.
Geijera parviflora
Pious halepensis
Rhus lancea
Shrubs·
Acacia redolens
Ceanothus spp.
Cistus son.
Encelia californica
Heteromeles arbutifolia
Mvrica califomica
Pnmus ilicifolia
Rhus
Rosmarinus spp.
Salvia clevelandii
Sambuca mexicana
Tagetes lemmonu
Tecoma stans
Groundcovers·
Baccharis 'Twin Peaks'
Rosemarinus
Forest'
QUARRY CREEK MASTER PLAN
OCTOBER 19,2016
'Lockwood
Flannel Bush
NCN
Alenno Pine
African Sumac
Prostrate Acacia
California Wild Lilac
Rock Rose
Coast Sun Flower
Toyon
Pacific Wax Mvrtle
Cherrv
Sumac
Rosemary
Cleveland Sage
Blue Elderbem,
Copper Canvon Daisv
Yellow Bells
Coyote Bush
Prostrate Rosemary
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QUARRY CREEK MASTER PLAN -CHAPTER 6
6.5.5.2 Entries at Marron Road and Haymar Drive
Design Provisions and
Guidelines
The entry monument area plant palette at Marron Road and at the Haymar Drive
intersection at the north end of Street 'B' shall be as follows:
Trees·
Alnus rhombifolia White Alder
Quercus aPTifolia Coast Live Oak
The vetia peruviana Yellow Oleander
Shrubs·
Agave attenuata Blue Ae:ave
Alyogyne huegelil Blue Hibiscus
Artemisia 'Powis Castle' NCN
Bougainvillea son. Bougainvillea
Callistemon snn. Bottlebrush
Feiioa sellowiana Pineaonle Guava
Lantana snn Lantana
Phonnium tenax New Zealand Flax
Rosmarinus snn. Rosemarv
Salvia snn. Sage
Westringia fruticosum Coast Rosemary
Groundcovers·
Annual color/oerennials Annual color/perennials
Aloe snn. Aloe
Limonium perezii Sea Lavender
Ornamental grasses Grass variety
Senecio semens NCN Bark mulch
6.5.5.3 Coastal Sage Scrub
The coastal sage scrub plant and seed palette shall be as follows:
Coastal Saee Scrub·
Arternesia californica
Encelia califomica
Erivonum fasciculatum
Heteromeles arbutifolia
Rhus snn_
Sambucus mexicana
Optunia son.
Baccharis pilularis
Eriophyllom con fertiflorum
Lotus scoparius
Luninus soo.
Mimulus aurantiacus
Nassella oulchra
QUARRY CREEK MASTER PLAN
OCTOBER 19, 2016
California Sagebrush
California Encilia
California Buckwheat
Toyon
Sumac
Blue Elderberry
Challa
Coyote Bush
Golden Yarrow
Deerweed
Luoine
Sticl(V Monkev Flower
Purple Needle Grass
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QUARRY CREEK MASTER PLAN -CHAPTER 6
I Sisyrinchium bellum ] Blue Eyed Grass
Bio-Retation Basins:
Alnus rhombifolia White Alder
Platanus racemosa California S camore
Groundcover/Low Shrubs
Festuca rubra Red Fescue
Carex oansa California Meadow Sed2:e
Cistus salvifolius White Rockrose
Salvia snn. Sage
6.5.5.4 Revegetation
The revegetation shall be as follows:
Native Landscaping:
Artemesia californica California Sagebrush
Encelia califomica California Encilia
Erigonum fasciculatum California Buckwheat
Heteromeles arbutifolia Tovon
Rhus snn. Sumac
Salvia snn. Sage
Sambucas mexicana Blue Elderberrv
Optunia spp. Challa
Baccharis pulularis Coyote Bush
Eriophyllom con fertiflorum Golden Yarrow
Lotus sconarius Deerweed
Luoinus snn. Luoine
Mimulus aurantiacus Stiehl Monkev Flower
Nassella oulchra Purole Needle Grass
Sisyrinchium helium Blue Eyed Grass
Design Provisions and
Guidelines
Non-Irrigated Hydrossed Mix for Revegetation (with temoorary irrigationt
Artemesia califomica
Baccharis oulularis
Deinandra fasciculata
Encelia californica
Eri2onum fasciculatum
Erioohvllom con fertiflorum
Eschscholzia califomica
Isocoma menziesll
Lasthenia eradis
Lotus scooarius
Luoinus succulentis
Mimulus aurantiacus
Nassella oulchra
Plantago erecta
QUARRY CREEK MASTER PLAN
OCTOBER 19.2016
California Sagebrush
Coyote Bush
Fascicled Tarplant
California Encilia
California Buckwheat
Golden Yarrow
California Panny
Goidenbush
Common Goldfields
Deerweed
Arrovo Lnnine
Monkevflower
Purole Needle Grass
Dot seed Plantain
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QUARRY CREEK MASTER PLAN -CHAPTER 6
Salvia mellifera Black Sa e
Sis ·nchium bellum Blue Eyed Grass
6.5.6 Entry Treatments and Signae;e
Design Provisions and
Guidelines
The intent of conceptual project monumentation is to create visual identification of the project,
establish a hierarchical order within the community and provide unifying design accents within
the community. The actual location and design of all project entries, walls, and fencing shall
be established through the conceptual landscape plans of the appropriate tentative maps, site
development plans or other discretionary applications. Allowable sign area shall be pursuant
to CMC Section 21.41.095. The location of signs and entry statements is shown on Figure 39;
Entries and Signs Plan.
