HomeMy WebLinkAboutMP 139; RANCHO CARRILLO MASTER PLAN; RANCHO CARRILLO MASTER PLAN; 2004-02-01RANCHO CARRILLO
MASTER PLAN
Prepared for:
City of Carlsbad
Planning Department
2075 Las Palmas Drive
Carlsbad, California 92009
October 27, 1998
Amended February 200·0
Amended February 2004
INDIVIDUALS RESPONSIBLE FOR THE PREPARATION OF TIDS MASTER PLAN
CITY OF CARLSBAD:
Marty Orenyak, Community Development Director
Michael Holzmiller, Planning Director
Bob Wojcik, Principal Civil Engineer
Brian Hunter, Senior Planner
LAND OWNERS:
CONTINENTAL RANCH, INC.
12636 High Bluff Drive, Suite 300
San Diego, CA 92130
Phone: (619) 793-2580
ATTN:
CONSULTANTS:
Chris Chambers,
Dave Lother
HOFMAN PLANNING ASSOCIATES
2386 Faraday A venue
Suite 120
Carlsbad, CA 92008
Phone: (619) 438-1465
Bill Hofman
Mike Howes
Niko Carrigan
RICK PLANNING GROUP
5620 Friars Road
San Diego, CA 92110
Phone: (619) 291-0707
Norm Arndt
Bob Wilkinson
Craig Kahlen
RANCHO CARRILLO MASTER PLAN
LOG OF AMENDMENTS
MP 139
853 acres of land lying southerly and northerly of Palomar Airport Road
and approximately two miles east of El Camino Real
Approved by
Planning Commission Resolution No. 845, October 24, 1972
City Council Ordinances No. 9332, October 17, 1972
and 9365, October 18, 1973
* * *
MP 139(A)
Approved by
Planning Commission Resolution No. 1897, December 9, 1981
City Council Ordinance No. 9611, March, 2, 1982
* * *
MP 139(8)
Change approved phasing plan and to relocate Palomar Airport Road
to approximately its existing alignment.
Approved by
Planning Commission Resolution No. 2223, December 28, 1983
City Council Ordinance No. 9706, February 7, 1984
* * *
MP 139(C)
Proposed Scripps Memorial Hospital campus on 70.6 acres.
WITHDRAWN July 27, 1993
* * *
MP 139(D)
Amend existing land uses specific to Woodward/Aetna property.
WITHDRAWN July 27, 1993
* * *
MP 139(E)
Allow for the development of 2,028 multi-family and single-family units.
Approved by
Planning Commission Resolution No. 3504, April 21, 1993
City Council Ordinance No. NS-247, July 27, 1993
* * *
MP 139(F)
Revise village and open space boundaries
Approved by
Planning Commission Resolution No.4165, September 3, 1997
City Council Ordinance No. NS-425, October 28, 1997
* * *
MP 139(G)
(Minor Amendment)
Modify the special design criteria for Village A for 169 multi-family units on 11.5 acres
Approved by
Planning Commission Resolution No.4384, September 2, 1998
* * *
MP 139(H)
(Minor Amendment)
105 Condo units in 34 triplexes on 12.9 acres
Approved by
Planning Commission Resolution No. 4681, December 15, 1997
* * *
MP 139(1)
A Master Plan amendment to the Village L standards to allow front yard setbacks to be reduced
from the minimum 20 foot standard required by the PD Ordinance to a minimum of 10 feet and to allow
the private driveway width standard to be reduced from 30 feet to a minimum of 24 feet for driveways and
motor courts.
Approved by
Planning Commission Resolution No. 4722, February 16, 2000
* * *
MP 139(J)
(Minor Amendment)
Preserve Village T as a Community Facility site on property located on the northeast corner
of El Fuerte St and Rancho Pancho.
Approved by
Planning Commission Resolution No. 4722, August 20, 2003
City Council Resolution No. 2004-052, February 17, 2004
Chapter
RANCHO CARRILLO MASTER PLAN
TABLE OF CONTENTS
Page Number
I. INTRODUCTION ........................................... 1
A. PURPOSE ............................................ 1
B. PROJECT DESCRIPTION ................................. 2
C. MASTER APPLICATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
D. MASTER PLAN GOALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
II. GENERAL PLAN AND LAND USE PROVISIONS . . . . . . . . . . . . . . . . . . . 12
A. GENERAL PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
B. ZONING ............................................ 12
C. LEGAL DESCRIPTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
D. LAND USES ......................................... 13
1. RESIDENTIAL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 13
2. OPEN SPACE .................................... 17
3. SCHOOL SITE ................................... 17
4. PARK LAND DEDICATION .......................... 17
5. COMMUNITY FACILITIES .......................... 18
E. GENERAL PROVISIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
1. MAXIMUM NUMBER OF DWELLING UNITS ............. 20
2. DWELLING UNIT TRANSFER ........................ 21
3. RECORDATION .................................. 22
4. NONVESTING OF RIGHTS . . . . . . . . . . . . . . . . . . . . . . . . . . 22
5. MITIGATION MONITORING ......................... 22
6. GROWTH MANAGEMENT ........... .-.............. 22
7. CONDITION VALIDITY ............................ 22
8. DEDICATIONS ................................... 23
9. AVAILABILITY OF PUBLIC SERVICES ................. 23
10. PUBLIC FACILITIES ............................... 23
11. ZONING ....................................... 23
12. FISCAL IMPACTS ................................ 23
13. HILLSIDE DEVELOPMENT ORDINANCE ............... 24
14. LOCATION OF IMPROVEMENTS ..................... 24
15. TRAIL SYSTEM .................................. 24
16. LANDSCAPING .................................. 24
17. MASTER HOMEOWNERS' ASSOCIATION ............... 24
18. RECREATIONAL VEHICLE STORAGE .................. 25
19. DEVELOPMENT AND PUBLIC FACILITY PHASING ........ 26
20. AGRICULTURE .................................. 27
i
Chapter
RANCHO CARRILLO MASTER PLAN
TABLE OF CONTENTS
Page Number
ID. DEVELOPMENT REVIEW PROCESS ............................ 29
A. MASTER PLAN ....................................... 29
B. TENTATIVE MAP AND PLANNED UNIT DEVELOPMENT PERMIT .. 29
C. SITE DEVELOPMENT PLAN .............................. 30
D. PUBLIC FACILITY PHASING ............................. 31
E. MASTER PLAN AMENDMENTS ........................... 31
1. MAJOR MASTER PLAN AMENDMENTS ................ 32
2. MINOR MASTER PLAN AMENDMENTS ................ 32
F. MASTER PLAN REVIEW AND UPDATE ................ 33
G. TENTATIVE MAP/PLANNED DEVELOPMENT PERMIT AMENDMENTS
.................................................. 33
1. MAJOR AMENDMENTS ........................... •. 33
2. MINOR AMENDMENTS ............................ 34
H. SITE DEVELOPMENT PLAN AMENDMENTS .................. 34
1. MAJOR AMENDMENTS ............................ 34
2. MINOR AMENDMENTS ............................ 34
IV. GENERAL COMMUNITY DEVELOPMENT STANDARDS ............. 35
A. ARCHITECTURE ................................... -... 35
1. PURPOSE OF DESIGN GUIDELINES . . . . . . . . . . . . . . . . . . . 35
2. COMMUNITY CHARACTER ......................... 35
3. DESIGN CONSISTENCY AND INTEGRITY ............... 36
4. ARCHITECTURAL STYLES . . . . . . . . . . . . . . . . . . . . . . . . . . 36
5. AFFORDABLE UNITS .............................. 40
B. SPECIAL DESIGN PARK DISTRICT ......................... 40
1. COMMUNITY FACILITIES .......................... 47
2. RESIDENTIAL VILLAGES ........................... 49
C. LANDSCAPE GUIDELINES ............................... 51
D. COMMUNITY ENTRIES ................................. 77
E. VILLAGE ENTRIES .................................... 77
F. COMMUNITY EDGES .................................. 77
G. RETAINING WALLS ................................... 81
H. GUARD RAILS ....................................... 81
I. VIEWS ............................................. 81
J. SIGN AGE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
ii
Chapter
RANCHO CARRILLO MASTER PLAN
TABLE OF CONTENTS
Page Number
V. GRADING ............................................... 90
A. INTRODUCTION ...................................... 90
B. GUIDELINES ......................................... 90
C. CONFORMANCE WITH CITY OF CARLSBAD ORDINANCES ...... 92 .
D. CUT AND FILL AREAS ................................. 92
E. PHASING OF GRADING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
F. ADVANCED GRADING ................................. 94
G. LANDSCAPE MITIGATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95
VI. OPEN SPACE ............................... , . . . . . . . . . . . . . 99
A. INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
B. MASTER PLAN OPEN SPACE ............................. 99
1. OPEN SPACE FOR THE PRESERVATION OF NATURAL
RESOURCES .................................... 99
2. OPEN SPACE FOR THE MANAGED PRODUCTION OF RESOURCES
............................................. 105
3. OPEN SPACE FOR OUTDOOR RECREATION ............ 105
4. OPEN SPACE FOR PUBLIC HEALTH AND SAFETY . . . . . . . 105
C. TRAILS ............................................ 106
1. INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 106
2. DESCRIPTION ................................... 106
D. MAINTENANCE ..................................... 107
VII. PUBLIC FACILITIES AND INFRASTRUCTURE PLAN . . . . . . . . . . . . . . 110
A. COMMUNITY FACILITIES .............................. 110
1. INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110
2. CITY ADMINISTRATIVE FACILITIES ................. 110
3. LIBRARY FACILITIES ............................ 111
4. PARK FACILITIES ............................... 111
5. FIRE ....................... · .................. 111
6. SCHOOLS ................................... ·. . 112
7. OPEN SPACE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 112
B. UTILITIES AND INFRASTRUCTURE ...................... 112
1. INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 112
2. WATER ....................................... 113
3. STORM DRAINAGE .............................. 119
4. SEWER AND WASTEWATER FACILITIES ........... 124
5. CIRCULATION ................................. 127
iii
Chapter
RANCHO CARRILLO MASTER PLAN
TABLE OF CONTENTS
Page Number
VIII. VILLAGE AND OPEN SPACE DEVELOPMENT STANDARDS ......... 130
A. INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 130
B. COMMON VILLAGE DEVELOPMENT STANDARDS ........... 130
C. VILLAGES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 132
1. VILLAGE A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 132
2. VILLAGE B . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 134
3. VILLAGE C .................................... 137
4. VILLAGE D . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 139
5. VILLAGE E .................................... 141
6. VILLAGE F .................................... 144
7. VILLAGE G .................................... 146
8. VILLAGE H .................................... .149
10. VILLAGE J . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 152
1 L VILLAGE K . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 155
12. VILLAGE L . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 158
13. VILLAGE M .................................... 160
14. VILLAGE N .................................... 163
15. VILLAGE O .................................... 165
16. VILLAGE P . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 167
17. VILLAGE Q .................................... 169
18. VILLAGER .................................... 172
19. VILLAGES .................................... 174
20. VILLAGE T .................................... 177
D. OPEN SPACE AREAS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 179
lV
Exhibit Number
RANCHO CARRILLO MASTER PLAN
LIST OF EXHIBITS
Page Number
1 Project Vicinity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 4
2 General Plan Land Use ......................................... 5
3 Master Plan Boundary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4 Master Plan Villages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
5 Village and Open Space Tabulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 9
6 Zoning ................................................... 15
7 Community Facilities ......................................... 19
8 Phasing of Development Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
9 Special Park Design District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
10 Carrillo Ranch Community Park . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
11 This Exhibit Left Blank . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
12 Park Buffer ................................................ 44
13 Park Buffer Cross Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 45
14 Park Buffer Cross Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
15 Landscape Concept .......................................... 53
16 Permanent Slope Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
17 Fire Control Landscape -Manufactured Slopes . . . . . . . . . . . . . . . . . . . . . . . . 69
18 Fire Control Landscape -Native .................................. 70
19 Screening Techniques . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
20 Community Edges and Entries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
21 Parkway With Guard Rail ...................................... 82
22 Solid Edge Details . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
23 Open Edge Details . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
24 Entry Monuments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
25 Temporary Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
26 Entry Columns ............................................. 87
27 View Window Enhancement .................................... 88
28 View Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
29 Geotechnical Constraints . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
30 Grading . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
31 Site Sections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98
32 Master Plan Open Space ...................................... 102
33 Biological Mitigation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
34 Recreation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 108
35 Unpaved Hiking and Bike Paths . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
36 Water ................................................... 118
37 Drainage ................................................ 123
38 Sewer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 126
V
Exhibit Number
RANCHO CARRILLO MASTER PLAN
LIST OF EXHIBITS
Page Number
39 Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 129
40 Design Criteria -Village A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 133
41 Design Criteria -Village B . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 136
42 Design Criteria -Village C .................................... 138
43 Design Criteria -Village D .................................... 140
44 Design Criteria -Village E . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 143
45 Design Criteria -Village F . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 145
46 Design Criteria -Village G .................................... 148
47 Design Criteria -Village H .................................... 151
48 Design Criteria -Village J . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 154
49 Design Criteria -Village K .................................... 157
50 Design Criteria -Village L . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 159
51 Design Criteria -Village M ..................................... 162
52 Design Criteria -Village N . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 164
53 Design Criteria -Village O .................................... 166
54 Design Criteria -Village P . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 168
55 Design Criteria -Village Q . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 171
56 Design Criteria -Village R . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 173
57 Design Criteria -Village S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 176
58 Design Criteria -Village T . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 178
59 Open Space Area Tabulation ................................... 196
60 Recreational Vehicle Storage Area ................................ 197
vi
T INTRODUCTION
This introduction outlines the legal basis and scope of the Rancho Carrillo Master Plan. A project
description and statement of goals is also provided. By consensus of the City Council on July 27,
1993, the road identified as Carrillo Way within this Master Plan Amendment shall be renamed
Poinsettia Lane. The proposed access street to the park site from Melrose shall be known as
Carrillo Way.
A. PURPOSE
The purpose of the Rancho Carrillo Master Plan is to provide for the orderly development
of property within the Master Plan while preserving the environmental resources of the
area. For planning purposes, Rancho Carrillo Master Plan is divided into residential
villages and open space areas. The Master Plan defines the allowable type and intensity
of land uses in each village and provides detailed development and design standards,
requirements, and the method by which the Rancho Carrillo Master Plan will be
implemented.
Adoption of the Rancho Carrillo Master Plan Amendment by the Carlsbad City Council,
pursuant to Chapter 21.38 of the Carlsbad Municipal Code, will establish the zoning and
development standards applicable to the project as a whole with consideration to individual
villages as well as the permissible type and intensity of development. Approval of the
Rancho Carrillo Master Plan, however, does not vest development rights for the Master
Plan Area. Construction of a portion of the Master Plan Area pursuant to this Master Plan
shall not vest any right to construct the balance of the plan. Amendments to the Master
Plan are permitted pursuant to the procedure established in Chapter 21.38 of the Carlsbad
Municipal Code (P-C Zone) and Chapter ill of the Master Plan.
Development within the Rancho Carrillo Master Plan Area shall fulfill all requirements
established by the Citywide Facilities and Improvement Plan and the applicable Local
Facilities Management Plan for Zone 18, pursuant to Carlsbad Municipal Code Chapter
21.90.
Development within the Master Plan shall be subject to all present ahd future Growth
Management plans, policies or ordinances adopted by the City Council or by citizen vote
including but not limited to Chapter 21.90 of the Carlsbad Municipal Code (Growth
Management). The residential development potential for the Master Plan area has been
established by applying the density ranges and the "control points" of the General Plan
Land Use designations which are applicable to the property. Except where noted, the
Master Plan complies with the Growth Control Point of the underlying General Plan
density of 3.2 du/net acre for RLM areas, 6 du/net acre for RM areas, 11.5 du/net acres
for RMH areas and 19 du/net for the RH areas.
July 27, 1993 1
The Master Plan implements the City of Carlsbad's General Plan and Municipal Code by
providing guidelines and standards for the full development of all areas of the project; by
requiring facilities and services consistent with the regulations and ordinances of the City's
Local Facilities Management Plan for Zone 18; and by ensuring that all City standards and
requirements will be met in a consistent and uniform manner. Unless specifically
discussed in this Master Plan, all City policies and ordinances apply to the Rancho Carrillo
Master Plan Area as they would apply to any property in the City of Carlsbad. The Master
Plan requires conformance with all applicable City development standards and
requirements.
The Zone 18 LFMP provides a detailed description and analysis of how Zone 18 will
develop from its current status to build out. The zone plan also demonstrates how and
when each facility and improvement will be constructed in order to accommodate
development within the zone. The zone plan also provides a complete description of how
each facility and improvement will be financed when mitigation is necessary.
No person shall use or develop any property covered by this Master Plan in a manner
which is contrary to the Master Plan as established by the City Council. All developers
within the Master Plan shall be subject to all terms and conditions of the Rancho Carrillo
Master Plan.
B. PROJECT DESCRIPTION
The Rancho Carrillo Master Plan includes 680 gross acres located in the southeast area of
Carlsbad. As shown on Exhibit 1, the project is bounded by Palomar Airport Road to the
north, the City of San Marcos to the east, Bressi Ranch to the west and existing residential
development to the south.
A General Plan amendment (GP A) is being processed concurrently with this master plan
amendment. The GPA will allow for the following:
1. More efficient distribution of a wide variety of product types because land uses and
product types within the Master Plan will be determined by a single ownership
rather than multiple ownerships.
2. Increase in the amount of natural open space based on input from the US Fish and
Wildlife Service and California Department of Fish and Game.
3. Increase the width of the open space corridor along the eastern edge of the Master
Plan.
4. Allow for higher density affordable multi family development near the intersection
of Melrose Drive and Palomar Airport Road in close proximity to jobs and public
transportation.
October 21, 1997 2
The proposed General Plan Uses are shown on Exhibit 2.
October 21, 1997 3
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October 21, 1997
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february 17, 2004
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., w~ r !RRILLA Genz~~~Pifs~ GJ
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October 21, 1997
The residential General Plan Land Uses are divided into 18 residential villages labeled A
through R as shown on Exhibit 4. In addition, a community recreational facility and
daycare center will be located within Open Space Area 11 and a community service facility
is proposed for Village T. The Rancho Carrillo Community Park will be located in Open
Space Area 10. At build out, the Rancho Carrillo Master Plan will provide a diversity of
single family and multifamily homes for a total of 1,816 dwelling units as shown on
Exhibit 5.
The exhibits provided throughout the Master Plan text illustrate the conceptual
development scheme for the majority of villages within the Rancho Carrillo Master Plan.