Both the Marron Road entry and the Haymar Drive entry (at the north end of Street 'B') into
Quarry Creek will have highly visible monument identification signifying a major entry into
the project. Monument signage and special landscaping may be utilized at these entries to
identify the place of arrival. Within the neighborhoods, internal signage is intended to serve
as identification and theme elements of the project. Monument signage, together with the
consistent landscape theme treatment will be important unifying elements of the project. A
strong design theme shall be developed with the major entry monuments, and then carried
through the project as it is developed.
6.5.6.1 Community Entry Features
Quarry Creek community entry monuments and features serve to create visual
identification of and sense of arrival to the community. Figure 40; Conceptual
Community Entry Elevation shows the conceptual appearance of the two Community
Entry Features for the project. Allowable sign area shall be pursuant to CMC Section
21.41.095.
Community Entry Features occur at the Marron Road entry and the Haymar Drive
entry (at Street 'B') into Quarry Creek Community Entry Features consist of enhanced
landscaping and monument signage which create identifiable and visually pleasing
entry to the Master Plan community. Community Entry Features will enhance the
overall community design concept by incorporating a combination of stone materials,
and an informal planting of specimen and theme trees. In both locations, the
Community Entry Feature will include a decorative monument sign designed as an
integral part of the wall.
At each of the Quarry Creek Community Entry Features special attention will be paid
to streetscape treatments to promote the entries as a gateway into the community and
to establish a sense of arrival for residents. The preceding plant palette lists are
intended to be used as a guideline for plant selections for these community entries.
Some species may not be used, and additional species which complement the planting
theme may be selected.
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QUARRY CREEK MASTER PLAN -CHAPTER 6 Design Provisions and
Guidelines
Entry monument landscape vegetation species shall be as indicated in Section 6.5.4 of
this Master Plan.
6.5.6.2 Neighborhood Entry Statements
Neighborhood Entry statements may be provided in each residential planning area
where they can be utilized to identify a related grouping of buildings and homes.
Neighborhood Entries should convey the overall planning area theme and a coherent
community identity by selectively repeating, at a less intense scale, the planning area
entry elements. The walls of the neighborhood Entry statements will connect to
privacy, view or combination walls at the sides or back of residential lots, as
appropriate and necessary. The foreground will be planted with colorful shrubs and
ground cover. Neighborhood Entry statements, when proposed, shall be incorporated
into a Planning Area's required landscape plan. Each residential Planning Area may
have neighborhood Entries at the primary entrance point(s) into the development. The
actual location and design of all neighborhood entries, walls, and fencing shall be
established through the conceptual landscape plans of the appropriate tentative maps,
site development plans or other discretionary applications. Neighborhood entries shall
include the same design vernacular and style as the Community Entry monument
signage. Figure 41; Conceptual Neighborhood Entry Elevation demonstrates an
example of a neighborhood entry statement sign that would be located at an entry to a
typical Quarry Creek residential planning area.
Grading plans shall also show these walls to accommodate sight distance
considerations. Each residential Planning Area may have Neighborhood Entries at the
primary entrance point(s) into the development. These Neighborhood Entries for the
may be provided at the primary entrances into each of the residential planning areas
however the exact location and design will be determined at site plan review.
Landscaping of neighborhood entry statements shall be consistent with the plant
materials and theme of the neighborhood interior landscaped open spaces.
6.5.6.3 Signs
Appropriate signage is important in maintaining the community design theme, as well
as providing a system for identifying community development, recognition of the
cultural history of the site, and giving directional information to residents and visitors.
Unless noted within this Master Plan, all residential and nonresidential signs shall
comply with the requirements of the City ofCarlsbad's Sign Ordinance (Chapter 21 .4 I
of the Carlsbad Municipal Code).
The following basic principles shall be considered in the provision of signs within this
Master Plan:
• The design and architectural elements of the proposed signs shall be compatible
and consistent with theme elements of the Master Plan. Street signs/names may
be thematic and reflective of the history and cultural values of the site.
• Signs should relate to human scale, especially along pedestrian corridors and
should encourage pedestrian use.
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QUARRY CREEK MASTER PLAN -CHAPTER 6 Design Provisions and
Guidelines
• The design of signs should be compatible with and complement the architecture of
the adjacent buildings.
• Signs shall be designed to create a unifying theme within the Master Plan.
• Public Use Areas shall include interpretive signage that provides location and trail
information for the pedestrian and bicyclist. These features will also include
interpretative kiosks, signage, educational opportunities regarding the natural
resources and cultural and historical heritage of the property, and also entrance
restrictions per the conservation easement and Preserve Management Plan. This
interpretive and directional signage shall be located along trails and viewing areas,
and potentially in areas covered by the Falls Management Plan.
6.5.7 Landscape Maintenance
All landscape maintenance shall conform to the City of Carlsbad's Landscape Manual and
project CC&Rs. The use of organic fertilizers and pest controls will be encouraged. In general,
the overall appearance of the landscape shall be neat, healthy and free of weeds and debris. All
new construction shall be landscaped in accordance with a City approved Landscape Plan, and
subject to City inspection of adequate maintenance levels.
Maintenance of landscaping will be dependent upon whether the area in question is for the use
of the general public ("public") or the exclusive use of homeowners ("private"). The City shall
maintain the medians on the public streets, or alternatively they will be maintained by the HOA
through issuance of an encroachment agreement. The Master HOA or the HOA for each
planning area shall be responsible for the maintenance of all private open space within its
planning area, except private open space within individual private lots. A Master HOA will be
responsible for the maintenance of the parkways and landscaped fire buffers.
Maintenance and liability for all HMP open space preserve areas including trails not located
within the individual planning areas shall be the responsibility of an approved conservancy
manager with experience in managing habitat preserves. Alternatively, if the City of Carlsbad
forms a public open space maintenance district, then the open space will be managed by the
Citywide Open Space Maintenance District manager. As a last resort, in the event that no
conservancy will accept the property, and that no district is formed, then these responsibilities
shall be assumed by the Master Homeowners' Association or other acceptable entity.
6.6 Walls and Fences
Walls and fencing will be used throughout the project area to complement the overall design
theme, establish community identity, provide protection from roadway and other noise, protect
HMP open space as may be required by the wildlife agencies, and allow privacy and security
in residential areas. All fences and walls within the Quarry Creek Master Plan shall be designed
as integral elements of building architecture or complementary to the architecture and
landscape character. Several types of walls, excluding walls associated with entry
monumentation, that will occur within the Master Plan area (shown on Figure 42; Fence and
Wall Plan) are described below:
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QUARRY CREEK MASTER PLAN -CHAPTER 6
6.6.1 Community Theme Wall
Design Provisions and
Guidelines
This wall will be used within the project area for a variety of purposes, such as where
privacy or security is desired, as well as in locations where screening or noise barriers are
necessary. The Community Theme Wall shall be five to six feet high, and constructed of
split face/precision block or slump block with slurry coat with pilasters and a pre-cast cap,
all compatible with the residential architecture of the project. Pilasters shall be provided
at regular intervals, which may vary but which shall be not less than 100-feet feet on center,
depending on the location of the wall and changes in elevation or direction. Theme walls
shall also be located along the rear, side, or street side yards of planning areas which abut
recreation open space or public/private streets. A conceptual plan demonstrating the types
of walls on Quarry Creek is shown on Figure 43; Conceptual Theme Walls and Fence
Details.
6.6.2 Perimeter Walls
This fence type includes view fencing, sound/view walls and solid block walls and may be
used between lots or planning areas. The tubular steel view fence may be used at parks
and open space areas where some security and privacy is necessary, but also where an
unobstructed view is desirable. View fencing shall be constructed of tubular metal pickets
with pilasters, and stucco or concrete caps, consistent with the architectural style and with
the Neighborhood Entry. Where views and noise attenuation are desirable, a combination
sound/view wall shall be used. Finally, in areas where views are not desirable, a solid
block wall with pilasters may be provided. The solid block wall shall consist of a split face
or slump block with slurry coat wall with pre-cast cap. For each of the perimeter walls,
pilasters shall be provided at regular intervals, which may vary, depending on the location
of the wall but shall be provided as needed to ensure the structural integrity of the wall.
6.6.3 Production Fencing
Wood fences may be provided at the rear and sides of individual residential lots in order to
provide security and privacy for individual residential units. Wood fencing shall not
exceed a height of six feet. If pilasters are proposed, the pilasters shall be provided at
regular intervals, which may vary, depending on the location of the wall but shall be
provided as needed to ensure consistency with the perimeter and community theme walls.
Wood fencing shall not be used within fire suppression zones.
6.6.4 Trail and Open Space Fencing
Trail and open space fencing shall be installed when a public trail is provided adjacent to
preserved open space, in order to minimize human intrusion into open space areas while
providing a natural experience for trail users and facilitate wildlife movement. Trail and
open space fences shall be constructed of''post-and-rail" type fence, subject to approval of
the City and the Resource Agencies. The trail and open space fencing shall include signs
which identify the open space and entrance restrictions per the Conservation Easement and
regulations associated with the Quarry Creek Preserve Management Plan.
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OCTOBER 19, 2016 Page VI-40
QUARRY CREEK MASTER PLAN -CHAPTER 6
6.6.S Existing Crib Wall
Design Provisions and
Guidelines
The existing crib wall adjoining the Quarry Creek property along the east property line
shall be partially buried and/or otherwise obscured where feasible prior to development of
Planning Area R-3, in a manner generally consistent with Figure 44; Crib Wall Plan of
this Master Plan, as approved by the City Planner.