The purpose of these exhibits is to provide sufficient information to evaluate the Master
Plan concept. Specifically, the general lot layout and internal circulation system is shown
for the single family villages while access points and the rough grading required for the
multi-family areas is indicated. These exhibits are however, conceptual in nature and are
provided solely to indicate the limits of grading, circulation and the proposed development
scheme for each village. The detailed design of these villages will be reviewed at the time
of tentative map submittal.
The dominant feature of the Rancho Carrillo Master Plan is the preservation of an
extensive open space network traversing northeast to southwest through the Master Plan
area and the dedication of additional park and open space areas around and contiguous to
the existing Rancho Carrillo park site. This area designates open space to protect
significant natural resource areas that include sensitive plant and animal species. Extensive
areas of contiguous coastal sage scrub, wetlands, willow scrub, oak riparian forest and
native grasslands are preserved within the open space network.
A trail system is provided within the open space network that is consistent with the open
space trail system identified in the City's Open Space Element. As shown on Exhibit 34,
the open space trail system will provide a corridor that will connect with open space areas
adjacent to the Master Plan area. Additional open space areas are located adjacent to the
residential areas which will tie into the main open space network as well as providing
buffers between residential villages.
The existing 10.5 acre passive use Rancho Carrillo Park Site is located within the open
space network. The Zone 18 -LFMP requires that an additional 8.5 net acres of park
based on future development potential in the Master Plan area. The developers of the
Rancho Carrillo Master Plan propose to dedicate 16.4 gross acres of parkland within or
adjacent to the Rancho Carrillo Park. These 16.4 gross acres will include 9.4 net acres of
land, which complies with the requirements of the Zone 18 LFMP.
October 21, 1997 6
City of
Carlsbad
City of
Carlsbad
City of
San Marcos
County of
San Diego
~.~~)•L.~A~~tkk&l .... LU .•. Lfr .. 1Jff-•. /,1:Cl!lt~rJ'IQ_f!FJ3,0.ll'!:~Q.r~GJ
October 21, 1997
February 17, 2004
Master Plan Villages and r.7
Underlying Zoning ~
VILLAGES
Underlying
Village Land Use Gross Ac. Net Ac. Units Housing Type Zoning
A RH (15-23 dulac) 14.8 8.5 *195 MF RD-M
B RH (15-23 dulac) 15.4 13.6 258 MF RD-M
C RM ( 4-8 dulac) 20.4 19.2 115 MF RD-M
D RM (4-8 dulac) 22.0 19.0 114 SF RD-M
E RM ( 4-8 dulac) 18.1 17.7 106 SF RD-M
F RM (4-8 dulac) 25.6 25.0 **116 SF RD-M
G RLM (0-4 dulac) 18.3 16.2 39 SF RD-M
H RLM (0-4 dulac) 33.9 29.3 94 SF R-1
J----RLM (0-4 dulac) 27.0 20.0 *65 SF R-1
K RLM (0-4 dulac) 28.9 27.8 *95 SF RD-M
L RH (15-23 dulac) 5.8 5.1 96 MF RD-M
M RLM (0-4 dulac) 38.3 32.3 **67 SF R-1
N RMH (8-15 dulac) 12.4 10.4 119 MF RD-M
0 RLM (0-4 dulac) 18.3 13.0 **49 SF RD-M
p RM (4-8 dulac) 16.3 14.0 **60 SF RD-M
Q RLM (0-4 dulac) 73.9 63.8 **183 SF R-1
R RLM (0-4 dulac) 17.0 14.9 . **45 SF R-1
s E (School) (17.1) (12.8) (147) OS
T Com-Fae (4.5) (3.2) (19) C-F
Totals 405.7 349.8 1,816
Notes:
J. Net acreage and number of units are tabulated per growth management control point, except for units marked by an asterisk.
The unit counts for these villages are within the land use density range.
2. Acreag.elunits in parenthesis are not included in the totals.
3. Double asterisks(**) denote unit numbers reduced to less than the maximum allowed by the growth control point.
OPEN SPACE
Area Gross Ac. Net Ac. Area Gross Ac. Net Ac. Area Gross Ac. Net Ac.
1 7.6 2.8 6 17.7 11.8 10 27.6
2 18.5 12.8 7 2.2 1.3 11* 4.0
3 8.9 7.3 8 18.1 9.2 12 30.4
4 41.9 29.6 9 30.1 22.9 Total 252.2
5 45.2 40.2
Note:
]. Net and gross acreage are tabulated per growth management.
* A daycare/community recreation facility may be located in this area.
October 27, 1998
February 17, 2004
Village and r-:1
Open Space Tabulations ~
23.7
3.3
24.0
189.9
The daycare center will be provided within Open space Area 11 adjacent to the park site.
This location will take advantage of the passive recreational opportunities within the park
and open space areas, as well as being centrally located within the Master Plan area for
easy access.
A potential school site (Village S) will be offered to the San Marcos Unified School
District per the requirements of the Zone 18 LFMP. The site is contiguous with the
Rancho Carrillo Park Site and within the Open Space Corridor as shown on Exhibit 4. The
school site is adjacent to the park site and open space network and in close proximity to
adjacent residential development.
Village T, a 3 .2 net acre site, will be provided as a community facilities site. This site
could be utilized by a church, Boys and Girls Club or other community facility. As shown
on Exhibit 4, the site is located adjacent to El Fuerte and contiguous with the open space
system on the western boundary of the Master Plan area.
Location of the community facilities within the central open space corridor will strengthen
the area's sense of place. The central location provides for visual prominence, easy access
and connection by pedestrian trail.
C. MASTER APPLICATIONS
The following applications are being processed concurrently with this Master Plan:
1. General Plan Amendment to revise land use designations within the Master Plan
area to reflect existing topography or constraints based on up-to-date surveys and
current city codes for this site, and a single ownership of the entire Master Plan
area. The proposed revision will have two main results: 1) Changing open space
boundaries to result in larger, more contiguous open space areas that protect the
more valuable biological resources on the site and 2) provide a greater variety of
residential dwelling units to address all segments of the market to include
affordable housing.
2. Master Plan Amendment to the existing Rancho Carrillo Master Plan to revise land
uses within the Master Plan.
D. MASTER PLAN GOALS
The Rancho Carrillo Master Plan has been developed based on the following goals. All
development within the Master Plan shall conform to these goals:
October 21, 1997
1. Ensure that development within the Master Plan is compatible with surrounding
development.
2. Create and maintain an open space network which preserves the environmental
resources of the area and meets the objectives of the Open Space and Conservation
Resource Management Plan.
3. Conform to all aspects of Carlsbad's General Plan, Zone 18 Local Facilities
Management Plan and all applicable City ordinances, regulations and policies.
4. Ensure that public facilities and services that serve the Master Planned community
meet or exceed applicable City standards and requirements prior to, or concurrent
with development.
5. Create an attractive, buffered circulation system that provides for the safety needs
of automobiles and pedestrians.
October 21, 1997 11
GENERAL PLAN AND LAND USE PROVISIONS
A. GENERAL PLAN
The General Plan designations of the Rancho Carrillo Master Plan are shown on Exhibit
2. They include the following designations:
OS
RLM -
RM
RMH -
RH
E
CF
Open Space
Residential Low Medium, 0-4 dwelling units per acre (Growth Control
Point -3.2 du/ac).
Residential Medium 4-8 dwelling units per acre (Growth Control Point 6
du/ac).
Residential Medium High, 8-15 dwelling units per acre (Growth Control
Point -11.5 du/ac).
Residential High, 15-23 dwelling units per acre (Growth Control Point -
19 du/acre).
Elementary School
Community Facility
All development within the Master Plan shall be consistent with these land use designations as
well as complying with• the Master Plan and Village Development Standards. The Elementary
School will revert to the underlying RMH General Plan designation if San Marcos Unified
School District does not exercise its option on the School site within a specified amount of
time. ln·addition, for a 90 day period only, the City shall be given the first right of refusal to
purchase Village S for park purposes if the site is not acquired by the District within. the
specified amount of time. Once the San Marcos School District exercises its option, the site's
General Plan land use designation shall remain E, Elementary, unless a General Plan
Amendment is approved.
B. ZONING
The property within the boundary of this Master Plan is zoned Planned Community, (PC), as
shown on Exhibit 6. The PC Zone requires that a Master Plan be approved prior to any
development on the site. The Rancho Carrillo Master Plan complies with all of the
requirements of Chapter 21.38, the Planned Community Zone, of the Carlsbad Municipal Code
and represents the zoning for the property within its boundaries. This Master Plan has bee!}
prepared in compliance with the four goals of the Intent and Purpose section, (21.38.010), of
the PC Zone.
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 accord with an adopted Master Plan to provide an
environment of stable and desirable character;
July 27, 1993
Feb;:ruary 1 7, 2004
12
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 and community facilities, both public and private;
3. Allow for the coordination of planning efforts between the developer and the city
to provide for the orderly development of all necessary public facilities to ensure
their availability concurrent with need;
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.
C. LEGAL DESCRIPTION
A portion of the southerly one half of Section 18 and a portion of Section 19, Township
12 South, Range 3 West, San Bernardino Meridian and a portion of fractional Section 13
and a portion of fractional Section 24, Township 12 South, Range 4 West, San Bernardino
Meridian, City of Carlsbad, County of San Diego, State of California.
D. LAND USES
The General Plan land uses for the Rancho Carrillo Master Plan include the following
specific land uses: residential land uses, elementary school, open space and community
facilities. Exhibit 4 shows how the General Plan land uses have been separated into
residential villages, school site and open space areas. Exhibit 5 provides additional
information for each of the planning areas shown on Exhibit 4.
1. RESIDENTIAL
July 27, 1993
a. Types of Housing
The Master Plan area will provide a diversity of housing to include single family
and multi-family homes for a total of 1,816 dwelling units. If Village S is not
developed as a school site and Village Tis not used as a community facilities site,
the units allocated to these sites would allow for a total of 1,982 residential units
within the Master Plan. The residential areas of the Master Plan are divided into
18 villages. Single family development areas will provide a wide range of lot
sizes.
The design of residential homes provides a variety of housing opportunities
consistent with the City's General Plan. The design is also compatible with the
13
July 27, 1993
existing, single and multiple family development to the south of the Master Plan
area.
14
L-C
L-C
P-C
0-S
Ilf11:g!ffi.li:I:!Itlt!IlIIlII!
l@r«•wm:1 Planned Community
October 21, 1997
P-M
R-1
Open Space
One Family Residential
RD-M-Q
SPA
City of
San Marcos
RS-4
County of
San Diego
R-1
j RS-4 I Residential, Single Family (San Diego County)
1ml Specific Plan Area ~ (City of San Marcos)
b. Affordable Housing
October 21, 1997
The Rancho Carrillo Master Plan shall provide Affordable Housing in
conformance with the requirements of the Inclusionary Housing Ordinance,
Section 21.85 of the Carlsbad Municipal Code. The total number of affordable
units provided shall be based on the maximum number of units allowed by the
Tentative Maps for this project. Tentative Maps have been approved for Villages
J ,M,O,Q,&R for a total of 409 units. The remainder of the other Villages do not
have approved Tentative Maps at this time, however, based on this Master Plan,
these remaining Villages could have up to 1407 u:¢ts for a total of 1816 dwelling
units in the Rancho Carrillo Master Plan. Based on these figures, the Master
Plan will be required to provide 272.4 affordable units, 27.4 of which would
have to be three bedroom units. If the actual number of market rate units
allowed by the approved Tentative Maps in the remaining Villages is less than the
number of units allocated to these villages by the Rancho Carrillo Master Plan,
the required number of affordable units will be reduced accordingly.
The majority of the Affordable Housing for Rancho Carrillo will be -located in
Village B as multi-family condominiums or apartments. Village B is located
adjacent to the intersection of Melrose Drive and Palomar Airport Road. This
location puts it in proximity to jobs along the industrial corridor of Palomar
Airport Road and bus stops on Melrose Drive and Palomar Airport Road.
Village B may be developed with up to 258 units which could meet the majority
of the Affordable Housing requirements of the Rancho Carrillo Master Plan, if
all of the Villages were developed to the maximum allowed by the Master Plan.
At least 10 % of the required Affordable Units required for the Rancho Carrillo
Master Plan shall be provided as three bedroom units in Village B. This would
be a maximum of 27.4 three bedroom Affordable Units.
Up to 20% of the required affordable units (54) may be provided as Second
Units to be located in Villages D,F,G,H,J,K,M,O,P,Q,&R. The exact location
and design of these Second Units will be determined when the Floor Plans and
Elevations are approved for these Villages. All Second Units will be designed
in conformance with the approved Design Guidelines for these Villages and the
Second Unit Ordinance, Section 21.10.015 of the Carlsbad Municipal Code.
Second units will be provided concurrently with the market rate units in the
villages that include second units. The affordable units in Village B shall be
provided per the phasing schedule of the Rancho Carrillo Affordable Housing
Agreement.
16
All future discretionary permits for development within the Master Plan shall be
conditioned to enter into an Affordable Housing Agreement pursuant to Section
21.38.120 of the Carlsbad Municipal Code. This agreement shall be approved
by the City prior to recordation of a final map or issuance of building permits,
whichever occurs first. All relevant terms and conditions of any Affordable
Housing Agreement shall be filed and recorded as a deed restriction on those
individual lots or units of a project which are designated for the location of
Affordable Units.
The Affordable Units provided in Village B may satisfy the Affordable Housing
requirement of the following previously approved Tentative Maps:
CT 93-08/PUD 93-07 Village 0
CT 93-04 Villages L,M,N,Q,R,&T
2. OPEN SPACE
Preservation and enhancement of open space is an important aspect of this Master Plan.
Open Space constitutes a major portion of the Master Plan, approximately 252.2 gross
acres or 3 7 % of the Master Plan area will be retained as open space. The Master Plan
Open Space program consists of extensive passive open space to include wetland and
other significant habitats, natural slopes, trails and landscape parkways. Residential
villages will also contain open space areas that will provide recreational areas as well as
access to the major open space trail network. A more detailed discussion of open space
is provided in Chapter VI.
3. SCHOOL SITE (Village S)
An elementary school site is reserved for the San Marcos Unified School District at
Village S. The site will be made available per the requirements of the Zone 18 LFMP.
If this site is not acquired by the San Marcos School District for school purposes it will
revert to the underlying General Plan land use of RMH, 8-15 DU/AC with an allowable
density of 11.5 DU/AC. This would allow Village S to be developed with 147 dwelling
units. These 147 units represent a portion of the difference between the number of units
allocated to Zone 18 by its approved Local Facilities Management Plan (2091 units) and
the maximum number of units currently proposed by the Rancho Carrillo Master Plan
(1,816 units). The detailed site design and timing of construction of school facilities will
be determined by the San Marcos Unified School District.
4. PARK LAND DEDICATION
The Master Plan will dedicate 16 .4 gross acres (9 .4 net acres) of park land to the City
of Carlsbad prior to recordation of any final map in the Master Plan area. This park
October 21, 1997 17
acreage is contiguous with the existing Rancho Carrillo Park Site and exceeds the Zone
18 -LFMP requirement. It is anticipated that the park site will be predominantly
passive, however, final site design will be determined by the City of Carlsbad's Park
and Recreation Department.
5. COMMUNITY FACILITIES
Within the residential and open space land uses, land is reserved for a community service
facility and daycare center. The location and description of each of these facilities is
provided below and are shown on Exhibit 7.
a. Community Service (Village T)
A 3.2 net acre site is reserved for a Community Service in Village T located near
the southwest boundary of the Master Plan area. The site will be available for a
minimum period of ten (10) years. The ten-year period shall commence when final
inspections have been approved for one hundred percent of the units in the first
residential planning area in the master plan (October 19, 2000). If, at the end of the
ten-year reservation period, community facilities have not developed in the
community facilities designated area, then the developer may make an application
for a major master plan amendment to eliminate the community facilities site. If the
developer proposes to eliminate the comniunity facilities area, he shall demonstrate
why it is infeasible that the designated area will ever develop with community
facilities uses. The site may be General Plan land use designated Residential
Medium (RM) for a potential of 19 dwelling units subject to approval of a Major
Master Plan amendment.
b. Daycare Center
A daycare center in conjunction with a common recreation center will be provided
in Open Space Area 11 adjacent to the Carrillo Ranch Park site.
October 21, 1997
February 17, 200u
18
• ·1
1:11:m2m11111
1w:sm:11 -1:1151:1111
NOTE:
Community Services
2.1 ac pad
RV Storage
2.6 ac paa
Elementary School
11.6 acpad
City_ Park
26.9 ac
Childrens' Daycare 1.8 acpad
1. Total park acreage does not include r.o. w. 's,
which are included in the 27.5 acre figure.
/ ·---... _
•i,,__ ----
.r .(~-.... --·-·---
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October 21, 1997
'
• ... ,: ·r
_{-·
, ..... ~_,,/
r ___ ....
:, ,'
·-.. ,. ·,,\
-··
Community '77
Facilities ~
::::•··•••••:;;;:::::::•••••·• ·,w, •• , • .,,. ·••••••--••
E. GENERAL PROVISIONS
1. MAXIMUM NUMBER OF DWELLING UNITS
The Zone 18 -LFMP allocated 2,091 dwelling units for residential development
within the Master Plan area. The Master Plan currently proposes development for
a total of 1,816 dwelling units. The additional 166 dwelling units allowed by the
Zone 18 -LFMP will be reserved for the exclusive use of the Master Plan until the
development status of Villages Sand Tare determined.
Village A may be developed with up to 195 units at a density of 22.94 dwelling
units per acre which exceeds its General Plan designation of 19 dwelling units per
acre. To compensate for Village A being developed with 34 more units than would
be allowed by its Growth Control Point the maximum density in Village F has been
reduced by 34 units. Under its General Plan designation of RM, Residential
Medium Growth Control Point of 6 du/ac Village F would be allowed to have up
to 150 dwelling units. The Master Plan has reduced the maximum number of
dwelling units in Village F to 116, which allows a maximum density of 4.25 du/ac
which is at the lower end of the RM General Plan range.
Villages J, K, & 0 may be developed at densities above their RLM General Plan
growth control point of 3.2 du/ac. However, their densities shall not exceed the
densities assigned to these Villages by the following chart.
Village
J
0
K
Maximum Units
65
48
95
Density
3.25 du/ac
3.69 du/ac
3.4 du/ac
The developers of the Master Plan propose to develop these villages with single
family detached homes at the above mentioned densities, which are below the RM
density range, but slightly above the growth control point of the RLM designation.
In an attempt to accommodate the requirements of the City's General Plan and
Growth Management Program the developers of the Master Plan have redesignated
these Villages from RM to RLM with a maximum number of units as shown on the
chart above.
October 21, 1997 20
Approval of these villages above their growth control point is acceptable because
the maximum number of units allowed by the Master Plan, 1816, is below the 2091
residential units allocated to Zone 18 by its approved Local Facilities Management
Plan.
The maximum development potential permitted by this Master Plan is shown on
Exhibit 5. Unless a Master Plan Amendment is processed, the development
allocation shown shall not be changed except for the following circumstances:
a. Residential dwelling units in a village may be increased up to 10 percent
provided that there is a concurrent reduction in the number of dwelling
units permitted in another village in a corresponding amount, and further
provided the total maximum number of dwelling units shall not be
increased, or
b. Upon determination by the San Marcos Unified School District that the
elementary school site is not needed or at the end of three years from
approval of this Master Plan (This period may be extended in one-year
increments subject to the approval of the Planning Director and School
District) and the City does not exercise it's right of first refusal to purchase
the site within a 90 day period if it is not acquired by the district, Village
S will be allowed to develop to the maximum number of dwelling units
allowed under growth management, or
c. Upon determination that the Community Facilities site, Village T, is not
needed or at the end of three years following the date of approval of the
tentative map for this parcel, Village T will be allowed to develop to the
maximum number of dwelling units allowed under growth management, or
d. Density bonuses for affordable housing as allowed per Program 3.7a of the
City of Carlsbad Housing Element.
2. DWELLING UNIT TRANSFER
A dwelling unit transfer may be allowed within a quadrant pursuant to the Growth
Management Ordinance (Title 21.90 of the Carlsbad Municipal Code). Dwelling
units may be transferred from one property within the Rancho Carrillo Master Plan
to another property within the Master Plan or within the Southwest Quadrant as
long as the overall unit count in the quadrant is not exceeded and adequate public
facilities are provided concurrent with the need created by the transfer of the units.
Any transfer of density shall be analyzed as part of the discretionary action
proposing the transfer. This review shall determine if the proposed transfer is in
October 21, 1997 21
conformance with and compatible with Carlsbad's General Plan and Municipal
Code.
3. RECORDATION
Notice of the approval of this Master Plan for property within its boundaries shall
be recorded with the County of San Diego Recorder's Office.
4. NONVESTING OF RIGHTS
Specific 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. Where a conflict in development
standards occurs the more restrictive standard shall take precedence. 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.
5. MITIGATION MONITORING
In accordance with the Assembly Bill 3180, all mitigation measures specified in
EIR 91-4 and in the approving resolutions shall be complied with in their entirety
at the appropriate time of development. A mitigation monitoring program has been
included as an attachment to the resolution certifying EIR 91-4.
6. GROWTH MANAGEMENT
The applicant shall comply with all provisions of the Carlsbad Municipal Code,
Section 21.90 (Growth Management Program). The applicant by pulling building
permits pursuant to the Master Plan and the Local Facilities Management Plan
(LFMP) for Zone 18 agrees that all of the dedication and other requirements
imposed as a condition of the Master Plan for Zone 18 LFMP are reasonably
necessary to serve the needs of the development for which the building permits are
required.
7. CONDITION VALIDITY
If any condition for construction of any public improvements or facilities, or the
payment of any fees in lieu thereof, imposed by this approval or imposed by law
on this project are challenged, this approval shall be suspended as provided in
Government Code Section 65913.5. If any such condition is determined to be
invalid this approval shall be invalid unless the City Council determines that the
project without the condition complies with all requirements of law. Portions of
October 21, 1997 22
the Master Plan that are not impacted by the challenged condition shall be allowed
to proceed with development.
8. DEDICATIONS
All land and/or easements indicated in this Master Plan for public streets, open
space, recreational purposes and public utility purposes shall be granted to the City
of Carlsbad without cost to the City and free of all liens and encumbrances as
conditioned by the appropriate discretionary approval.
9. 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.
10. PUBLIC FACILITIES
To ensure that all development areas of the Master Plan shall be adequately served,
the developers of the Master Plan or portions thereof shall be required to provide
for their share of the construction or funding of all necessary public facilities
pursuant to the approved Zone 18 Local Facilities Management Plan.
11. ZONING
Pursuant to the powers of Chapter 21.38 of Carlsbad Zoning Ordinance (P-C
Zone), this Master Plan shall constitute the zoning for all lands within the Master
Plan. No person shall use or develop contrary to the provisions of the Master Plan
any land located within the boundaries defined by the Master Plan. All provisions
of the Master Plan are imposed as a condition of zoning. Approval of this
document does not excuse compliance with all other applicable City ordinances in
effect at the time building permits are issued. Unless modified by this Master Plan
or approval of a Planned Development Permit all development shall comply with
the requirements of the underlying zone as shown by Exhibits 4 and 5.
12. FISCAL IMPACTS
The fiscal impacts of the proposed project have been analyzed by the applicant and
reviewed by the City of Carlsbad Finance Department. The analysis has
determined that revenues from the proposed development will essentially match the
expected expenditures for public services and therefore, have no net fiscal impact
October 27, 1998 23
on the City. Although the analysis is a reasonable effort to determine the fiscal
impacts of development, any report of this type should be accepted only with the
knowledge that it is based on a wide range of assumptions. Many of these
assumptions must be accepted based on a sense of reasonableness rather than fact
or defensible research.
13. HILLSIDE DEVELOPMENT ORDINANCE
All development within the Rancho Carrillo Master Plan shall be in compliance
with Chapter 21.95, the Hillside Development Ordinance, of the Carlsbad
Municipal Code.
14. LOCATION OF IMPROVEMENTS
The location of streets, utilities, and other land use related improvements are
approximate on the Master Plan Map. Precise locations will be established through
the approval of the Tentative Map and Site Development Plans by the City.
15. TRAIL SYSTEM
An extensive trail system shall be provided for the Master Plan area as discussed
in detail in the Open Space Chapter.
16. LANDSCAPING
A detailed landscape and irrigation plan that follows the concepts established within
this document will be submitted to the Planning Director prior to the issuance of
a grading permit for each Village. A lighting and landscape maintenance district
will be formed for . the maintenance of the slopes adjacent to the Circulation
Element Roadways and other open space areas within the Master Plan. If a
maintenance district is not formed, the Master Homeowner's Association will be
responsible for the maintenance of these areas.
17. MASTER HOMEOWNERS' ASSOCIATION
Prior to the recordation of the first final map, the applicant shall prepare and
submit for City review the Master Declaration of Restrictions which control the
private uses, design, maintenance and development standards for each area of the
Master Plan. Prior to first occupancy, the state will require establishment of the
Master Homeowner Association. Included within the Master Association may be
one or more sub-associations composed of villages grouped according to issues of
concern. Each association shall be an equal member of the Master Association and
may be required to pay a reasonable amount of dues to the Master Association. No
October 21, 1997 24
revisions that weaken or diminish the rights of the City shall be made to these
Restrictions without the City's prior written consent.
a. The Restrictions shall state expressly that the property is subject to the
provisions of the Master Plan. It shall also be indicated that the City shall
have the right but not the obligation to enforce the provisions of the
Restrictions through the normal enforcement procedures if the City Council
determines such enforcement is necessary to protect the public welfare and
may assess homeowners for costs incurred therein.
b. The Restrictions shall prohibit the storage or parking of recreational
vehicles within any of the Villages except in approved RV storage areas.
c. The Master Association shall control the operation and maintenance of the
recreation vehicle storage area, entry signs, common slopes and other
common features as identified in the Master Plan.
d. The provisions of the Master Restrictions shall be binding to the provisions
of the Restrictions for the Village Associations and may not conflict. Slope
areas within individual villages shall be maintained by the Master
Association if exposed to major streets. The developer shall submit a
master maintenance plan showing all areas to be maintained by the Master
Association to be approved by the City Engineer prior to any final map
approval.
18. RECREATIONAL VEHICLE STORAGE
As shown on Exhibit 7, a portion of Open Space Area 9 shall be developed as a
Recreational Vehicle Storage Area to serve the needs of the residents of the Rancho
Carrillo Master Plan area. It shall have a minimum usable area of one acre. This
RV storage area shall be operated and maintained by the Rancho Carrillo Master
Homeowners' Association. This area may be maintained by a private operator at
the option of the Master Homeowners' Association. If there is space available
within the RV storage area, nonresidents of the Master Plan may be allowed to
store their recreational vehicles in this area. The fees charged to these nonresidents
shall be used to pay for the maintenance of the RV storage area. As the Master
Plan is developed, residents of the Master Plan area shall have priority over
nonresidents for storage space within Open Space Area 9. Until this lot is
developed a temporary RV storage lot may be provided in another portion of the
Master Plan subject to the approval of the Planning Director, or each Village may
provide its own temporary storage area pursuant to the standards of the Planned
Development Ordinance.
October 21, 1997 25
19. DEVELOPMENT AND PUBLIC FACILITY PHASING
The Zone 18 Local Facilities Management Plan contains a detailed phasing
program based on development assumptions. The demand created by development
determines the need for facilities prior to or concurrent with development. The
objective of the growth management program is to coordinate the provision of
public facilities and services with a projected sequence and pattern of development.
Engineering analysis of the Master Plan site indicates that the majority of public
facilities will be required with the first phase of development. Specifically, any
development within the Master Plan will require that circulation, sewer, water and
drainage facilities be provided concurrent with the first phase of development. The
specific public facility improvements for each of these facilities are discussed and
illustrated in Section VII.
The first phase of development in the Master Plan is dictated by the grading
requirements for the Circulation Element Roadways located within the Master Plan
area. In order to provide for the circulation roadways, the full width grading and
construction of all circulation element roadways located within the Master Plan area
will be provided in Phase 1 as shown on Exhibit 8. Since the water and drainage
facilities requirements are located adjacent to the circulation roadways, these
facilities will be constructed concurrently with the circulation road network in
Phase 1. Additionally, the entire Master Plan is located within one sewer district
which requires installation of new sewer facilities with the first development in the
Master Plan.
The proposed Phase 1 grading will complete several items needed for the
development of the Master Plan area. The Phase 1 grading will remove the soil
problem areas, allow for the mitigation areas to be established during the early
stages of development and allow for the grading needed for the community
facilities, school and parks.
There will be additional phases of residential development in addition to Phase 1.
These phases are independent of each other and may develop concurrently with or
subsequent to Phase 1. However, since all public facility requirements are
provided with Phase 1 of development, all subsequent phases do not have any
public facility requirements and therefore, meet the requirements of growth
management.
The phases of development are discussed in greater detail in the grading chapter.
Specific public facility improvements identified by the Zone 18 LFMP are
discussed in the Public Facilities Section.
October 21, 1997 26
20. AGRICULTURE
July 27, 1993
Agriculture may continue on any portion of the Master Plan that is currently being
used for or has been previously used for agricultural purposes until that portion of
the Master Plan has been developed or used for mitigation purposes.
27
,r:tFiGENti: ........... . .. ...... ···:, ..... : ............................... ,.:~ .......... : ...... .
1:...-rPhaseOne
~""'-----' Drainage Structure
Phase One
Public I Community
Facilities
□ Subsequent Phases
NOTES:
1. All utilities within the r.o.w. will be installed with road constnlc tion.
2. Existing city park is not included in phased development area.
October 21, 1997
'
! ,-'
PhasingoJr-:7
Development Improvements ~
••••••••••••••••••••••••••••••••• ···············:··· ::::::::::::::::··;;;;;;;;;;;;;;;···::··········. • ....... i:f:·::~::::::::::::::;:;·· ••••
rr1. DEVELOPMENT REVIEW PROCESS
Individual Planning Areas within this Master Plan shall be reviewed relative to the provisions of
this chapter, State Law, Municipal Codes, and City Standards.
A. MASTER PLAN
Any revisions to the Rancho Carrillo Master Plan shall be processed pursuant to Title 21
of the Carlsbad Municipal Code as well as Chapter ill of this document. All revisions
must conform to and implement the purpose of the Master Plan. Any application which
is not consistent with the Master Plan shall not be approved.
B. TENTATIVE MAP AND PLANNED UNIT DEVELOPMENT PERMIT
A Tentative Map processed pursuant to Titles 20 and 21 of the Carlsbad Municipal Code
must be processed prior to the development of any residential area within the Master Plan
for ownership units. Tentative maps, including vesting tentative maps, and Site
Development Plans can cover more than one residential village. All proposed tentative
maps must conform to and implement the Master Plan. Any application that does not
implement the Master Plan shall not be approved. After Final Map approval of each
Tentative Map, grading, building and other ministerial permits for the development of the
site may be issued provided that all public facility requirements have been satisfied per the
Zone 18 LFMP.
All Tentative Maps that will create lots averaging less than 7 ,500 square feet in size or
create ownership multifamily units must process a Planned Unit Development pursuant
to Chapter 21.45 of the Carlsbad Municipal Code concurrently with the Tentative Map.
Tentative Maps creating duplex projects or single family detached projects on lots less then
7500 sq. ft. in size may use either of the following review processes subject to the desire
of the applicant.
STANDARD PROCEDURE
1. Use of the standard procedure where floor plans and elevations are processed
concurrently with the tentative map.
OR
DELAYED ARCHITECTURAL REVIEW
2. Tentative Maps and Planned Development Permits may be processed through
Planning Commission and City Council without floor plans or elevations. At the
time of Tentative Map approval the Planning Commission and City Council shall
October 21, 1997 29
adopt design guidelines for the project. These guidelines may address, if
appropriate, such things as building envelopes, setbacks from slopes, building
separations, the Small Lot Architectural Guidelines, compliance with the Hillside
Architectural Guidelines, and the mixture of one & two story units.
Before obtaining a building permit the applicant shall submit floor plans and
architecture for staff review to ensure compliance with these guidelines. After
reviewing these plans and determining that they are in conformance with the design
guidelines, that were approved as a part of the Tentative Map, staff shall present
the floor plans and architecture to the Planning Commission per Carlsbad
Municipal Code Section 21.45.160. The Planning Commission's review shall
focus on architecture only, the previously approved Tentative Map shall not be
opened for review and no new conditions shall be added to the Tentative Map.
Any new conditions added to the Resolution approving the Planned Development
Permit shall be limited to dealing with architecture and floor plans only.
C. SITE DEVELOPMENT PLAN
A Site Development Plan processed pursuant to Chapter 21.06 of the Carlsbad Municipal
Code shall be submitted and approved prior to the development of the following:
Affordable Housing
Community Recreation Center
Apartment Projects
Schools
Community Service Facility
Daycare Center
Site Development Plans are not required for standard 7,500 square foot or larger lot single
family subdivisions that do not require the approval of elevations or floor plans at the time
of tentative map approval.
The Site Development Plan shall be consistent with the concepts, goals and standards
specified in this Master Plan to ensure compatibility with all appropriate City policies and
ordinances. After final approval of each Site Development Plan, grading, building and
other ministerial permits for the development of the site may be issued provided that all
public facility requirements have been satisfied per the Zone 18 Local Facilities
Management Plan and all conditions of approval by the City have been satisfied.
Each Site Development Plan shall be submitted and processed as set forth in Chapter
21.06, Qualified Development Overlay Zone, of the Carlsbad Municipal Code except that:
October 21, 1997 30
1. Per the requirements of the Carlsbad Municipal Code, a Conditional Use Permit
must be approved by the Planning Commission prior to the development of a
school or community service facility on any site. However, the use of a
community service facility or school at the proposed locations has already been
deemed appropriate through the approval of the Master Plan, therefore, processing
of Conditional Use Permits are not required. The Site Development Plan process
will instead be utilized and will require review of only the site designs and building
elevations. It should be noted that the processing of either a CUP or SDP for a
school is at the discretion of the appropriate School Board and may be waived by
a 2/3 vote of the Board.
D. PUBLIC FACILITY PHASING
The Zone 18 Local Facilities Management Plan contains a detailed general development
phasing program for eleven public facilities covered by the City of Carlsbad Citywide
Public Facility Plan. The Master Plan and conditions of approval will ensure that public
facilities will be in place when they are needed. The Citywide Public Facilities plan
established performance standards for public facilities. These performance standards were
adhered to by the Zone 18 Local Facilities Management Plan to ensure the appropriate
timing of facilities and services. All public facility performance standards identified in the
Zone 18 Local Facilities Management Plan and any amendments thereto must be complied
with as the Master Plan develops.
E. MASTER PLAN AMENDMENTS
Approval of this Master Plan indicates acceptance by the City Council of a general
framework for community development. Part of that framework establishes specific
development standards that constitute the zoning regulations for the Rancho Carrillo
Master Plan.
It is anticipated that certain amendments to the Master Plan may be necessary during the
development of the area. There are several ownerships within the Rancho Carrillo Master
Plan. If one of the property owners desires to amend a portion of the Master Plan text or
exhibits that impacts their property only, it would not be necessary to obtain the consent
of the other property owners. This review would focus on the subject property only and
would not impact other properties within the Master Plan. Amendments are divided into
three categories as determined by the Planning Commission. These amendments include:
1) major; 2) minor; and 3) four year comprehensive review and update. Amendments may
be initiated by the City Council or property owner.
July 27, 1993 31
1. MAJOR MASTER PLAN AMENDMENTS
All Master Plan modifications which do not meet the criteria of a Minor
Amendment as determined by the Planning Commission, shall require a Major
Amendment to the Master Plan. These amendments shall be processed pursuant
to Section 21.38.120 (P-C Zone) of the Carlsbad Municipal Code. All Major
Amendments shall be reviewed for approval by the Planning Commission and City
Council.
Any request for a Major Amendment to the Master plan shall require serious
consideration as it relates to the intent of the original Master Plan. As a condition
of consideration of any amendment to the Master Plan it shall be the applicant's
responsibility to:
a. Ensure that the proposed amendment meets the goals and objectives of the
Master Plan and the public facilities requirements identified in the Zone 18
Local Facilities Management Plan.
b. Ensure that any impacts to the Master Plan resulting from the amendment
can be satisfactorily mitigated.
c. Update any Master Plan studies and/or provide additional studies when
determined necessary by the Planning Director.
d. Any Major Amendment to the Master Plan shall require that all proposed
development comply with all City ordinances and policies in effect at the
time of approval.
e. Provide a strike-out/underline copy of the Master Plan text when changes
are necessary and update any Master Plan exhibits affected by the proposed
amendment.
2. MINOR MASTER PLAN AMENDMENTS
July 27, 1993
All Minor Amendments which meet the criteria noted below shall be reviewed for
approval administratively by the Planning Director.
a. Expansions or reductions up to 10% in the Village area may be allowed by
the Planning Director if the overall dwelling unit yield specified for the
Village in Chapter VIII does not increase.