6. 7 Lighting
The design issue of"lighting" includes street lighting, as well as building and landscape accent
lighting, and sign illumination. The following basic principles should be considered in the
provision of lighting:
• Street lights shall provide a safe and desirable level of illumination for both motorists and
pedestrians without intruding into residential areas.
• Lighting fixtures shall relate to the human scale, throughout the project.
• Lighting and lighting fixtures shall complement the design and character of each planning
area in which they are placed.
• All lighting shall be pedestrian oriented and friendly but shall not be obtrusive or offensive.
• All street lighting shall conform to City standards or an approved theme lighting program,
and shall be approved by the City Engineer.
• Illuminated entries shall direct lighting low to the ground and be limited to only the
immediate vicinity of the entry.
• Lighted entries shall not be distracting, create visual hot spots, or glare, etc.
• All Public Use lighting shall be restricted and designed so as not to significantly affect any
residential planning area, open space areas or other nearby properties.
• All lighting conditions will be addressed in the review and approval of any site
development plan or other application.
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QUARRY CREEK MASTER PLAN -CHAPTER 7 Public Facilities and
Infrastructure Plan
7 PUBLIC FACILITIES AND INFRASTRUCTURE PLAN
The Quarry Creek Master Plan property is located within the City of Carlsbad Growth
Management LFMP Zone 25. This zone is located in the northeast quadrant of Carlsbad, and the
public facilities and urban infrastructure proposed is consistent with the requirements and plans
identified in this LFMP Zone 25 document. The general infrastructure and layout of facilities
needed to accommodate the proposed development in Quarry Creek are identified and discussed
in this chapter.
7.1 Relationship to Zone 25 Local Facilities Management Plan
The Quarry Creek Master Plan area is located within Local Facilities Management Plan
(LFMP) Zone 25 of the Carlsbad Growth Management Program. As such, the property is
subject to the requirements and conditions identified in the Zone 25 LFMP, which is being
processed for approval in conjunction with this master plan. This LFMP identifies special
conditions with which any development project within the zone must comply in order to
maintain acceptable public facility service levels. These special conditions will be found in
the Zone 25 LFMP and Finance Plan.
All public infrastructure improvements within the master plan shall comply with City
standards or as required or accepted by the City Engineer. In addition, as required by the
Carlsbad Growth Management Program, an ongoing monitoring program will evaluate the
aspects of improvements, development, and demand on circulation facilities. The required
timing of improvements is based upon the projected demand of development in the zone and
the surrounding region. This timing may be modified without amendment to the LFMP or
this Master Plan, however, any deletions or additions to the improvements will require
amending the LFMP.
The following sections discuss the public facilities and services which will be necessary to
accommodate the development of the Quarry Creek Master Plan. Specific engineering
requirements, not discussed herein, will be determined through the subdivision map process.
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OCTOBER 19,2016 Page VII-I
QUARRY CREEK MASTER PLAN -CHAPTER 7
7.2 Phasing
Public Facilities and
Infrastructure Plan
It is anticipated that the Quarry Creek Master Plan will be graded, with major roads and
underground infrastructure all installed in a single phase. Local roads associated with
development of each planning area will be constructed in accordance with demand for
improvements relating to that particular planning area. This will ensure that a safe and
efficient circulation system is provided as the project builds out over a period of time.
Infrastructure improvements, including water, sewer, drainage and dry utilities will be phased
in logical progression to meet the development needs associated with each phase as it is
constructed. All Public Use Areas shall be phased with development of any adjacent
residential Planning Area.
The affordable housing requirement for the project will be complied with pursuant to an
affordable housing agreement prior to recordation of the master [or first] final subdivision
map for the project. Construction of the affordable housing units (PA R-1) will be provided
in relation to the timing of the market-rate units. The affordable housing agreement will
contain the phasing requirements for the affordable units.
This Master Plan does not require that development phasing occur in any particular order,
provided that the necessary infrastructure is in place or occurs concurrently to serve the
planning area development being constructed.
7.3 Transportation & Circulation Plan
Quarry Creek is afforded vehicular access through two existing public streets within the city
of Oceanside; Marron Road, and Haymar Drive. Regional vehicular access is provided by
Highway 78, and the College Boulevard interchange, located only 1,000 feet easterly of the
site. These existing streets, in addition to alternative transportation modes available as
indicated below, will provide general access to Quarry Creek. The locations and general
alignments of future roadways within the Quarry Creek Master Plan are depicted on Figure
45, Vehicular Circulation Plan.
Bike lanes will be included on all public streets within the project. The project also contains
easy and convenient connection to the regional bus system and the PA P-1 Hwy. 78 Park &
Ride lot. The Park & Ride lot will be primarily used by freeway carpoolers. Consistent with
Smart Growth policies, the NCTD bus route will provide service to the project and the bus
stop on Haymar Drive within the project will feature street furniture, including benches,
shelters and transit infonnation.