32
b. Change of product type from MF to SF or SF to MF may be allowed by the
Planning Director if the overall dwelling unit yield specified for the Village
in Chapter VIII does not increase.
c. Minor realignment or modification of internal streets of the Master Plan if
approved by the Planning Director and City Engineer as not constituting
significant change
d. Additions to/ or minor amendments to design features identified in Chapter
IV, General Community Development Standards, provided such additions
or amendments strengthen the unity and vitality of the community's design
and are comprehensively incorporated in the Master Plan.
e. Minor modifications to the Development Phasing Scenario described in the
Local Facilities Management Plan for Zone 18 will require the approval of
the Planning Director and City Engineer.
f. Any changes to the Master Plan required to satisfy the requirements of the
U.S. Department of Fish and Wildlife, Army Corp of Engineers or other
responsible agencies, may be approved administratively by the Planning
Director or City Engineer.
F. MASTER PLAN REVIEW AND UPDATE
If determined to be necessary, at the direction of the City Council, the Master Plan shall
be comprehensively reviewed by the City of Carlsbad Planning Department every four
years or more frequently. The review shall consider but not be limited to the following
topics.
1. The quality of the living environment created by the Master Plan.
2. The Master Plan's fulfillment of current City policies and standards.
3. The fiscal impact of the Master Plan's implementation.
4. The Master Plan's maintenance of environmental quality.
5. Adequacy of public facilities.
G. TENTATIVE MAP/PLANNED DEVELOPMENT PERMIT AMENDMENTS
1. MAJOR AMENDMENTS
July 27, 1993
Major Amendments to a Planned Development Permit may be permitted per
Carlsbad Municipal Code Section 21.45.160.
33
2. MINOR AMENDMENTS
Minor Amendments may be approved administratively by the Planning Director if
there is no change to the densities or the ownership boundaries of the subject
property, and if the proposed change does not involve an addition of a new use or
group of uses not shown on the original permit, or the rearrangement of uses within
the development, or changes of greater than ten percent in approved yards,
coverage, height, square footage of units, open space or landscaping. The Planning
Director's Review shall be limited only to the Villages or Open Space Areas
affected by the proposed amendment.
H. SITE DEVELOPMENT PLAN AMENDMENTS
1. MAJOR AMENDMENTS
Major amendments to a Site Development Plan may be permitted subject to the
approval of the Planning Commission provided that the provisions of Section
21.06.090 are met (Qualified Development Overlay Zone, Development
Standards).
2. MINOR AMENDMENTS
July 27, 1993
Minor Amendments may be approved administratively by the Planning Director if
there is no change to the ownership boundaries of the subject property, and if the
proposed change does not involve changes of greater than ten percent in approved
yards, coverage, height, square footage of buildings, open space or landscaping.
The Plaru.ling Director's review shall be limited only to the Villages or Open Space
Areas affected by the proposed amendment.
34
TV. GENERAL COMMUNITY DEVELOPMENT STANDARDS
All development within the Master Plan shall comply with the general development standards
established by this chapter. The following design guidelines have been developed to ensure that
all Villages within the Master Plan maintain a consistent and unified character, at the same time
retaining their individual identity. These guidelines address the common design elements that will
be used throughout the community to provide a visual cohesiveness and order, and to establish a
strong sense of place and belonging. Each element is defined through text and/or illustrations.
Site-specific design criteria for each Village is established in Chapter vm.
A. ARCHITECTURE
1. PURPOSE OF DESIGN GUIDELINES
The purpose and intent of the architectural design guidelines for the Rancho
Carrillo Master Plan is to encourage design that will have a distinct identity,
expressing a thoughtful integration of building structures and their environment.
These guidelines will provide the City and the residents of Rancho Carrillo Master
Plan with the necessary assurances that this community will develop in accordance
with the quality and character envisioned in the Master Plan .
. The guidelines contained herein shall provide direction during the development
phase of Rancho Carrillo Master Plan. These guidelines are intended to establish
parameters for quality of appearance and to help provide compatibility between
subdivisions within Rancho Carrillo Master Plan.
2. COMMUNITY CHARACTER
July 27, 1993
A unique Southern California vernacular will characterize the built environment of
Rancho Carrillo. The distinct, yet similar, styles of architecture to be integrated
within the community represent the commitment to create a strong sense of identity
and community through the use of harmonious architectural concepts, colors,
materials and usage.
The aesthetic beauty of the hillsides and valley creates a sense of flowing to the
ocean. The sloping hills that form the valley set the tone for architecture where the
buildings are solid, firmly based on the ground and in harmony with the shapes and
colors of the surrounding hillsides and valley.
The entry monumentation establishes this clean, sharp and positive atmosphere.
Community entries, community walls, signage, landscape architecture and
monumentation work well together to create a harmonious community.
35
3. DESIGN CONSISTENCY AND INTEGRITY
Integrity and diversity of architectural style can be made to co-exist within Rancho
Carrillo. This can be achieved through the use of unifying elements in the overall
community, and by the avoidance of jarring visual conflicts caused by drastically
dissimilar styles, colors and levels of quality located within same visual area. It
is intended that a mixture of residential projects utilizing varied architectural styles
should be permitted to provide visual interest and diversity. Residential .
communities can utilize similar building materials and architectural design elements
to provide neighborhood unification. Adjacent residential communities with
different architectural styles should provide architectural compatibility by utilizing
both a complementary color palette and similar exterior accent materials on
adjacent residential structures. This compatibility can be further enhanced through
the use of common community walls and landscaping.
4. ARCHITECTURAL STYLES
July 27, 1993
In an effort to promote richness with the diversity of architectural styles, a theme
has been developed which focuses on the unique character of Southern California
architecture. The following eight styles of architecture will be used within the
Master Plan:
California Mediterranean
California Ranch
Early California/Monterey
Spanish Colonial
Spanish Eclectic
Prairie
Mission
Craftsman
These styles of architecture will be introduced on the following pages with a brief
description of the various components that make up this Southern California
traditional architecture. Designers should be encouraged to create individualistic
interpretations of the identified architectural styles. However, interpretations shall
be generally traditional in nature -experimental or overly contemporary
architectural interpretations shall be discouraged. Traditional interpretations can
be achieved through the utilization of modem building material including aluminum
frame windows, masonry veneers, fire resistant and simulated wood roof materials.
36
July 27, 1993
California Mediterranean
The architecture that dominates the coastal hillsides of the Mediterranean has been
transplanted to Southern California. Similar in climate and topography, this
adaptation is well suited to conditions and lifestyles in California. The Southern
California architecture, having its roots in the Mediterranean, is characterized by
barrel tile roofs, recessed openings and a sense of mass and solidity. The
architecture of the Mediterranean, build in decades rather than years, has a timeless
feel that, with simple forms and uncluttered detailing, can result in a time honored
look that responds to climate, culture and the marketplace of Southern California.
Roof pitches can range from steeply sloping to flat, but will always have clay
colored tile with flush or small overhangs. Hipped, gable and flat roofs with
varying plate heights provide an image of being built over time. The exterior
materials are smooth or textured plaster (stucco) with predominantly lighter colors
and bright accents or rails, shutters and awnings.
California Ranch
California Ranch style is derived from the early ranch architecture of the 1940's
with bungalow and Mediterranean influences. California Ranch architecture
became a distinct style with extensive use in the 1970's. It was characterized by
a horizontal emphasis with hip and gable roofs, varying in pitch from 4: 12 to 5: 12
accompanied by moderate overhangs. Relationships between indoor an outdoor
areas are an important factor in the layout and design of California Ranch
architecture, resulting in large areas of glass, corner windows, greenhouse
windows and continuous materials which link indoor and outdoor spaces. Exposed
beam ends and deep fascias with built-up wood post or masonry columns are
typical.
Stucco or wood siding are the predominant wall materials with masonry accents in
the form of columns or wainscots creating patios or potshelves. Roof materials
consist of simulated wood shakes, asphalt shakes or concrete tile. Colors are
earthtones with brighter use of accent colors.
Early California/Monterey
Early California architecture can be defined by many terms including Mission,
Spanish Colonial and Monterey. The historical roots of all these styles lie in the
directness, adaptability and contrast of materials and textures. A variety of forms
and massing give a sense of being built over time. The charm of this style is
represented in many Southern California locales. Santa Barbara, which was
designed and build primarily in the 1920's and 30's, demonstrates many examples
37
July 27, 1993
of early California architecture. The roof consists of barrel tile in red clay or terra
cotta colors, with plaster walls. Building color consists typically of whites or off-
whites with pastel tints. The wood is natural weathered stain.
Spanish Colonial
The architecture that defines Spanish Colonial is the Lor U shaped floor plans with
an enclosed courtyard. The concept is to bring the outdoor area into the house and
to give internal views onto the courtyard. Large vast overhangs and exposed rafter
ends lend to the Spanish Colonial style along with recessed doors, arched windows
and wall openings. Free standing pilaster archways at the entrance gate along with
wrought iron railings are typical entry statements to this style of architecture.
Spanish Eclectic
The Spanish Eclectic style of architecture uses decorative details borrowed from
the entire history of Spanish architecture. The roof pitch is generally low with
little or no eave overhang. Mission tiles, which are shaped like half-cylinders and
Spanish tile, which have an S-curve shape, are the typical roof covering. The wall
surface is usually stucco. There are typically one or more prominent arches placed
above doors, principal windows, or beneath porch roofs. Doors are emphasized
by adjacent spiral columns, pilasters, carved stonework or patterned tiles. Less
elaborate entrance doors of heavy wood panels, sometimes arched above, are also
common. Doors leading to exterior gardens, patios, and balconies are usually
paired and glazed with multiple panes of rectangular glass. Decorative window
grilles of wood or iron are common, as are similar balustrades on cantilevered
balconies, which occur in a variety of shapes and sizes. Other typical details
include tiled roofed chimney tops, brick or tile vents, fountains, arched walkways
and round or square towers.
Prairie
The identifying features of the Prairie architecture are the low-pitched roof, usually
hipped, with widely overhanging eaves; two stories, with one story wings or
porches; eave, cornice, and facade detailing emphasizing horizontal lines; often
with massive, square porch supports.
The characteristic horizontal decorative emphasis is achieved by such devices as
contrasting caps on porch and balcony railings; contrasting wood trim between
stories; horizontal board and batten siding; contrasting colors on eaves and cornice;
and selective recessing of only the horizontal masonry joints. Other common
details include window boxes or flattened pedestal urns for flowers; geometric
patterns of small pane window glazing; broad flat chimneys; contrasting wall
38
July 27, 1993
materials or trim emphasizing the upper part of the upper story; and decorative
door surrounds consisting of bands of carved geometric or stylized floral
ornamentation.
Mission
The Mission architecture is typically representative of the Old California missions
with mission shaped dormer or roof parapets and roof materials consisting of a red
tile roof covering. The eaves are widely overhanging with the porch roof
supported by large, square piers and commonly arched above. The wall surface
is usually smooth stucco.
There is a great variety of shaped dormers and roof parapets which mimic those
found on some Spanish Colonial mission buildings. Few are precise copies of the
original models. Most examples have prominent one-story porches either at the
entry area or covering the full width of the facades. These sometimes have arched
roof supports to simulate the arcades of Hispanic buildings. Decorative detailing
is generally absent, although patterned tiles, carved stonework, or other ·wall
surface ornament is occasionally used. Some examples have unusual visor roofs.
These are narrow, tiled roof segments cantilevered out from a smooth wall surface.
They most commonly occur beneath the parapets of flat roofs.
Craftsman
The Craftsman style was the dominant style for smaller houses built during the
period from about 1905 until the early 1930' s. The identifying features of the
Craftsman house are low-pitched, gabled roof (occasionally hipped) with wide,
unenclosed eave overhangs; roof rafters usually exposed; decorative (false) beams
or braces commonly added under gables; porches, either full or partial-width, with
roof supported by tapered square columns; columns or pedestals frequently extend
to ground level without a break at the level of the porch floor.
Columns for supporting the porch roofs are a distinctive and variable detail.
Typically short, square upper columns rest upon more massive piers, or a solid
porch balustrade. These columns, piers, or balustrades frequently begin directly
at ground level and extend without break to a level well above the porch floor.
Materials used for piers, columns and solid balustrades are varied and consist of
stone, clapboard, shingle brick, concrete block or stucco.
Craftsman doors and windows are similar to those used in vernacular Prairie
houses. Dormers are commonly gabled, with exposed rafter ends and braces such
as are found at the main roof-wall junction. The most common wall cladding is
39
wood clapboard with wood shingles ranking second. Stone, brick, concrete block,
and stucco are also used.
5. AFFORDABLE UNITS
Affordable units provided to fulfill Carlsbad's requirements for units available to
families of low and moderate income shall be designed in accordance with these
design criteria whenever possible. Exceptions to these design criteria may be made
for affordable units if the developer of these units can demonstrate that these units
can not be developed economically without alternative designs and materials (i.e.
composite roof). Every effort will be given to confirm that these units will not
adversely impact the overall cohesiveness and appearance of the Master Plan.
B. SPECIAL DESIGN PARK DISTRICT
The Carrillo Ranch Community Park, with its geographical location at the mid-point of the
central valley, will become the visual focus of the new community. This historical
homesite provides the community's namesake, and gives it the element of heritage,
providing the prospective of time and place. To protect the historic context and feeling of
the Carrillo Ranch Community Park a Special Design Park District has been established
which covers Open Space Area 11, Village S and portions of Villages O and Q.
Development in these areas should be designed so that it does not clash with the existing
architecture and landscape of the Carrillo Ranch Community Park.
To provide additional separation between future development and further buffering of the
park site , manmade slopes in excess of 30 feet may be created within the Special Design
Park District. These slopes shall be landscaped per the requirements of the Landscape
section of this chapter and the City's Landscape Guidelines Manual. The drainage outlet
structure in the vicinity of the bridge leading to the ranch house shall be designed and
constructed to blend in with the historic man made environment. The design shall be
approved by the Planning Director and City Engineer.
All grading adjacent to the buildings and significant vegetation within the park site shall
provide a detailed staking plan showing the limits of grading to ensure that there are no
accidental adverse impacts from the grading operation. The staking marking the limits of
grading shall be in place prior to moving grading equipment on to the site.
All grading within the Special Design Park district shall be periodically watered to control
dust.
July 27, 1993 40
Special Park
Design District
October 21, 1997
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October 21, 1997
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VIGNE I I E AREA
(SEE EXHIBIT 11)
Previous Park Land:
Park Expansion:
(Unconstrained Expansion:)
10.5 ac
16.4 ac
(9.4 ac)
Total Park Land: 26.9ac
NOTE:
1. Total park land acreage does not include r.o. w. 's, which are
included in the 27.5 acre figure.
Carrillo Ranch
Community Park 10
This Exhibit Left Blank
43
October 21, 1997
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d'
.b•••••••r Existing Grade
.k--?1 Proposed Grade
NOTE:
J. Sections illustrated here are keyed on the Park Buffer exhibit.
SECTION KEY
\
\
240
a
---1!.Q
~
....1!Q
~
240
b
Realdenllal Street
•••••••••••••••••••••••·······
View Screening
Resldenllal
View Window
230'
Trait
400'
Trait Carriage House
Hacienda
a'
~
~
:m_
270 .le ......... -...................... .~~ ~
240
b'
j .. •••••j Existing Grade
.k-4' Proposed Grade
NOTE:
J. Sections illustrated here are keyed on the Park Buffer exhibit.
SECTION KEY
1. COMMUNITY FACILITIES
July 27, 1993
OPEN SPACE 11 -COMMUNITY CHILD CARE/RECREATION CENTER
This important community facility will act as a locational feature signaling the
location of the park entrance off of Melrose Drive. It is important that it be
recognizable from that thoroughfare, but not be overpowering when viewed from
the park site itself. Development of the Community Child Care/Recreation Center
requires the approval of a Site Development Plan by the Planning Commission.
Special Design Criteria
a.
b.
C.
d.
Site Design
1) Orient outdoor use areas toward the western valley views.
2) Design and construct the facility to have an attractive presence from
Melrose Drive, and be scaled appropriately to its use and site·.
Grading
The site construction should follow the grading as shown in the Master
Plan.
Landscape Architecture
1) Duplicate or complement the existing Rancho plant palette.
2) Initial installation shall include a minimum of three specimen (36-
inch box minimum) trees per building.
Building Heights(Maximum)
1) This facility should become a positive landmark and locational
feature within the community. This could be accomplished by a
tower feature. If a tower feature is constructed as a part of this
facility, the tower shall be designed to be compatible with the
existing structures of the Rancho Carrillo Park and sufficiently set
back from the property line so it would not dominate the park site.
The design of any proposed tower feature shall be closely examined
as a part of the review of the Site Development Plan required for the
development of this site.
47
July 27, 1993
e.
2) One story -18 feet
Two story -30 feet
Tower -40 feet
Building Setbacks (Minimum)
1) 50 feet from Melrose
2) 25 feet from residential collector
3) 50 feet for two-story building from park property line
4) 30 feet for one-story buildings or structures from park property line
5) 175 feet for tower elements from park property line
f. • Building Architecture
1) • Architectural style will be selected from one of the following:
a) Spanish Colonial Revival
b) California Mission
c) Monterey
VILLAGE "S" -ELEMENTARY SCHOOL
Village "S" is designated as a school site for the San Marcos School District. As
stated in this Master Plan, a Site Development Plan must be approved by the
Planning Commission prior to development. The following special design criteria
should be used to guide that plan. However, the requirement for the SDP may be
waived by a two-thirds vote of the School Board.
Special Design Criteria
a. Site Design
Due to the shape of the site and its logical primary access point, the location
of its three main components; parking, building compound, and playfield
will run west to east, respectively.
48
b. Grading
Site construction should follow the grading as shown in the Master Plan.
The facility requires a minimum of a ten-acre pad. Grading will allow for
a 12-foot minimum wide public trail along its southern edge and a 12-foot
trail within the property on the slope produced by the construction of
Melrose Drive.
c. Landscape Architecture
The plant palette for this facility should be supportive and compatible with
the adjacent creek habitat vegetation and supportive of the architectural
theme. The slope plantings will be as prescribed by the City's landscape
guidelines and in this Master Plan document.
d. Building Heights (Maximum)
e.
As per State of California Regulations.
Building Setbacks (Minimum)
1) 200 feet fro:rp. all historical buildings
2) 30 feet from the southern edge of the school pad for one-story
buildings
3) 40 feet from the southern edge of the pad for two-story buildings
4) 40 feet from Poinsettia Lane
5) 50 feet from Melrose Drive
f. Building Architecture
The architectural theme of the facility will be comprehensive and selected
from one of the styles described in Section A.4 of this chapter.
2. RESIDENTIAL VILLAGES
July 27, 1993
Residential development within the Special Design Park District should be designed
and screened so that it does not clash with the existing buildings and vegetation
within the Rancho Carrillo Community Park. The portions of Villages O and Q
49
July 27, 1993
within the Special Design Park District should be developed in accordance with the
following criteria.
Special Design Criteria
a. Site Design
1) Surrounding streets should provide the neighborhood as well as the
park visitor views into the park to add to the sense of arrival and
neighborhood appreciation. This should be accomplished without
impacting the historic sense of place.
2) Park users shall be offered the opportunity to travel to the site by
non motorized means via the City's trail system in keeping with the
historic nature of the site.
3) More intense land uses such as commercial shall be prohibited
within the special historic· district.
b. Grading
To provide a more natural appearance, manufactured slopes adjacent to the
historical site should have a curving form and roll with a varied slope
gradient from 2: 1 to 3: 1.
c. Landscape Architecture
All slopes within the Special Design Park District Area should be planted
to buffer views from the park compound to the surrounding homes. The
species, quantity, and size of plants shall be sufficient to screen the park
user from views of these homes. No more than a maximum of 30 percent
of each residential elevation should be visible from the historical building
compound at a point five years after initial planting. Exhibits 12 to 14
illustrate how the proposed landscaping will screen the park users from
views of the homes proposed to the south of the park site.
d. Building Heights (Maximum)
1)
2)
One story -18 feet
Two Story-30 feet
50
e. Building Setbacks (Minimum)
f.
Setbacks are from any historical building in the park site.
a) 175 feet for one-story homes
b) 200 feet for two-story homes
Building Architecture
The architectural theme of the homes in the district should be selected from
one of the following:
1) Spanish Colonial Revival
2) California Mission
3) Monterey
4) Spanish Eclectic
5) Craftsmen
. 6) Bungalow
7) Prairie
8) California Ranch
C. LANDSCAPE GUIDELINES
The community landscape plan proposed in this document responds to a number of existing
conditions and preset guidelines. The plan's guiding factors are the area's natural
landforms and native plant communities, the heritage of the existing rancho, biologically
sensitivity areas, and the landscape standards set by the City. The purpose of the plan is
to illustrate how this community's physical character will respond to these existing
conditions while visually reinforcing the patterns established by the Master Plan. This plan
will serve as a guide to assure that individual projects will be compatible within the overall
community's comprehensive landscape plan. Exhibit 14 shows the landscape concept plan
for the Master Plan area.
The species, density of planting and sizes provided in the following text are for illustrative
purposes only. The exact species, density of planting and sizes will be determined at the
time of preparation of the detailed landscaping plaris. However, the final landscaping plans
should be compatible with the landscape plan described in this chapter.
Much of Rancho Carrillo's landscape will be made up of native and enhanced open space.
Creek vegetation in the area's drainage tributaries and hillside brush areas will make up
30 percent of the entire Master Plan area. These natural areas will remain a prominent
feature of the area's physical character. Native areas will be edged by transition plantings
that support open space habitat values, produce a compatible visual transition from natural
to the more refined residential landscape and promote fire suppression.
July 27, 1993 51
The arterial streetscapes will use tree groves to produce wide edges and a strong thematic
character. These streetscapes will open to frame view opportunities of valley and hillsides
as well as frame distant panoramic vistas. Streetscapes for Melrose Drive and Poinsettia
Lane will also include shrub plantings selected from the existing rancho's palette to help
incorporate that theme within the overall community.
July 27, 1993 52
.f O' Building Setback StreeJscapePlanting
Slope plantings adjacent to ------.. riparian areas to reflect that plant community
October 21, 1997
Dense landscaping to
screen RV. Storage Area
Secondary City Entry M onumentation per City of Carlsbad Scenic Conidor Guidelines
50' Building Setback Streetscape Planting
Major Community Entry
• Community theme statement produced
1111 by theme monument slgnage, walls, ff and focal landscape treatment
~~
~ Primary Community Intersections
L___f--J. • Main entry/orientation elements produced ~ ~ by theme monument slgnage, walls,
'11111 ..,. and focal landscape treatment
rn Village Entries
• Individual identity announcements produced Within the common community edge/entry
theme of HOid San Diego" heritage
Arterial Streetscapes
• '.lree groves and shrub massings to add relief and brelic down the scale of aqjacent slopes
• Frame wews when possible
• Screen adJacent villages and protect them
from street noise
Collector Streetscape
• "Old San Diego" common theme
• Streetscape to be broken by the many natural areas
• Riparian trees to mix with streetscape palette as it passes through the creek area
• Areas abutting multi-family projects shall screen views
Residential Streetscapes
• Each residential village shall have its own theme which shall be related to the street's
prominent characteristic (i.e. hillside, valley. etc) and Its density
~
Public Facility EntryMonumentation
• Theme monumentlsignage announcing entry to community areas
I '~,''l[iew Windows
\a
D
Fire Supression Area
Creek Vegetation
Native Vegetation
Enhanced Park Entry
• See Community Park Entrance
exhibit# 11
Landscape Concept 15
Trees will be a dominant thematic element used to create a logical sense of order and
continuity throughout the community. Many trees will be preselected to provide the
necessary guidance to the various parties responsible for implementing and administering
the landscape program. Except for the City's preselected "streetscapes" for general plan
roads, the plant list presented in this chapter indicates plants that may be used to produce
the expressed community landscape theme. Final landscape plants may be substituted or
new species may be added to this list.
ELEMENTS OF THE LANDSCAPE PLAN
1. STREETSCAPES
July 27, 1993
Streetscapes for the General Plan roadways are prescribed by the City's landscape
manual. A landscape setback will be provided along all arterial roads within the
community, This setback will buffer residential units from traffic through the use
of mounding, walls and landscaping, thus providing an area for a common
community landscape theme to mature. The setback distance measured from the
right-of-way will be (at a minimum) as follows:
Palomar Airport Road . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50 feet
Melrose Drive . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50 feet
Poinsettia Lane . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 feet
El Fuerte Street . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 feet
Zone 2 plantings will be used in the areas where possible; Zone 3 plantings will be
used in the remaining setback areas (see section). Due to the different watering
needs, the two zones will have separate irrigation systems. In order to blend the
zones together and eliminate a distinct border, the edge between the two will
meander and will consist of plant materials capable of sustaining themselves under
both zone conditions.
Plantings within the setbacks will be installed as smaller/younger material.
Smaller/younger material will require less water to sustain and establish new root
systems. This will enable the plants to acclimate faster to permanent growing
conditions.
54
July 27, 1993
a. Palomar Airport Road Design Statement
1) Design Statement
The streetscape along Palomar Airport Road will provide a
continuation of the existing City-specified streetscape. The
streetscape shall make reference to the agricultural history of the
area by use of California Peppers, Oaks and Red Flowering
Eucalyptus. Pines and White Ironbark may be added to the palette
to frame vistas. Villages will be protected from the street noise
through the use of berming or sound attenuation walls. The
planting scheme is informal.
2) Palette
Trees:
Minimum Planting Width . . . . . . . . . . . . . . . . . . . . . 50 feet
Density ......................... 3/1,000 square feet
Size ............................. 40% -15 gallon
................... ,. . . . . . . . . . . . . 60% -5 gallon
24-inch box for median
Schinus molle (theme) ................ California Pepper
Quercus spp. (support) ........................ Oaks
Eucalyptus ficifolia (support and median) ............... .
. . . . . . . . . . . . . . . . . . . . . . . . . Red Flowering Eucalyptus
Eucalyptus leucoxylon . . . . . . . . . . . . . . . . . White Ironbark
(additional to City-prescribed palette)
3) Entry Monumentation
City entry monumentation shall be provided along the south side of
Palomar Airport Road where it enters the City of Carlsbad per the
recommendations of Carlsbad's Adopted Scenic Corridor Study.
The purpose of this monumentation is to provide identity, a feeling
of welcome and a sense of arrival to the City. The exact location
and design of this monumentation shall be subject to the approval of
the Planning Director and City Engineer.
55
July 27, 1993
b. Melrose Drive
1) Design Statement
The Melrose Drive streetscape will produce and strengthen the
character of the community's landscape since it passes through a
major portion of the Master Plan area. Tree groves will be reduced
in the valley open space area, opening up to views of the valley.
A special "rancho" palette will be overlaid on the streetscape, which
will respond to the existing rancho. This overlay (25-foot upslope;
5-foot downslope) will supplement the City-prescribed palette for
trees with shrubs found within the park. Since this road has some
very large slopes, tree groves and clustered shrubs should add relief
and interest, attempting to break down the scale of these slopes and
add visual depth to the roadway edge. The parkway tree planting
scheme is informal.
2) Streetscape Palette
Trees: Planting Zone 3
Minimum Planting Width . . . . . . . . . . . . . . . . . . . . . 50 feet
Density ......................... 4/1,000 square feet
Sizes . . . . . . . . . . . . . . . . . . . . . . . . . . 10% -24-foot box
................................ 60% -15 gallon
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30% -5 gallon
24-inch box for median trees
Pinus torreyana (theme) . . . . . . . . . . . . . . . . . . Torrey Pine
Jacaranda mimosifolia (support) ............... Jacaranda
Pinus roxburghii (support and median) . . . . . . . . . . Chir Pine
Other Plants: (Rancho Palette)
Agave americana . . . . . . . . . . . . . . . . . . . . . . Century Plant
Agave attenuata .......................... N.C.N.
Aloe arborescens . . . . . . . . . . . . . . . . . . . . . . . . . Tree Aloe
Aloe vera ......................... Medicinal Aloe
Distictis buccinatoria ............ Blood Red Trumpet Vine
Gazania spp . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Gazania
Opuntia Bigelovii . . . . . . . . . . . . . . . . . . Teddybear Cactus
Strelitzia reginae . . . . . . . . . . . . . . . . . . . . . Bird of Paradise
Yucca schidigera . . . . . . . . . . . . . . . . . . . . . . . . . . N.C.N
56
July 27, 1993
c. Poinsettia Lane
1) Design Statement
The streetscape for Poinsettia Lane will focus on the valley open
space, school, and Rancho Carrillo park. The "rancho" landscape
theme will be established adjacent to the travelways which will
emphasize this relationship to the park. The indigenous plant
material found in the park will help set the palette. Coast Live Oak
will serve as a theme tree. This indigenous tree, found within the
rancho's park site, will add an evergreen element to the deciduous
forest. Support trees will also reflect the more prevalent trees found
within the park, California Sycamore and California Pepper. These
changes to the current City-prescribed palette are made in order to
give the traveler a "preview" of the park experience. Trees will be
planted in groves which will frame generous view windows of the
valley so that travelers may appreciate this open space, which sets
the tone for the community. The planting scheme is informal.
2) Streetscape Palette
Trees: Planting Zone 3
Minimum Planting Width . . . . . . . . . . . . . . . . . . . . . 40 feet
Density ......................... 4/1,000 square feet
Sizes .......................... 10% -24-inch box
................................ 60% -15 gallon
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30% -5 gallon
............ 6-foot minimum trunk height for median trees
Quercus agrifolia (theme) ............... Coast Live Oak
Cocos plumosa (median) . . . . . . . . . . . . . . . . . . Queen Palm
Platanus racemosa (support) . . . . . . . . . . California Sycamore
Schinus molle (support) ............... California Pepper
Other Plants: (Rancho Palette)
Agave americana ...................... Century Plant
Agave attenuata . . . . . . . . . . . . . . . . . . . . . . . . . . N.C.N.
Aloe arborescens . . . . . . . . . . . . . . . . . . . . . . . . . Tree Aloe
Aloe vera . . . . . . . . . . . . . . . . . . . . . . . . . Medicinal Aloe
Distictis buccinatoria . . . . . . . . . . . . Blood Red Trumpet Vine
Gazania spp . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Gazania
57
July 27, 1993
Opuntia Bigelovii . . . . . . . . . . . . . . . . . . Teddybear Cactus
Strelitzia reginae . . . . . . . . . . . . . . . . . . . . . Bird of Paradise
Yucca schidigera .......................... N.C.N.
d. El Fuerte
1) Design Statement
Within the Master Plan, El Fuerte is hidden in a canyon. The
existing brush vegetation (mixed chaparral) on the west side should
be supported by planting manufacture slopes with native shrubs and
groundcovers. A limited number of trees should be planted along
this edge, averaging only 1/60 L.F. On the east side, random tree
groupings, averaging 1/40 L.F. will be planted along with shrubs
and groundcovers from the screening/buffering palette. The
planting scheme is informal.
2) Streetscape Palette
Trees: Planting Zone 3
Average Planting Width . . . . . . . . . . . . . . . . . . . . . . 30 feet
Density .................... 1/60 linear feet (west side)
. . . . . . . . . . . . . . . . . . . . . . . . . 1/40 linear feet (east side)
Sizes ............................ 40% -15 gallon
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60% -5 gallon
Alnus rhombifolia . . . . . . . . . . . . . . . . . . . . . . White Alder
Quercus ilex . . . . . . . . . . . . . . . . . . . . . . . . . . . Holly Oak
e. Carrillo Way
1) Design Statement
Within the village areas that this street ties together, there will be a
common theme driven by the landscape and architecture elements
of the historic ranch. This streetscape will be broken by many
· natural areas. The indigenous characteristics of the brush and creek
plant communities in the natural areas will dominate those portions
of the streetscape. This will allow the open space area to set the
theme of the overall community.
58
July 27, 1993
In the brush areas, ground plane plantings of native/naturalizing
shrubs will predominate and a reduced quantity of trees will be
used. This streetscape palette will mix in riparian trees as it passes
the creek area. Where a streetscape abuts multi-family projects,
special consideration should be given to screening objectional
views. The planting scheme is informal.
2) Palette
Village Trees: Planting Zone 2
Average Planting Width . . . . . . . . . . . . . . . . . . . . . . 10 feet
Density ......................... 4/1,000 square feet
Sizes . . . . . . . . . . . . . . . . . . . . . . . . . . 15 % -24-inch box
................................ 55 % -15 gallon
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30% -5 gallon
Schinus molle . . . . . . . . . . . . . . . . . . . . . . California Pepper
Eucalyptus ficifolia ................ Red-flowering Gum
Eucalyptus torquata . . . . . . . . . . . . . . . . . . . . . . Coral Gum
Tristania conferta . . . . . . . . . . . . . . . . . . . . . Brisbane Box
Trees (near brush covered areas): Planting Zone 2
Average Planting Width . . . . . . . . . . . . . . . . . . . . . . 15 feet
Density . . . . . . . . . . . . . . . . . . . . . . . . 2/1,000 square feet
Sizes . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60% -5 gallon
................................ 40% -15 gallon
Schinus molle . . . . . . . . . . . . . . . . . . . . . . California Pepper
Quercus ilex . . . . . . . . . . . . . . . . . . . . . . . . Coast Live Oak
Trees (near drainage ways): Planting Zone 2
Average Planting Width . . . . . . . . . . . . . . . . . . . . . . 25 feet
Density ......................... 3/1,000 square feet
Sizes ............................ 30% -15 gallon
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70% -5 gallon
Platanus racemosa . . . . . . . . . . . . . . . . . California Sycamore
Quercus agrifolia . . . . . . . . . . . . . . . . . . . . Coast Live Oak
59
f. Residential Streets
Coverage . . . . . . . . . . . . . . . . . . 1/40 linear feet or 1 per lot
Sizes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 gallon
1) Design Statement
Each street shall have a separate theme. This theme shall be related
to the street's prominent characteristics whether it is in the valley,
hillside or hilltop; its surrounding area (native brush or riparian
communities); its village density (low or high), etc. Single-family
projects will be planted at the minimum rate of 1 tree per lot. The
ultimate size of the trees should be appropriate for the scale of the
streetscape.
2) Palette
Single-family street trees:
Arbutus unedo . . . . . . . . . . . . . . . . . . . . . Strawberry Tree
Brachychiton populneus . . . . . . . . . . . . . . . . . . . Bottle Tree
Lagerstroemia indica . . . . . . . . . . . . . . . . . . . Crape Myrtle
Liquidamber styrachiflua . . . . . . . . . . . . . . . . . . Sweet Gum
Melaleuea quinquenervia . . . . . . . . . . . . . . . . . . . . Cajeput
Quercus spp . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Oaks
Cinnamomum camphora . . . . . . . . . . . . . . . . . Camphor Tree
Jacaranda mimosifolia . . . . . . . . . . . . . . . . . . . . . Jacaranda
Tristania conferta . . . . . . . . . . . . . . . . . . . . . Brisbane Box
Tipuana tipu . . . . . . . . . . . . . . . . . . . . . . . . . . . . Tipu Tree
Koelreuteria bipinnata . . . . . . . . . . . . . . Chinese Flame Tree
2. PROJECT ENTRANCES
July 27, 1993
a. Design Statement
Entry landscapes are an important orientation feature for a community.
Their important visual statement can be made using lusher Zone 1 plants or
the striking forms and textures of plants of drier zones. All project entries
shall have a statement compatible with the old San Diego landscape theme.
Individual projects shall develop this statement by installing palettes similar
to, or from, the following list.