7 .3.1 Intersection Spacing and Traffic Calming
All intersection spacing within the master plan shall be consistent with the standards provided
by this Master Plan. Village access points are to be located as demonstrated on Figure 45,
which in some cases, including primarily the intersection of Street 'A' and Street 'B', will
require a standards deviation from intersection spacing policy.
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QUARRY CREEK MASTER PLAN -CHAPTER 7 Public Facilities and
Infrastructure Plan
Traffic calming features, including design aspects intended to provide for "Complete Streets",
or general community livability, have been provided on the collector streets and within the
project neighborhoods. These features serve to complement the walkability of the street
system by providing safe and inviting points of crossing through the use of pop-outs and
other curb extensions. The traffic calming measures, which are intended to slow traffic,
discourage cut-thru trips and provide for a safer pedestrian and bicycle oriented community,
include the provision of entry medians, roundabouts/traffic circles, well-identified mid-block
pedestrian crossings and roadway neckdowns. Access to the individual residential
neighborhoods is provided by local streets constructed in accordance with the City's Livable
Streets Policy. These improvements make pedestrian crossings shorter and reduce the visual
width of a long-straight street, and thus contribute to allowing the roadway to operate with all
users in mind, including motorists, bicyclists, public transportation vehicles and pedestrians ..
7 .3.2 Primary Entry Street -Marron Road
Primary entry streets entering into the project are at Marron Road (Street 'A'), entering from
the Quarry Creek Shopping Center, and (b) Street 'B', entering from Haymar Drive on the
north side of the property. Marron Road will be designed as a collector roadway (60-foot
ROW width), in accordance with the City of Carlsbad Engineering Department public
collector street standards. Marron Road will be constructed with 40 feet of paving (two 14-
foot travel lanes and 6-foot bike lanes). Five-foot wide non-contiguous sidewalks will be
designed on the outside (away from curb) within the 10-foot parkway. Some variations on
this design may occur in several areas of the roadway, depending upon specific conditions in
the vicinity of the roadway segment.
The design of Street 'B' will also involve construction of a 170-foot span bridge across Buena
Vista Creek. This bridge will be designed as an arch/cable type of bridge, constructed of a
spliced precast/prestressed girder bridge with concrete deck and vertical supports. The bridge
is designed at a reduced cross-section, at an anticipated 34-foot in width curb to curb (two
travel lanes plus two 6-foot bike lanes). A 5-foot sidewalk will be constructed on each side
for pedestrians. This information is depicted on Figure 46; Quarry Creek Bridge Planning
Study.
7.3.3 Local Streets
All other thru public streets shown on Figure 46 shall be designed as indicated in this Master
Plan. Local streets shall be designed at 60-foot ROW width in accordance with City of
Carlsbad Engineering Department local street standards. These roadways will be constructed
with 34 feet of paving (two I I-foot travel lanes and 6-foot bike lanes). A 5-foot wide non-
contiguous sidewalk and/or 6-foot decomposed granite trail will be designed within a 13-foot
parkway. Cul-de-sac streets within the project will be designed with a 36-foot paved area,
within a 56-foot wide right-of-way. A 5-foot wide non-contiguous sidewalk will be designed
within a IO-foot wide parkway. The width of private streets within multifamily
neighborhoods may vary and shall be established during the entitlement permit review m
accordance with City standards.
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OCTOBER 19,2016 Page VII-4
QUARRY CREEK MASTER PLAN -CHAPTER 7
7 .3.4 Public Transportation/Park & Ride
Public Facilities and
Infrastructure Plan
This Master Plan has been designed to provide safe and convenient access to transit facilities.
Bus stop facilities will be provided along the south side of Haymar Drive adjacent to
Planning Area P-2. Said facilities shall at a minimum include a covered bench, free from
advertising, trash receptacle, information board, and a pole for a bus stop sign. The bench and
pole shall be designed in a manner so as to not detract from the basic theme of the adjacent
planning area and said design shall be subject to the approval of Planning Director and North
County Transit District. Bus stop facilities shall be maintained by the Master HOA. Planning
Area P-1 provides a Park & Ride lot for freeway commuters.
Bus stop pad dimensions and furniture to be provided shall be consistent with the NCTD Bus
Stop Standards and the City of Carlsbad Planning Division recommendations. Shelters may
be designed to complement the design theme of the Master Plan. Modifications to the
locations described shall be subject to NCTD and City of Carlsbad approval.
7.3.5 Bike Routes
The Quany Creek project will accommodate 6-foot wide bicycle travel lanes along all public
streets within the project. Bicycle racks and related facilities shall be provided at all trail
stops, the Community Facilities site and within all residential planning areas.
7.4 Sewer Plan
Sewer services will be coordinated by the City of Carlsbad. The Quany Creek Master Plan
area will be served by the existing sewer interceptor which travels westerly through the
northern portion of the master plan area, to Haymar Drive to the west (downstream). The
entirety of the Quany Creek Master Plan buildout development will sewer down this line.