60
July 27, 1993
b. Palettes
Trees:
Community Entrances
Sizes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24-inch box
Jacaranda mimosifolia . . . . . . . . . . . . . . . . . . . . . . . . . . Jacaranda
Phoenix canariensis . . . . . . . . . . . . . . . . . . Canary Island Date Palm
Quercus agrifolia . . . . . . . . . . . . . . . . . . . . . . . . . Coast Live Oak
Schinus molle . . . . . . . . . . . . . . . . . . . . . . . . . . California Pepper
Eucalyptus species . . . . . . . . . . . . . . . . . . . . . . . . . . . Eucalyptus
Village Entrances -in Theme Groups
Sizes ............................... 60% -24-inch box
..................................... 40% -15 gallon
. . . . . . . . . . . . . . . . . . . . . 6-foot minimum trunk height for palms
Arecastrum romanzoffianum . . . . . . . . . . . . . . . . . . . . Queen Palm
Melaleuca quinquenervia . . . . . . . . . . . . . . . . . . . . . . Cajeput Tree
Chorisia speciosa . . . . . . . . . . . . . . . . . . . . . . . . . Floss Silk Tree
Ficus rubiginosa . . . . . . . . . . . . . . . . . . . . . . . . . . Rusty Leaf Fig
Jacaranda mimosifolia . . . . . . . . . . . . . . . . . . . . . . . . . . Jacaranda
Hibiscus rosa-sinensis . . . . . . . . . . . . . . . . . . . Hibiscus (tree form)
Brahea armata . . . . . . . . . . . . . . . . . . . . . . . . Mexican Blue Palm
Eucalyptus sideroxylon "Rosea" ................ Pink lronbark
Arcontophoenix cunninghamiana . . . . . . . . . . . . . . . . . . King Palm
Nerium oleander . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Oleander
Washingtonia filifera . . . . . . . . . . . . . . . . . . . . California Fan Palm
Callistemon viminalis . . . . . . . . . . . . . . . . . . Weeping Bottlebrush
Shrubs:
Sizes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75 % -5 gallon
..................................... 25 % -15 gallon
Agave attenuata . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Agave
Aloe arborescens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Tree Aloe
61
Citrus ........................... Lemons, Limes, Oranges
Crassula corymbulosa . . . . . . . . . . . . . . . . . . . . . . . . . . . Crassula
Phormium tenax ........................ New Zealand Flax
Strelitzia reginae . . . . . . . . . . . . . . . . . . . . . . . . . . Bird of Paradise
Tecomaria capense ...................... Cape Honeysuckle
Xylosma congestum . . . . . . . . . . . . . . . . . . . . . . . . . . . Xylosma
Groundcovers:
Sizes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100% -flats
40% -seeds
Bougainvillea spp. . . . . . . . . . . . . . . . . . . . . . . . . . Bougainvillea
Ceanothus griseus "horizontalis" . . . . . . . . . . . . . . . . . . Wild Lilac
Festuca elatior . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Tall Fescue
Gazania species . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Gazania
Lampranthus productus . . . . . . . . . . . . . . . . . . . . . . . . . Ice Plant
Limonium perezii . . . . . . . . . . . . . . . . . . . . . . . . . . Sea Lavender
Osteospermum fruticosum . . . . . . . . . . . . . . . . . . . . African Daisy
Pelargonium peltatum ....................... Ivy Geranium
Trachelospermum jasminoides . . • . . . . . . . . . . . . . . . . . Star Jasmine
3. SLOPES
a.
July 27, 1993
Design Statement
The majority of manufactured slopes shall be established as a Zone 3
"naturalizing" area. These landscapes should have the ability (once
established) to sustain themselves through some seasonal periods. Their
growth rate may be slower as they will not be pushed by over-watering;
rather, planting techniques, maintenance, and watering will stress· root
development. Again, these landscapes will be typically installed as
smaller/younger material. Since many of areas may be irrigated with
reclaimed water, tolerance to salinity and other impurities will be important
to plant palette selection.
Trees should be planted in small groves or drifts that tie together,
increasing their visual prominence. Sufficient spacing between individual
trees is necessary, however, to reduce competition for moisture. Shrub
massing should be planted near the top of slopes periodically to soften these
edges. The ground plane should be planted with low-growing, woody
shrubs planted to cover in drifts that make up a large percentage of the
entire planting area.
62
July 27, 1993
b. Palette
Trees and Large Shrubs: Planting Zone 3
Coverage ............................ 3/1000 square feet
Sizes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100 % -1 gallon
Comostaphylis diversifolia . . . . . . . . . . . . . . . . . . . . Summer Holly
Eucalyptus species . . . . . . . . . . . . . . . . . . . . . . . . . . . Eucalyptus
Grewia caffra . . . . . . . . . . . . . . . . . . . . . . . . . Lavender Starflower
Leptospermum scoparium ............... New Zealand Tea Tree
Liquidamber styraciflua . . . . . . . . . . . . . . . . . . . . . . . . Sweet Gum
Pinus halepensis . . . . . . . . . . . . . . . . . . . . . . . . . . . . Aleppo Pine
Schinus molle . . . . . . . . . . . . . . . . . . . . . . . . . . California Pepper
Pinus torreyana . . . . . . . . . . . . . . . . . . . . . . . . . . . . Torrey Pine
Rhus integrifolia . . . . . . . . . . . . . . . . . . . . . . . . . . . Laurel Sumac
Rhus ovata . . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . Sugar Bush
Tecomaria capense . . . . . . . . . . . . . . . . . . . . . . Cape Honeysuckle
Tristania conferta . . . . . . . . . . . . . . . . . . . . . . . . . . Brisbane Box
Low Shrubs:
Coverage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70% of area
Sizes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 gallon
Acacia redolens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Acacia
Arctostaphylos uva-ursi ....................... Kinnikinnick
Bougainvillea spp . . . . . . . . . . . . . . . . . . . . . . . . . . Bougainvillea
Carissa grandiflora . . . . . . . . . . . . . . . . . . . . . . . . . . . Natal Plum
Ceanothus griseus horizontalis . . . . . . . . . . . . . . . . . . . . Wild Lilac
Ceanothus "Yankee Point" . . . . . . . . . . . . . . . . . . . . . . Wild Lilac
Coprosma kirkii . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Coprosma
Cotoneaster horizontalis . . . . . . . . . . . . . . . . . . . . Rock Cotoneaster
Echium fastuosum . . . . . . . . . . . . . . . . . . . . . . . . Pride of Madeira
Escallonia x exionensis "Fradesii" . . . . . . . . Pink Princess Escallonia
Heteromeles arbutifolia ........................... Toyon
Lantana sellowiana . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Lantana
Pyracantha santa cruz . . . . . . . . . . . . . . . . . . . . . . . . . Fire Thorn
Rhaphiolepis indica . . . . . . . . . . . . . . . . . . . . . . . Indian Hawthorn
Groundcovers:
Coverage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100 % of area
Sizes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 % -flats
63
July 27, 1993
70% -seeds
Achillea millefolium . . . . . . . . . . . . . . . . . . . . . . . . . Red Yarrow
Clarkia amoena . . . . . . . . . . . . . . . . . . . . . . . . . . Dwarf Godetia
Collinsia heterophylla . . . . . . . . . . . . . . . . . . . . . . Chinese Houses
Delosperma alba . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Ice Plant
Eriogonum giganteum . . . . . . . . . . . . . . . . . Saint Catherine's Lace
Escholzia californica . . . . . . . . . . . . . . . . . . . . . . California Poppy
Gazania . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Gazania
Gilia tricolor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Bird's Eyes
Iva haysiana . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Hays Ivy
Layia platyglossa . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Tidy Tips
Limonium perezii . . . . . . . . . . . . . . . . . . . . . . . . . . Sea Lavender
Lupinus succulentus . . . . . . . . . . . . . . . . . . . . . . . Arroyo Lupine
Mimulus puniceus . . . . . . . . . . . . . . . . . . . . . . . . . Monkey f:lower
Osteospermum fruticosum . . . . . . . . . . . . . . . . . . . . African Daisy
Nemophila menziesii ....................... Baby Blue-Eyes
Pennisetum setaceum . . . . . . . . . . . . . . . . . . . . . . . Fountain Grass
Phacelia campanularia . . . . . . . . . . . . . . . . . . . . California Bluebell
Sisyrinchium bellum . . . . . . . . . . . . . . . . . . . . . . Blue-Eyed Grass
Trifolium fragiferum . . . . . . . . . . . . . . . . . . . . O'Conners Legume
Vinca major . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Periwinkle
Special Conditions:
The slope palette will be modified when certain special conditions exist.
Where fire is a potential hazard, the fire suppression/slopes palette shall
take highest priority. Where screening is of concern, the design and palette
shall be adjusted to address this special situation.
Slopes within and around some villages will be revegetated to help mitigate
potential negative visual impacts of tall slopes. If such areas are proposed,
they will be identified in the Hillside Development Permit. Slopes with this
requirement shall have their plant palette installed at the following rate and
sizes.
Interior Slopes (bounded by development):
Trees (5 gallon minimum) and large shrubs (1 gallon minimum) shall be
planted at a coverage rate of 10/1000 square feet. This coverage rate shall
transition to the coverage rate for adjacent slopes with a height of 30' or
less.
64
Trees planted in informal groupings
Foreground plantings lower,
transitioning into taller
background plantings
Shrubs and groundcovers continued
beyond limits of slope (where possible)
to soften edge. . . .
October 21, 1997
.. ((. .
Shrubs massed in
large informal groups
<,,.
Permanent
Slope Landscaping 16
Slopes Adjacent to Existing Vegetation:
Whenever tall manufactured slopes are adjacent to natural vegetation areas,
their height can be best mitigated by blending the existing visual character
into the slope revegetation. To achieve this, a portion of the manufactured
slope (up to a maximum of 25 ') will utilize plants from the natural area.
These plants will then transition into the Interior Slope Standard (up to a
maximum of 25').
4. FIRE SUPPRESSION/SLOPES
a.
July 27, 1993
Design Statement
Much of the remaining open space are areas of brush vegetation. These can
produce a fire threat to homes if not treated properly. An adequate
separation between dwelling units and high fire fuel vegetation (60-foot
minimum) shall be provided. Within this 60 feet, different fire suppression
techniques will be used for native slopes and manufactured slopes as shown
on Exhibits 17 and 18. On the native slopes, hand removal of certain
restricted high-fuel species (see list), selective pruning of others, replanting
with fire-retardant natives and irrigation will be used under the direct
supervision of a biologist familiar with the habitat and responsible for
identifying and protecting sensitive species. Refer to the Landscape Manual
for specific standards.
Restricted High Fuel Species:
Natives
Adenostoma fasciculatum . . . . . . . . . . . . . . . . . . . . . . . . . Chamise
Artemisia californica . . . . . . . . . . . . . . . . . . . California Sagebrush
Eri6gonum fasciculatum . . . . . . . . . . . . . . . . . . . . . . . . Buckwheat
Salvia species . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sage
Other species as specified by the City.
Domestics
Acacia species . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Acacia
Cedrus species . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Cedar
Cupressus species . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Cypress
Dodonaea viscosa . . . . . . . . . . . . . . . . . . . . . . . . . . Hopseed Bush
Eucalyptus species . . . . . . . . . . . . . . . . . . . . . . . . . . . Eucalyptus
Juniperus species . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Juniper
Pennisetum . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Fountain Grass
Pinus species . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Pine
Other species as specified by the City.
66
b.
July 27, 1993
Moderate Hazard Species:
Heteromeles arbutifolia . . . . . . . . . . . . . . . . . . . . . . . . . . . Toyon
Malosma laurina . . . . . . . . . . . . . . . . . . . . . . . . . . . Laurel Sumac
Quercus dumosa . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Scrub Oak
Rhus integrifolia . . . . . . . . . . . . . . . . . . . . . . . . . Lemonade Berry
Arctostaphylos spp ....................... Mission Manzanita
Other species as specified by the City.
Palette Planting Zone 2
Manufactured slopes, adjacent to high-risk fire areas, shall be revegetated
with plant material known to have fire retardant qualities. A permanent
irrigation system shall be installed.
Trees/Large Shrubs:
Coverage ............................ 2/1,000 square feet
Sizes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100 % -1 gallon
Arbutus unedo . . . . . . . . . . . . . . . . . . . . . . . . . . Strawberry Tree
Ceratonia siliqua . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Carob
Metrosideros excelsus ............. New Zealand Christmas Tree
Prunus caroliniana . . . . . . . . . . . . . . . . . . . Carolina Laurel Cherry
Schinus molle . . . . . . . . . . . . . . . . . . . . . . . . . . California Pepper
Shrubs:
Coverage . . . . . . . . . . . . . . . . . . . . . . . . . . . . up to 70 % of area
Sizes ................................. 100% -1 gallon
Arctostaphylos densiflora "Howard McMinn" . . . . . . . . . . Manzanita
Nerium oleander . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Oleander
Pittosporum . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Pittosporum
Pyracantha "Santa Cruz" . . . . . . . . . . . . . . . . . . . . . . . Fire Thom
Groundcovers:
Coverage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100 % of area
Sizes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40% -flats
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60% -seeds
67
July 27, 1993
Delosperma alba . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Ice Plant
Encelia farinosa . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Brittlebush
Gazania . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Gazania
Iva haysiana ................................. Hay's Ivy
Mimulus punicius . . . . . . . . . . . . . . . . . . . . . . . . . . Monkeyflower
Nemophila maculata ........................... Five Spot
·osteospermum fruticosum .................... African Daisy
Phacelia campanularia . . . . . . . . . . . . . . . . . . . . California Bluebell
Vinca major . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Periwinkle
68
Section A-1 A-2
20' 20'
I"igation Yes Yes
Planting Fire-retardant Low ue/
• No trees or shrobs • Naturalizing
• No trees
Non-flammable fendng__)
October 21, 1997
A-3 Native
20'
.Yes
Low uel NIA
• Naturalizing
• Trees no closer than
20' apart
Fire Control Landscape r-;;l
Manufactured Slopes LJ
· · · · · : : : :: : : :: : : ;: : ;; : : : ::: ; : : : : : :: : ;.; :: :::.-:: ::: : : ;: : : : : : :~: ~~,: t_:;: :: : :_;: ~:: z{_~;:;~.;:!:.: ::-:::}::: :: ·,•:._:: ~:, •_•.~::_
·:;::::;:::::::::::: :::::::::::::·::·:::::::::: ' . ·. _. .
Section
llligation
Planting
B-1
20'
Yes
Fire-retardant
• No trees or sh robs
• JOO"A, removal of
highfael species
Non-flammable fendng ___)
October 21, 1997
B-2
20'
Yes (fem
• Selective pruning of
60"A, of the
moderate fael species volume
• 1 OO"A, removal of
high fael species
B-3
20'
No
None
• Selective pruning of 400/4 oft he
moderatefael
species volume
• 100"/4 removal of
highfael species
Native Undisturbed
NIA
Fire Control Landscape Q
Native Slopes LJ
., ...... , ..
::::
5. SCREENING/BUFFERING
July 27, 1993
a. Design Statement
Certain areas within and between development areas will need to be
screened or buffered. The visual impact of unattractive or incompatible
uses can be lessened through effective placement of shrubs and trees as
shown on Exhibit 19.
b. Palette
Trees:
Coverage ............................ 5/1,000 square feet
Sizes ................................. 70% -15 gallon
................................ 30% -5 gallon
Arbutus unedo . . . . . . . . . . . . . . . . . . . . . . . . . . Strawberry Tree
Ceratonia siliqua . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Carob
Metrosideros excelsus ............. New Zealand Christmas Tree
Pinus halepensis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Allepo Pine
Prunus caroliniana . . . . . . . . . . . . . . . . . . . Carolina Laurel Cherry
Schinus molle . . . . . . . . . . . . . . . . . . . . . . . . . . California Pepper
Shrubs:
Coverage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70% of area
Sizes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60% -5 gallon
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40% ·_ 1 gallon
Dodenaea viscosa . . . . . . . . . . . . . . . . . . . . . . . . . . Hopseed Bush
Escallonia rubra . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Escallonia
Heteromeles arbutifolia ........................... Toyon
Leptospermum scoparium ............... New Zealand Tea Tree
Nerium oleander . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Oleander
Rhus ovata . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sugar Bush
71
October 21, 1997
To screen view of higher locations,
large shrubs should be massed at
top of slope with high branching
trees planted down slope
To screen view of lower locations,
trees and large shrobs should be
massed at top of slope
6. CREEK-HABITAT AREAS AND EDGES
July 27, 1993
a. Design Statement
The Master Plan will include contoured areas of open drainage that will be
re-established with creek vegetation. The plant palette and design of these
areas will re-establish or enhance riparian plant habitats. The exact palette
and establishment program is defined in the Biological Mitigation Plan.
Where these areas are near developed areas the edge between neighborhood
residential landscapes and native/naturalizing will provide an appropriate
transition. This transition palette will support the riparian plant community
habitat value with plants of a drier zone that work visually with the more
refined neighborhood residential landscapes.
b. Riparian Woodland Palette -Major Components
Trees:
Coverage . . . . . . . . . . . . . . . . . . . . . . . . . . . 1/3, 000 square feet
Sizes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60 % -5 gallon
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40% -1 gallon
Platanus racemosa . . . . . . . . . . . . . . . . . . . . . . California Sycamore
Populus fremontii . . . . . . . . . . . . . . . . . . . . . Fremont Cottonwood
Quercus agrifolia . . . . . . . . . . . . . . . . . . . . . . . . Coast Live Oak
Salix gooddingii . . . . . . . . . . . . . . . . . . . . . . . . . . . Black Willow
Salix lasiolepis . . . . . . . . . . . . . . . . . . . . . . . . . . . Arroyo Willow
Sambucus mexicana . . . . . . . . . . . . . . . . . . . . . . . . . . Elderberry
Shrubs:
Coverage ............................. 20% -liners/seed
Baccharis glutinosa . . . . . . . . . . . . . . . . . . . . . . . . . . . . Mule Fat
Elymus condensatus . . , . . . . . . . . . . . . . . . . . . . . Giant Wild Rye
Ribes speciosum . . . . . . . . . . . . . . . . . . Fuschia-flower Gooseberry
Rosa californica . . . . . . . . . . . . . . . . . . . . . . . . . . California Rose
Salix hindsiana . . . . . . . . . . . . . . . . . . . . . . . . . . . Sandbar Willow
Scirpus california . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Bulrush
Scirpus olneyi ........................... Olney's Bulrush
Vitis girdiana . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Wild Grape
Rhus integrifolia . . . . . . . . . . . . . . . . . . . . . . . . . Lemonade Berry
73
Rhamus californica . . . . . . . . . . . . . . . . . . . California Coffeeberry
Hydroseed Mix:
Coverage . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100 % -hydroseed
Artemisia californica . . . . . . . . . . . . . . . . . . . California Sagebrush
Erioganum fasciculatum . . . . . . . . . . . . . . . . . California Buckwheat
Anemopsis californica . . . . . . . . . . . . . . . . . . . . . . . Y erba Mansa
Baccharis glutinosa . . . . . . . . . . . . . . . . . . . . . . . . . . . . Mule Fat
Festuca megalura . . . . . . . . . . . . . . . . . . . . . . . . . . Foxtail Fescue
Lupinus succulentus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Lupine
Melilotus albus . . . . . . . . . . . . . . . . . . . . . . . . . . . . White Clover
Oenothera Hookeri . . . . . . . . . . . . . . . . . . . . . . Evening Primrose
Vitis girdiana ............................... Wild Grape
Salvia spp . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sage
Encelia californica . . . . . . . . . . . . . . . . . . . . . . California Encelia
7. NATIVE BRUSH-AREAS AND EDGES
a.
b.
July 27, 1993
Design Statement
Certain areas of the Master Plan will be re-established with brush
vegetation. The exact palette and planting program will attempt to re-
establish the visual qualities these native plant communities provide. The
exact palette/program will be prescribed by an ecologist/biologist familiar
with the habitat .