On-site sewer collection lines will be installed by the developer(s) as development of the
project proceeds. All development within the Quany Creek Master Plan also will be required
to pay the appropriate Sewer Connection Fees and Sewer Benefit Area Fees prior to issuance
of any building pennits for such development. Existing off-site and conceptual off and on-
site sewer system improvements are shown on Figure 47; Master Sewer Plan.
The sewer collection plan will include capacity and design alignment (extended length to the
south) which will accept the existing 805 EDU from the Simsbury lift station and the
potential future connection of the lift station in the Quany Creek Shopping Center, located
off-site, south and cast of the Quany Creek development. This will allow for the
abandonment of these temporary lift stations.
7.5 Water Plan
The Quarry Creek Master Plan area is wholly located within the Carlsbad Municipal Water
District (CMWD). All water facilities will be constructed in accordance with the District's
policies and regulations. Water facilities have been designed in a manner to ultimately serve
buildout of the project with considerations to offsite water demand as well.
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Infrastructure Plan
Existing off-site and proposed conceptual off and on-site domestic water system
improvements are shown on Figure 48; Master Water Plan. The principal source of supply to
the project will be from a Calavera Hills development tie-in south of the site. Improvements
required to serve the proposed development will be provided prior to any development within
the Quarry Creek Master Plan being completed. The water line capacity necessary for
specific service lines will be analyzed and approved by CMWD during the review process for
individual development pennits within the planning areas. Pressure reducing stations and
water line sizes will be determined by a water demand/pressure study prepared by the
applicant and reviewed and approved by the City.
7.6 Drainage Plan
The Quarry Creek Master Plan is located wholly within the Buena Vista Lagoon watershed of
the Carlsbad Hydrologic Unit. The storm water within this watershed flows through Buena
Vista Creek, which extends generally east-west through the Quarry Creek site, and continues
west before ultimately entering Buena Vista Lagoon approximately two miles downstream of
the site. The entirety of Quarry Creek drains into Buena Vista Creek.
The Carlsbad Growth Management program requires that drainage facilities be provided as
required by the City concurrent with development. As a result, all future development within
the Quarry Creek Master Plan will be required to construct necessary storm drain facilities
identified in the Drainage Master Plan (Figure 49; Master Drainage Plan) and the LFMP as
determined by the City Engineer. A number of the storm drain facilities will be privately
maintained.
The project will include innovative approaches to water quality management that incorporate
a number of the design principles of sustainable development. The project will incorporate
best management practices (BMP's) at three levels:
Source control BMP's -Including resident educational programs, maintenance practices, pest
control management, etc.
Site Design BMP's - A large amount of storm water on-site will be directed to extended
detention/bioretention basins to dissipate and filter pollutants through the use of select
planting material in water quality facilities before the drainage reaches Buena Vista Creek.
Such facilities collect and slowly convey runoff flow to downstream locations and function
by filtering water through and infiltrating into the underlying soils, thereby providing
treatment of runoff before it moves downstream in Buena Vista Creek.
Treatment Control BMP's -Treatment Control BMP's are bioretention facilities that are
numerically-sized. Water quality facilities will be provided in locations to be detennined
during the Site Development Plan and/or Tentative Subdivision Map process. These facilities
are intended to treat the water with bioretention in accordance with best management
practices for stonn water in order to treat potential contaminants in storm water run-off
reaching natural drainage courses downstream from the project site. All runoff from
developed planning areas will be treated prior to draining downstream into the Buena Vista
Creek.
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Hydromodification -In accordance with the Municipal Permit and final hydromodification
management plan (HMP) dated October 2011, the project will employ a hydromodification
management strategy which will implement measures so that post-development runoff rates
and durations do not exceed pre-project conditions. The project will utilize storm water
management features that have been sized based on integrated sizing approach for
hydromodification management per the City of Carlsbad SUSMP.
7.7 Solid Waste Disposal
Solid waste disposal for the Quarry Creek Master Plan will be provided by Coast Waste
Management, a private company which has contracted with the City of Carlsbad to provide
such services. The developer will coordinate with Coast Waste and include provisions to
ensure adequate vehicular access for solid waste pickup for the proposed land uses.
7.8 Fire Protection
The Quarry Creek Master Plan is situated well within the 5-minute response time of City of
Oceanside Fire Station No. 4, located at the intersection of Thunder Dr. and Lake Dr. in
Oceanside. This station is approximately 0.8 mile from the Quarry Creek site. The Cities of
Oceanside and Carlsbad have a joint response agreement which dictates that the manned
station which is closest (can provide the fastest response) to the subject emergency, shall
respond. The City of Carlsbad Fire Station #1 is located at Carlsbad Village Drive, east of
Pio Pico Drive, approximately 3 miles from the property. Carlsbad Fire Station #3 is
proposed to be constructed near the comer of Cannon Road and Wind Trail Way,
approximately 2.5 miles south of Quarry Creek. The relocation of City of Carlsbad Fire
Station No. 3 from its current location (El Camino Real & Chestnut Avenue) to its new
location in the East Village of Robertson Ranch shall be completed and operational prior to
the occupancy of the first dwelling units in the Quarry Creek Master Plan development.