Where these areas are adjacent to development, an edge between the two
will need to provide an appropriate transition. The plant palette will need
to reflect the brush habitat with plants that can be used near development.
In some cases, this will mean plant material common to both the brush
habitat palette and the fire suppression/slopes palette. In other cases where
a road provides a fire break or sufficient separation is possible, the brush
habitat palette should provide the appropriate transition.
Palette Zone 3 and 4
Hydroseed Mix
Adelphia californica . . . . . . . . . . . . . . . . . . . . California Adolphia
Artemisia californica . . . . . . . . . . . . . . . . . . . . . Coastal Sagebrush
Ceanothus species . . . . . . . . . . . . . . . . . . . . . . . . . . . . • Ceanothus
Encelia farinosa . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Brittlebush
74
Eriogonum fasciculatum . . . . . . . . . . . . . . . . . . Flat-top Buckwheat
Escholzia californica . . . . . . . . . . . . . . . . . . . . . . California Poppy
Heteromeles arbutifolia . . . . . . . . . . . . . . . . . . . . . . . . . . . Toyon
Lotus scoparius . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Deerweed
Lupinus sparsiflorus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Lupine
Rhus laurina . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Laurel Sumac
Salvia apiana . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . White Sage
Salvia mellifera ............................. Black Sage
Solanum xantii .............................. Nightshade
8. WATER CONSERVATION
July 27, 1993
a. Zone Planting
The City of Carlsbad's landscape manual defines planting Zones 1 through
4. The major delineator between these zones is the.amount of supplemental
water required, with Zone 1 being the most and Zone 4 being the least.
All Zone 1 plantings should include a multi-use concept. Zone 1 plantings
will be limited to areas of high use or visual importance. Turf areas are a
common landscape in Zone 1. Unless the turf area is designed for
recreational use or is a focal area, it will be limited. The school area is a
good example of where Zone 1 plantings can and should be utilized. Lying
in the valley floor central to the entire Master Plan community, the school
will serve as a green visual landmark as well as a functional recreation area.
See the appendix for typical Zone 1 plantings.
Zone 2 plantings will be limited to areas of secondary visual importance,
which promote less maintenance and lower water requirements. These
areas will include the first 20 feet of streetscape along arterials, multi-
family common areas, front yard landscaping of single-family homes and
areas requiring fire suppression. The plants included in this Master Plan
tend to lean more to the drought-tolerant side. The water requirement (once
established) is estimated to be 10 to 30 inches of supplemental water. See
the appendix for typical Zone 2 plantings.
Zone 3 will be used on the edges of natural areas and on a percentage of the
large manufactured slopes. The hillsides should reflect the vegetation
typically found in this setting: coastal sage scrub and mixed chaparral.
The irrigation requirements of this zone after establishment are less than 10
inches annually, giving it the ability to sustain itself through the wet/dry
75
July 27, 1993
seasons with very little supplemental water. See the appendix for typical
Zone 3 plantings.
Zone 4 encompasses the undisturbed plant communities. This zone will be
the largest in Rancho Carrillo, as much of the existing quality vegetation
will remain. These areas will be disturbed only if necessary for fire
protection.
b. Irrigation
When a source of reclaimed water becomes available, it will serve some of
the irrigation needs in Rancho Carrillo. Development of the Rancho
Carrillo Master Plan will help provide portions of the system that will
provide useable reclaimed water. Because use of this important resource
is imminent, selection of plant palettes, irrigation equipment and
management practices will need to consider the unique requirements of
watering with this resource. The irrigation system shall be clearly labelled
as reclaimed water.
All systems shall be designed with "hydrozonation" techniques, grouping
similar plants, similar sun and shade exposures, similar topography and
similar soils together. Runoff and overspray shall be minimized. Trees and
shrubs will be watered with single emitter bubblers and soaker tubing shall
be used whenever possible on groundcovers. Where sprinkler heads are
used, they shall have matched precipitation rates. Automatic controllers,
with multiple cycle start and a flexible calendar program, shall be installed
on all irrigation systems. Moisture sensors ( or hydrometers) and rain shut-
off devices will also be required. Irrigation shall be restricted to morning
and evening hours.
76
D. COMMUNITY ENTRIES
Entry monuments serve several important purposes. They identify the community, help
establish a hierarchal order within the community (from major community entry to village
entries) and provide unifying design accents throughout the community. Rancho Carrillo
will have a major community entry located at the intersection of Palomar Airport Road and
Melrose Drive. Primary neighborhood entries will be located on Palomar Airport Road
and Melrose Drive, while secondary neighborhood entries will mark individual villages.
Exhibit 20 shows the location of these entries. These entries are characterized by theme
monument signage and accent plantings.
Entry monumentation will be provided concurrent with development. There are four types
of entries: major community entry, primarily community intersections, community
columns and village entries. The approximate location of these entries is depicted on
Exhibit 20.
The community entry features should be designed to create a portal and convey a sense of
arrival and will inform the motorist that this is the entrance to the Rancho Carrillo
Community. These will include design features that are consistent with community fencing
materials. Entry design should flow with the terrain and appear to be an extension of
adjacent land forms.
E. VILLAGE ENTRIES
These are the entries to the individual villages in Rancho Carrillo . They are to be
designed as an enhanced extension of the community edge details. These should be limited
to the one or two major entry points into a village and will provide visitors with the project
name identification (See Exhibit 20).
F. COMMUNITY EDGES
One of the most dominant visual elements of a community is its edge treatment. It is
essential for this element to be aesthetically pleasing and provide continuity in design to
unify the various architectural styles within individual neighborhoods into a single
community theme.
Walls and fences can serve many functions including security, identity, enclosure, privacy,
etc. However, care must be exercised in the design of these elements in order to avoid
long, boring or awkward sections. It is intended that the available edge details be
combined to attract interest and provide variety. Using a combination of open and solid
styles, changing angles and directions is encouraged.
July 27, 1993 77
The walls and fences for Rancho Carrillo are divided into two categories as follows and
their respective locations are shown on Exhibit 20.
July 27, 1993 78
~ 1,~,1
~
CD
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Major
Community Entry
Primary
Community Entry
Village E:ntry
Community Fadlity
E:ntry Monumentation
E:ntry Columns
Solid Wall
Open Fence
Natural
Resource Fence
---,,····~ .. : .
.....................
October 21, 1997
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EDGE TYPES
July 27, 1993
Rancho Carrillo will provide two types of walls/fences along its edges, these will
be II solid and open. 11 Where security and privacy are important, the master plan
will provide solid edges.
a. Solid Edges
b.
Masonry walls and wood fences will be used to produce this type of edge.
In all high visibility areas, where presentation of the community is
important, the "community/village wall" will be used. Areas with less
visual importance will use the "village fence." Locations and details of
these are on Exhibits 20 and 22, respectively.
Open Edges
Open edge treatments will be used in all locations where the need for
privacy is minimal and the potential for views into the open space will be
beneficial. In prominent locations, where community theme again is
important, the "community open fence" will used exclusively. Where open
edges are more removed or on less-traveled roadways, the "village open
fence" will be used. Locations and details of these are on Exhibits 20 and
23.
The pedestrian trail which loops around the valley open space will allow for
increased exposure to this resource. Because much of this area has been
left as open space due to its importance as a wildlife habitat, pedestrians
will be restricted to the trail system. Due to this, the "natural resource
fence" will be used to restrict off-trail movement. Placement of this edge
will restrict movement while allowing unobstructed views for all age
groups.
c. Sound Attenuation
Where possible and where the need for noise attenuation is anticipated,
earth mounding has been incorporated into edges. These areas along with
all other solid walls, will be landscaped as defined in other segments of this
document to enhance the theme character of the community.
80
G. RETAINING WALLS
Retaining walls less than three feet in height for side yard drainage and maintenance
enhancement and to accommodate single story structures do not need to be shown on
Tentative Maps, Site Plans or Final Maps. However, at the time of construction a
maximum of 50% of the lots created by the subdivision will be allowed to add 1-3 foot
high side yard retaining walls. The addition of a higher percentage of side yard retaining
walls will require the approval of the City Engineer and Planning Director.
H. GUARD RAILS
Guard rails designed to City specification may be required for safety purposes along
roadways adjacent to 2: 1 or steeper slopes in excess of 12 feet in height. The need for
guard rails and their exact location will be determined prior to approval of street
improvement plans. A typical guard rail situation is shown by Exhibit 21.
I. VIEWS
Maintaining quality views is important in the overall image of Rancho Carrillo. Views
into and down the valley should be maximized by careful siting of buildings and tall trees.
Views should be framed with tree and shrub massing. This planting will also serve to
soften views of the houses visible to surrounding areas and roadways. Landscaping shall
be used to create a sense of privacy where appropriate and screen residences from arterial
roadways. Exhibit 27 and 28 illustrate examples of view enhancement and controls for the
Master Plan area.
J. SIGN AGE
Appropriate signage is important in maintaining the community design theme, as well as
providing a system for identifying community development and giving directional
information to residents and visitors. Signs utilized in Rancho Carrillo include both
temporary and permanent types as illustrated in Exhibits 24, 25 and 26.
July 27, 1993 81
Guard rail
2.5'
Planter
Guard rail
2.5'
Planter
NOTE:
These illustrations are concepts depicting the
desig,, theme. Final construction may differ.
5' 2.5'
JO' Parkway Planter
5' 2.5' 3'
10' parkway Planter
and right-of-way
2:1 slope
,,-------Masonry column with cap at
all side yard property lines (or 70' min.)
Masonry wall with cap
5'
Community Theme Wall
5'
Masonry column with cap at all raer or
side yard property comers (or 70' max.)
Half wall exterior plaster
---Iron grill over wood.framing
or masonry
Village Theme Wall
5'-6'
---1 "x6" wood plan ton (outside)
2"x6" wood top rail (inside)
2' x6' wood cap
\;;,,j.;;;;.;:.=;=;;;;;;;.~..,.=..,=_="'"=.,..=;..,.=..,.=..,=..,="'"=.,..=;""=..,.=..,=_=r-';+ .. =;..,.=~;=;;;;;=;::.=;~------4"x4" wood post '"' 8' on center maximum
------1 "x6" cedar
sections to altemate
inside/outside posts
4"x4"
wood post
8' on center
3'
\----2"x4" wood bottom rail
Village Wood Fence
NOTE:
These illustrations are concepts depicting the
design theme. Final construction may differ.
ri=icW/J!Y~A~~lkLQ'"\C'C'.='t;cM',&*!f§fjiccs1~~~~~~,~~~~~a
October 21, 1997
Masonry co/wnn with cap at all rear or
side yard property corners (or 70' max.)
Iron grill
5'
Community Theme Fence
2"x6" wood cap
5'
Village Fence
42"
Natural Resource Fence
NOTE:
These illustrations are concepts depicting the
design theme. Final construction may differ.
----Chain link set on inside of post
---4"x4" wood post
-----Chain link set on inside of post
4"x4" wood post 8' on center max.
5'6"
Open Edge Details
... ·..................... . ..
--• • •• • • • • • •• --• • • : :: : :: :: : : __ • __ . _. _. _·_ .. _____ . __ ;_: '.jj-;•~; 1 ~ ~ 1 .-: :: : : : : •
July 27, 1993
Major Community Monument Sign
Primary Community Monument Sign
Recessed Enriched Field ----+---+-----if---
Stucco -----~~;;:;::::;;;11---•
Village Entry Sign
NOTE:
These i 1/ustrations are concepts depicting the
design theme. Final construction may differ.
October 21, 1997
JO'
0
JO'
9'
7'
Directional
Location
NOTE:
These illustrations are concepts depicting the
design theme. Final construction may differ.
JO' -12'
Ranch Logo
....
Stucco
NOTE:
These illustrations are concepts depicting the
design theme. Final construction may differ.
October 21, 1997
M
0
JO'
En try Column
-------
--------
Vrew window
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July 27, 1993
View window for lot above
-.------
• To preserve view~ avoid planting
dense shrubbery or low branching
trees at the top of slopes •
Outward views
July 27, 1993
View over .
0 -----------------------------➔
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Preserve views ---
~-----...
. ;::-:)~.-r .....
Block views from trails
to residential areas
---r~~r" ~---
" GRADING
A. INTRODUCTION
The purpose of this chapter is to establish appropriate guidelines for the grading of the
Rancho Carrillo Master Plan Area. Since the intent of the Master Plan process is to review
the area in question in a comprehensive manner, this grading plan proposes that the
grading of planning areas be reviewed for the entire Master Plan area. The extensive
public facility requirements, topography and soils of the Master Plan area require that a
comprehensive grading plan be prepared.
There are a number of conditions that shall be addressed in the grading plan. A major
concern is the construction of circulation element roadways within and adjacent to the
boundary of the Master Plan, and a trunk sewer from the Master Plan boundary to El
Camino Real. The most significant impact will be the construction of Melrose Drive, a
prime arterial, running north/south within the Master Plan area. Melrose Drive will
require significant amounts of cut/fill in order to meet City engineering grade and
alignment standards. The grading of the park, community service facilities and school site
along with environmental mitigation grading will also be addressed in the grading plan.
The Master Plan area is characterized by extreme topographic relief as well as extensive
areas of known and potential landslides (See Exhibit 29). The grading plan will ensure that
needed public facility improvements and remedial grading for geotechnical problems will
be adequately addressed while minimizing potential impacts to the existing landforms. The
proposed phasing will reduce the overall impacts of the grading (i.e. no crossing of
constructed circulation element roadways). A Hillside Development Permit was processed
concurrently with MP 139(E). All revisions proposed by this current amendment have
been determined by the City Planning and Engineering Departments to be substantially in
conformance with the previously approved Hillside Development Permit.
B. GUIDELINES
The following guidelines are hereby established to assure appropriate grading designs for
Rancho Carrillo Master Plan area. •
1.
October 21, 1997
Grading Plans shall conform to the requirements of Chapter 21.95,
21. 38. 060, and Chapter 11. 06 of the Carlsbad Municipal Code and the City
of Carlsbad Design Guidelines Manual. Preliminary and final grading plans
will be prepared in accordance with the Municipal Code for review by the
City Engineer.
90
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
July 27, 1993
All permanent manufactured slopes, shall be constructed at a gradient of 2
to 1 (horizontal to vertical) or less. Any exceptions to the gradient must be
approved by the City Engineer and Planning Director.
In areas where space is available within the approved site plan,
manufactured slopes shall be contoured to simulate natural terrain, except
where such contouring will conflict with the recommendations of the soils
engineer and be supported with the appropriate technical data.
Grading shall be in compliance with the policies of the City's Hillside
Development Ordinance.
Grading within each village shall provide for the safety and maintenance of
other villages already developed or under construction.
Grading Permits may be issued for construction of model homes prior to the
recordation of the final map per the requirements of Section 21. 60. 030 of
the Carlsbad Municipal Code.
Runoff and erosion shall be reduced by the construction of temporary
and/or permanent desiltation basins within each area of development.
Provision for maintenance and final removal of temporary desiltation basins
must be made prior to final map approval. The plans for these basins must
be approved by the City of Carlsbad Engineering Department. Provisions
for maintenance of permanent basins must be made prior to final map
approval.
Grading shall be phased so that all erosion control basins are installed
concurrent with or prior to any grading activities.
Temporary runoff-control devices should be installed prior to any grading
activities.
All graded areas shall have erosion control measures installed within 30
days after rough grading is completed. If permanent vegetation can not be
installed within the 30 day period, temporary erosion control measures shall
be installed, if required for maintenance of the public health, safety and
welfare.
All temporary slopes not scheduled for development within 60 days shall
be hydroseeded. All other graded areas not scheduled for construction
within 90 days must be hydroseeded. Ninety percent (90%) germination is
91
required by means of rainfall or with an irrigation system if rainfall is
insufficient.·
12. The application for grading permits must provide assurance to the City
Engineer that manufactured slope banks will be properly landscaped.
13. All slopes shall be planted per the requirements of Carlsbad's Landscape
Guidelines Manual and Chapter 11.06 of the Carlsbad Municipal Code.
Drought tolerant xeriscape shall be used whenever possible to reduce the
need for irrigation.
C. CONFORMANCE WITH CITY OF CARLSBAD ORDINANCES
All grading proposed by any grading design intended to implement this plan shall also
conform to the following City of Carlsbad ordinances, policies and/or guidelines unless
otherwise permitted within this Master Plan:
1. Excavation and Grading Ordinance (Chapter 11.06 Carlsbad Municipal
Code)
2. Hillside Development Regulations (Chapter 21.95, Carlsbad Municipal
Code)
3. Zone 18 Local Facilities Management Plan
4. City of Carlsbad Design Guidelines
5. City of Carlsbad Landscape Guidelines
6. City of Carlsbad Master Drainage Plan
7. City of Carlsbad Planning Department Policies
8. City of Carlsbad Engineering Department Policies
D. CUT AND FILL AREAS
The comprehensive Grading Plan provides for a nearly balanced grading operation that is
in compliance with the City of Carlsbad's Hillside Development Ordinance. Current
studies indicate that the total volume of earthwork involves approximately 6.5 million
cubic yards of cut and fill as shown on Exhibit 30.
The development of the Master Plan will require approximately 6.95 million cubic yards
of grading excluding subsurface remedial grading requirements. This grading will be
spread over an area of approximately 468 acres.
July 27, 1993 92
A substantial portion of this grading, approximately 3 .0 million cubic yards, is required
for the Circulation Element Roadways, school site, elimination of geotechnical problems
and riparian mitigation. Section 21. 95. 070 of Carlsbad's Hillside Development Ordinance
allows modifications if findings can be made by City Council for grading required for
construction of circulation element roadways and geotechnical problems. These
modifications may be granted for such things as the creation of man-made slopes in excess
of 30 feet in height or grading in excess of 10,000 cubic yards per acre. In addition, the
grading quantities and nonresidential uses may be exempted from the requirements of the
Hillside Ordinance by the City Council.
When this grading is subtracted from the total amount of proposed grading on-site, it
results in 7,620 cubic yards of grading per acre of residential development. This is
potentially acceptable per the standards of the City of Carlsbad's Hillside Development
Ordinance. Final quantities of cut and fill will depend upon actual field conditions and
final engineering design.
E. PHASING OF GRADING
The Comprehensive Grading Plan for the Master Plan anticipates the grading operation to
be completed in multiple phases. The majority of grading in Phase 1 is for the Circulation
Element Roadways. Phase 1 includes the grading of Melrose Drive, Poinsettia Lane and
El Fuerte Street.
Work associated with the construction of major circulation element roads includes roadway
sections, remedial work to correct underlying geotechnical issues, and mitigation areas
required by road impacts on sensitive biological areas. In addition, three existing sewer
lines within the Master Plan will need to be relocated due to grading and construction for
Melrose Drive.