Should occupancy of the station be delayed, the City shall consult with the applicant on
alternative interim measures to ensure compliance with applicable fire safety thresholds.
7 .9 Gas and Electric
San Diego Gas and Electric Company currently provides service to the Quarry Creek Master
Plan area, and indicates that energy services will be provided to the proposed project.
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8 MASTER PLAN IMPLEMENTATION & AMENDMENTS
Implementation of the various components of the development plan contained within the Quarry
Creek Master Plan requires the concurrent approval of entitlement applications and permits, by
the City of Carlsbad, as well as by State and Federal resource agencies. Table L, Quarry Creek
Permits Matrix, organizes the required and dependent permits by planning area. Likewise,
amendments to this Master Plan involve review and approval by a level of decision-makers in
accordance with the intensity level of the amendment proposed.
8.1 Entitlements Needed to Implement the Master Plan
The following is a generalized summary of the entitlements which wilt be processed and
approved in order to implement the buildout development of the Quarry Creek Master Plan
project consistent with the adopted State Guidelines for the Carlsbad Housing Element.
8.1.1 Concurrent Entitlement Applications
The processing, favorable consideration and approval of the Quarry Creek Master Plan
require that the following applications be considered concurrently:
• General Plan Amendment. As part of the proposed project, and in accordance with
the December 23, 2009 and July 6, 2011 City Council actions amending the Housing
Element guidelines to provide more attainable housing, a General Plan Amendment
has been filed which will amend the General Plan Land Use designations within the
project site. This amendment will replace the "RLM" (Low Medium Density -less
than 4 du/ac) land use category which presently covers much of the property. This
RLM land use category will be replaced with "RMH" (Medium-High Density -8 to
15 du/ac), and "RH" (High Density -15 to 23 du/ac). A high percentage of the
property is proposed as "OS" (Open Space) land use. An amendment to the Open
Space and Conservation element of the General Plan will also be processed in
conjunction with the amendment to the Land Use Element. The project also proposes
an amendment to the Circulation Element of the General Plan. This amendment
invo Ives a proposal to eliminate the extension of Marron Road through and westerly
of the property and instead loop the roadway northerly through Quarry Creek to
Haymar Drive. This amendment will also eliminate the Rancho del Oro connection
and change the classification of the Marron Road loop road from Secondary Arterial
to a Controlled Collector roadway.
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• Zone Change. The proposal also involves a Zone Change for the property to
Planned Community (P-C Zone -Chapter 21.38), which dictates that a Master Plan
be prepared prior to development of the property. This Master Plan implements that
requirement.
• Local Facilities Management Plan for Zone 25. Pursuant to the City's Growth
Management Program (Title 21, Chapter 21.90 of the Municipal Code), a Local
Facilities Management Plan (LFMP) will be filed for Zone 25. The LFMP will
analyze the public facilities, infrastructure requirements, capital improvements and
financing mechanisms which will be required to adequately provide the public
infrastructure needed for project.
• Certification of a Program Environmental Impact Report. Concurrent with the
Master Plan document and associated policy actions, an Environmental Impact
Report (£IR) will be prepared and processed for public review in accordance with the
provisions of the California Environmental Quality Act (CEQA). This EIR will
evaluate the impacts of the Quarry Creek project on the environment and will be
certified prior to approval of this Master Plan and all related discretionary actions.
8.1.2 Subsequent Entitlements Needed to Implement the Master Plan
Over the life of the Quarry Creek Master Plan, a variety of entitlement actions and
discretionary permits will be required to implement the components of the plan. The
following entitlements are anticipated to be required for the implementation of one or more
aspects of the Master Plan:
Planning Discretionary Actions:
1. A Tentative (or Vesting Tentative] Tract Map(s) shall be processed and approved.
The recordation of a final map(s) is a condition precedent to the approval of any
discretionary pennit or discretionary entitlement for Planning Areas within the
Master Plan.
2. A Planned Development Permit shall be processed for all residential projects that
involve "for-sale" dwelling units.
3. Site Development Plans shall be processed for any multifamily residential rental
developments including an affordable housing project. A Site Development Plan
shall also be required for public use Planning Areas P-2 and P-3. An administrative
Site Development Plan Permit is required for development of public use Planning
Areas P-1, P.4 and P-5.
4. Hillside Development Pennit(s} shall be processed for all neighborhoods proposed on
land with a slope gradient of 15 percent or greater and a slope height greater than 15
feet in accordance with Chapter 21.95 of the Carlsbad Municipal code.
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5. HMP Consistency Determination shall be processed to accommodate minor changes
in the "hardline". These changes will necessitate a comparative analysis of
quality/quantity exchange.
6. Special Use Permit shall be required for the Marron Road loop bridge structure
across Buena Vista Creek.
Table L! Quarry Creek Permits Matrix
Planning Tentative Planned Site Dev. Admin. Site Hillside
Area Subdivision Dev. Plan Dev. Plan Dev. Permit
Map Permit
Master . .
TM
R-1 •
R-2 • • .
R-3 . .
R-4 . .
P-1 .
P-2 .
P-3 •
P-4 .
P-5 •
Note: No permit processing is anticipated for Open Space planning areas.
From time to time, prior to buildout of Quarry Creek, amendments to this Master Plan may be
requested. Such amendments will be assessed by City Staff for consistency with the goals
and overall intent ofthis Master Plan.
8.2 Master Plan Amendment Log
Certain minor revisions to the Master Plan may be requested which are found by the City
Planner to be generally consistent with the Master Plan. These minor revisions may include:
(a) minor modification of planning area boundaries; (b) minor re-alignment of streets; (c)
minor modification of design criteria; or (d) any other proposed changes that are determined
by the Director of Planning to be minor modifications.
In addition, modifications to the Master Plan may be requested which exceed the City
Planner's authority to approve minor modifications, and thus necessitate an amendment to the
Master Plan. Any amendment to the Master Plan shall occur in accordance with the process
described in this section. These amendments, should they occur, are divided into three
categories.
1. Minor Master Plan Amendment. A Master Plan Amendment request shall be
determined to be mi nor if the amendment does not substantially change the boundaries of
the subject property or involve an addition of a new use or group of uses not shown on
the original master plan or the rearrangement of uses within the master plan. Such
detennination shall be made by the Planning Commission pursuant to Chapter 21.38.120
of the CMC.
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The Master Plan provides an estimate of the approximate number of units that will be
developed within each Planning Area. The exact number of units that will be developed
within each Planning Area will be determined through site plan review as part of the
processing of the tentative maps or site development plans for the particular Planning
Areas, and is based on making the findings articulated in Section 5.3 of this Master Plan,
and a determination of reasonable distribution of the maximum 636 dwelling total
dwelling units.
2. Major Master Plan Amendment. All other Master Plan Amendments shall be determined
to be Major. Major Master Plan Amendments shall be approved through a public hearing
before the Planning Commission and City Council pursuant to Chapter 21. 38.120 of the
CMC. The applicant sha11 be required to submit a completed application with graphics,
statements, or other information as may be required to support the proposed Amendment.
An application for a Major Master Plan Amendment shaU be processed, heard, and
determined in accordance with the tenns of Chapter 21.38 applicable to the adoption of a
master plan
A log of Master Plan Amendments shall be kept in Table M below.
T bl M M a e : aster an en ment Pl Am d L 0~
Amendment No. Date Amendment Description
MinorMPA 10-0l(A) May 5, 2014 Reduce maximum dwelling unit count to 636
units. Minor modification of planning area
boundaries.
MPA 10-0l(B) Pending Several modifications to clarify standards and to
allow single family detached products on fee
simple lots on Planning Area R-4 West.
8.3 Residential Unit Accounting Table
As discussed in Chapter 3 of this Master Plan, the Master Plan provides an assumed number
of units that will be developed within each Planning Area. The unit estimates are based on a
maximum total number of units that will be allowed at buildout of the Quarry Creek project.
This maximum is 636 units. The exact number of units that will be developed in each
planning area will be determined during the subsequent review of the tentative maps and/or
site development permits for such planning areas.
This Master Plan provides for the ability to transfer development intensity between planning
areas to allow flexibility in response to changing market trends. Depending upon the actual
land uses and intensity selected with each development action, more or less units than the
Assumed DU (shown in Table N below) may actually be approved through site development
plan review. Therefore the selection of actual product types and land uses within each
planning area may result in more or less units than the Assumed DU.
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As indicated in Chapter 5, if a site development plan approval results in fewer units than the
Assumed DU in this Master Plan, then these units may be transferred to the another planning
area as a receptor planning area, per the discretion of the City. If excess dweJling unit remain
after approvals have been granted for all Quarry Creek residential planning areas, the
remaining surplus units will be placed in the City of Carlsbad Excess Dwelling Unit Bank for
future allocation as detennined by the City. The overall number of dwelling units at buildout
of Quarry Creek shall not exceed 636 units as indicated in this Master Plan.
Table N; Master Plan Unit Accountin2 Table
Planning Master Plan Units Units to Units to
Area Assumed Approved by Transfer to Transfer to
Units TM/SDP Planning DU Bank
Area
R-1 127 64 63 to PA R-2 0
R-2 200 278 0
R-3 95 88 7to PAR-2 0
R-4 214 206 8toPAR-2 0
TOTAL 636 636 0
8.4 State Requirements
As contained in Section 65450, et. seq. of the California Government Code, a master plan shall be
prepared, adopted and amended in the same manner as a General Plan, except that a master plan
may be adopted by resolution or by ordinance and may be amended as often as deemed necessary
by the legislative body. No master plan may be adopted or amended unless the proposed master
plan or amendment is consistent with the City's General Plan.
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