It is anticipated that additional earthwork and borrow sites to balance development areas
created by the major roads will occur with this first phase. This earthwork is included
within the development cubic yards per acre figure, but must be accomplished concurrent
with the major roads work to avoid earthwork equipment crossing these roads once major
road construction is completed.
The proposed Phase 1 grading, though extensive, is a benefit for the commencement of
development of the Rancho Carrillo Master Plan area. The Master Plan has areas of
known and potential landslides. Phase 1 grading will ensure that the remedial grading for
geotechnical problems will be adequately addressed while minimizing potential impacts to
the existing landforms. Phase 1 grading will reduce the duration of noise impacts due to
construction, reduce the amount of dust influence into the air due to construction and allow
the revegetation within mitigation areas to commence as soon as possible.
July 27, 1993 9,3
In addition to circulation element roadways, Phase I grading includes all grading work
associated with biological mitigation requirements, community facilities and borrow sites
for arterial road grading. Biological mitigation areas required by major roads impact is
not counted in the development cubic yards per acre, however, biological mitigation cubic
yards required by development is included. The vast majority of biological mitigation
grading is anticipated with Phase 1 grading to ensure that biologically sensitive areas can
be preserved/restored/replaced or enhanced as a first priority. The community facilities are
also proposed for grading in Phase 1 to secure their availability at an early date. Per
Section 21.95.080 of the Hillside Development Ordinance, the earthwork for non-
residential development (i.e. community facilities) may be found exempt from grading
volume calculations.
Some development area grading is also proposed within Phase 1 to support remedial
grading work. For example, a major shear key to stabilize a landslide adjacent to a major
road could be reduced by providing development fill on the toe of the same landslide.
Significant shared cost savings to major roads and development areas will occur by
reducing geotechnical remedial work that would be required if only the roadway sections
were built. In addition, this would have the effect of reducing the overall amount of
grading required for the development of the Master Plan.
With the completion of Phase 1, the majority of grading within the Master Plan will be
complete. The remaining grading will be limited to construction of the residential villages
with each village considered as separate phases. Each of these phases can proceed
concurrently with or subsequent to Phase 1 grading. Grading for each subsequent phase
balances within that phase and will therefore, prevent hauling across previously
constructed circulation element roadways.
F. ADV AN CED GRADING
An advanced grading permit for the Master Plan shall be allowed for Phase I grading
conditioned on the formation of the Assessment District. The Assessment District may
provide for up front construction of on-site circulation element roadways, grading
associated with biological mitigation, public infrastructure (sewer, water, drainage) and
community facilities.
The advanced grading permit will benefit the City by providing public facilities prior to
development within the Master Plan. In addition, the initial stage of biological
revegetation critical to successful mitigation will be in place prior to the direct/indirect
impacts by humans and pets associated with future Master Plan development. This permit
will also allow for borrow areas and balancing of each subarea of the Master Plan so that
movement of earth will not occur across constructed circulation element roadways.
July 27, 1993 94
The advanced grading pennit will confonn with the requirements of Chapter 11. 06 of the
Carlsbad Municipal Code.
G. LANDSCAPE MITIGATION
All graded areas shall be landscaped per the requirements of the City of Carlsbad's
Landscape Guidelines Manual, Chapter 11.06 of the Carlsbad Municipal Code and the
Final EIR for this Master Plan.
When possible, slopes shall be planted with drought tolerant native species using
temporary irrigation systems. Once the vegetation has been established these temporary
irrigation systems shall be removed if above ground or abandoned if buried.
July 27, 1993 95
-;
I
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/
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I Qls I Landslide
I ac I Colluvium
[g[] Terrace Deposits
I Td I Del Mar Formation
00 Lusardi Formation
~ Granitic Rock
~ Santiago Peak Volcanics
~ Geologic Contact (dotted where buried)
Slopes of 40% or Greater
~ Slopes of25% -40%
~ Slopes of 15% -25%
g S/opesof0%-15%
NOTES:
1. Arrows indicate direction of landslide movement. Information is
dotted where buried.
2. All geotechnical information supplied by GEOCON.
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R A N C H 0
October 21, 1997
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NOTES:
1. Sections illustrated here are keyed on the Grading exhibit.
2. For detail, see fi1/l scale Site Section exhibit.
SECTION KEY
c'
a'
31
'TI. OPEN SPACE
A. INTRODUCTION
Approximately 252.2 gross acres or 37% of the Rancho Carrillo Master Plan consists of
Open Space as shown on Exhibit 32. This Open Space includes all open space located
outside of the Village boundaries that will remain undeveloped. The 252.2 gross acres
includes 188. 9 acres of performance standard open space. The performance standard
requirement for the Master Plan is 82.1 acres, therefore, an additional 106.8 acres over
and above that required by the City's Growth Management Program will be provided.
The 252.2 gross acres does not include interior slopes and recreation areas within the
individual villages that will provide additional Open Space within the Master Plan.
Additional Open Space and recreational areas will be provided within residential villages
per the Master Plan development standards at the time of tentative map approval.
B. MASTER PLAN OPEN SPACE
In addition to the Growth Management requirement, Section 21.38.060 of the Carlsbad
Municipal Code states that 15 percent of all Master Plans must be provided in an integrated
open space program which addresses: a) Open space for the preservation of natural
resources; b) Open space for the managed production of resources; c) Open space for
outdoor recreation; and d) Open space for public health and safety. Based on this
standard, the Rancho Carrillo Master Plan is required to provide 103 .5 acres of open
space. The Master Plan will significantly exceed the 103 .5 acres required per Section
21.38.060 of the Carlsbad Municipal Code. Provided below is a discussion of the four
categories of Master Plan Open Space.
1. OPEN SPACE FOR THE PRESERVATION OF NATURAL RESOURCES
a. Riparian/Wetlands
October 21, 1997
The Rancho Carrillo Master Plan area is split by a riparian/wetland canyon.
The canyon runs generally in an east to west direction. Included in this
canyon area are sensitive wetland plant communities which include coastal
and valley freshwater marsh, southern willow scrub and disturbed wetland.
The existing riparian habitat onsite consists of 11. 7 acres along the main
drainage within the central corridor and 5. 9 acres along several secondary
finger drainages for a total of 17. 6 acres.
99
b.
October 21,1997
The total riparian wetland impacts onsite permitted by the California
Department of Fish and Game, and the U.S. Army Corps of Engineers
amounts to 3.59 acres of freshwater marsh, 0.76 acres of mulefat scrub,
3.49 acres of southern willow scrub and 0.4 acres of other wetlands, for a
total of 8.24 acres.
The mitigation for the impacts to the 8.24 acres of riparian wetlands
accepted by the California Department of Fish and Game and the U.S.
Army Crops of Engineers include the following:
a. creation of 11.1 acres of riparian habitat
b. provide a wildlife conservation easement over
i. 11.1 acres of created riparian habitat
ii. 9.92 acres of existing riparian habitat to be preserved
iii. approximately 20 acres of buffer areas adjacent to the
riparian mitigation areas
c. remove exotic plant species from the 9.92 acre riparian habitat area
to be preserved
d. enhance upland buffer area (unspecified acreage) adjacent to the
buffer area adjacent to the mitigation site including the area on the
adjacent II off-site II mitigation parcel that converts ruderal vegetation
to coastal sage scrub vegetation.
The required riparian mitigation will be done on-site and on an off-site
parcel immediately downstream of the project site subject to the approval
of the property owners and. the City of Carlsbad; approval from the
California Department of Fish and Game and the U.S. Army Crops of
Engineers has already been obtained.
Exhibit 33 illustrates the proposed mitigation and areas to be used for
mitigation.
Native Areas
In addition to the riparian/wetlands area described above, the Rancho
Carrillo Master Plan area consists of several plant communities containing
native grassland, coastal sage scrub and mixed chaparral. Existing within
these plant communities are a significant colony of Bride filifolia (listed as
100
July 27, 1993
endangered by CDFG), several areas of Acanthomintha ilicifolia (listed as
endangered by CDFG), a significant amount of Adolphia califomica (a
CNPS List 2 species), scattered patches of Harpagonella palmeri (a CNPS
List 2 species), a small area of Comarostaphylis diversifolia (a CNPS List
lB species) and a large area of coastal sage scrub.
101
[BJ
Master Plan
Open Space Areas
Passive/Active
Recreation Areas
NOTE: To see TM boundaries of each Open Space
area turn to exhibit 59.
October 21, 1997
Master Plan
Open Space
EE -
Freshwater Marsh
October 21, 1997
Note.' Biological Mitigation Plan has been provided by
Sweetwater Environmental Biologists, Inc.
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The Brodiaea population, covering approximately 9. 8 acres, is concentrated
along the lower portions of a west-facing slope on the eastern side of the
Master Plan. Impacts to the population will result in mitigation of 3. 7 acres
by transplanting a specified number of brodiaea into an adjacent preserved
habitat suitable for long term survival. The remaining existing population
will be preserved intact along with adjacent grasslands that have the
potential for supporting additional brodiaea transplants. To ensure long
term protection, the entire preserve will be placed in an open space
easement with the City of Carlsbad.
A small patch of Acanthomintha ilicifolia, commonly known as thornmint,
is located in the southwest corner of the Master Plan. The Master Plan has
been designed so that the construction of El Fuerte and the RV storage area
will have no impacts on the Acanthomintha ilicifolia ..
The coastal sage scrub consists of two categories or subassociations for a
total of approximately 170 acres. The coastal sage scrub categories are
based on dominance by either California sagebrush or black sage. Within
the Master Plan, the California sagebrush dominated communities are
primarily located on the east side of the property with small pockets
occurring in the east-central and southwest corner of the site. The
remaining areas of coastal sage are dominated by black sage.
The California gnatcatcher, currently warranted for listing by U.S. Fish and
Wildlife, resides in coastal sage habitats that are typically dominated by
California sagebrush. The Master Plan retains the majority of the coastal
sage scrub area occupied by the one pair of breeding California
gnatcatchers observed onsite. This area includes the highest quality habitat
along the eastern border of the site which also connects with high quality
habitat to the north and east to provide a movement corridor for the species.
This reserve area should be adequate to sustain a territory for the present
pair of gnatcatchers located onsite.
The Mitigation Plan contained in this Master Plan and shown on Exhibit 33
shows the limits of biological open space as well as the many on-site
mitigation areas. This mitigation plan has been developed based on the •
Section 7 Permit and other environmental permits approved by the US. Fish
and Wildlife Service, U.S. Army Corps of Engineers and the California
Department of Fish and Game.
104
2. OPEN SPACE FOR THE MANAGED PRODUCTION OF RESOURCES
Although a portion of the Master Plan area is currently being utilized for
agricultural purposes, no portion of the Master Plan will be reserved for the
production of agricultural resources.
3. OPEN SPACE FOR OUTDOOR RECREATION
a.
b.
City Park
Existing within the Rancho Carrillo Master Plan area is the Rancho Carrillo
Park. This park is approximately 10.5 acres and is located in the central
portion of the Master Plan area, west of Melrose Drive. The park currently
includes the Leo Carrillo Ranch house and outlying buildings.
With the approval of this Master Plan, approximately 16.4 additional acres
of park land will be dedicated to the City of Carlsbad. This additional
acreage will result in a 26.9 acre community park.
Common Recreation
Common recreational facilities per the requirements of the Planned
Development Ordinance, Chapter 21.45.090 of the Carlsbad Municipal
Code, will be constructed within each Village except for those Villages
proposing lots greater than 7 ,500 square feet or villages specifically
exempted through their development standards. The size and location of
each of these facilities will be determined at the time of the tentative map
approval for each Village.
4. OPEN SPACE FOR PUBLIC HEALTH AND SAFETY
July 27, 1993
All slope areas will be maintained in open space. Each Village shall provide for
dedication of open space easements for slope maintenance purposes at the time of
final map approval for that Village.
Where deemed necessary by the Fire Marshall, a fire protection plan shall be
implemented as shown by Exhibits 17 and 18. Any irrigation system placed in the
slope areas shall comply with the City of Carlsbad's Landscape Guidelines Manual.
105
C. TRAILS
1. INTRODUCTION
To encourage pedestrian movement within the community, a system of trails has
been developed to include both Citywide and Master Plan trails. The Master Plan
trails allow residents to move freely about the Rancho Carrillo community and
access Rancho Carrillo Park, open space areas and the common recreational areas
within the Master Plan. They are also designed to tie in to a future citywide trail
system, if one is developed. Exhibit 34 shows the location and types of trails
which will be provided.
2. DESCRIPTION
July 27, 1993
There are two trail types which are interconnected and allow movement throughout
the community:
a. Unpaved Hiking and Bike Path
The first of these trails follows the guidelines set forth in the City's Trails
Feasibility Study dated June 20, 1990. This study shows a trail link
through the canyon area to Rancho Carrillo Park and intersecting with the
City of San Marcos trail system. The links identified in this study are Trail
Link No. 34 and 36. The trail links will be adjacent to the riparian areas
within the canyon with road crossings at the intersection of Melrose Drive
and Poinsettia Lane as shown on Exhibit 34.
In addition, a loop Citywide trail will be provided for the Open Space area
west of Melrose Drive. The trail will be located on the slopes south of the
open space network and will afford views along the entire valley area.
The trail links will be designated as a class 2 trail which is an unpaved
hiking and bike path. The trail will be constructed of decomposed granite,
compacted gravel, woodchips, bark, and/or coarse asphalt (where heavy use
or erosion may be a problem). The minimum width of the trail will be 8'
and a total right-of-way of 20'.
106
b. Paved Walking and Bike Path
The paved walking and bike pathways will be located within the street
right-of-way. These pathways will provide links between the various
Villages as shown on Exhibit 34.
The timing for construction of the paved pathways located within each
Village will be tied to the development of that particular Village. Other
paved pathways providing a link between the neighborhoods and open space
areas may be constructed as part of the improvements for each individual
tentative map.
Although the proposed paved pathways of the Rancho Carrillo Master Plan
are not a part of the Citywide Trails System, they will be designed to link
into the citywide system where it is feasible.
D. MAINTENANCE
Rancho Carrillo Park will be maintained by the City of Carlsbad's Parks and Recreation
Department. Trails and slopes within individual Villages shall be maintained by
homeowner's associations. All other open space areas shall be maintained by a City
Maintenance District if approved or some other maintenance entity approved as a part of
Carlsbad's Habitat Management Plan. If neither option is available at the time of the
development of the Master Plan, these open space areas shall be maintained by the Master
Homeowner' s Association.
If the City of Carlsbad accepts dedication of the trail easement, the trail shall be
constructed as a public trail and will be the maintenance and liability responsibility of the
City of Carlsbad. If the City of Carlsbad does not accept dedication of the trail easement,
the trail shall still be constructed but it shall be constructed as a private trail and shall be
the maintenance and liability responsibility of the Master Homeowner's Association.
October 21, 1997 107
[CJ
cm]
cm]
Public Trail
Staging Areas
Community
Trail Head
Village
Trail Head
IZ1 City-wide Trail
[ • • • • • •r~ Master Plan Trail
Community Parle
Village
Recreation Areas
NOTES:
J. The public trail staging area shown within Village "S" is an alternative location and
~uires a joint use agreement between the
City and School Diurict.
2. Recreation area locations are diagramatic.
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October 21, 1997
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8'-0" min. 2'
1..2'-0" min.
20' min. dedication
(Czty-wide trail)
October 21, 1997
•.
8'-0"min.
Note:
1. Trail widths may be restricted at points
with distinct environmental conflicts.
"II. PUBLIC FACILITIES AND INFRASTRUCTURE PLAN
A. COMMUNITY FACILITIES
1. INTRODUCTION
The Rancho Carrillo Master Plan land area lies entirely within Local Facilities
Management Zone 18. The public facility requirements for this Master Plan are
addressed in the Zone 18 Local Facilities Management Plan and Finance Plan. The
approved Zone 18 LFMP was prepared pursuant to the City's Growth Management
Program. The Zone 18 LFMP: (1) provides a description of how the zone will
develop, (2) demonstrates how and approximately when each required facility and
improvement will be constructed to accommodate phased development within the
zone, and (3) provides a description of options for how each facility and
improvement will be financed when mitigation is necessary.
The Rancho Carrillo Master Plan implements but does not supersede the Zone 18
Local Facilities Management Plan. The Master Plan has been designed to be
consistent with the purpose and intent of the Zone Plan. The following are the
development policies as they pertain to the community facilities identified in the
Zone 18 Local Facilities Management Plan. The following also identifies specific
mitigation requirements of the Zone 18 LFMP. Development within the Rancho
Carrillo Master Plan shall be responsible for providing required facilities
concurrent with need within Zone 18 as well as impacted facilities outside of Zone
18.
Zone 18 is currently not included within the boundaries of the Mello-Roos CFD.
Properties within the zone shall be required to annex to the CFD as a condition of
the first discretionary approval. Upon annexation into the district, the guarantee
requirements for facilities funded through the CFD will have been met.
2. CITY ADMINISTRATIVE FACILITIES
July 27, 1993
Administrative facilities requirements in the City of Carlsbad include new
maintenance, warehouse and administrative buildings. These facilities will be
funded with revenues generated through the City's Public Facilities Fees, Sewer
Fees and the Mello Roos Community Facilities District. The projected cost of
these facilities is $29,050,000. Per the Zone 18 LFMP, no mitigation is required
for Zone 18 to meet the adopted performance standard. However, the proportional
obligation by the Rancho Carrillo property owners will be met through the
payment of fees and/or Community Facilities District taxes.
110
3. LIBRARY FACILITIES
Library remodeling and the construction of a new library facility in south Carlsbad
are included in this category. Revenue sources for these facilities are the City's
Public Facilities Fee Program and the Community Facilities District. Per the Zone
18 LFMP, no mitigation is required for Zone 18 to meet the adopted performance
standard. However, the proportional obligation by the Rancho Carrillo property
owners will be met through the payment of fees and/or Community Facilities
District taxes.
4. PARK FACILITIES
Zone 18 is located in the City's southeast quadrant district for parks planning and
service purposes. Zone 18 shares responsibility for parks facilities with Growth
Management Zones 6, 10, 11, 12 and 17. These facilities are also funded from
traditional municipal sources through the City's on-going capital improvements
program.
The Zone 18 LFMP special condition is for future developers in the zone to enter
into a parks agreement with the City of Carlsbad prior to final map to provide: 1)
dedication of 8.5 acres of park land, 2) establish acceptable access to the park site
and 3) reimbursement and/or park-in-lieu fee credits, if appropriate. Since
approval of the zone plan, the City has determined that only 5. 7 net acres of park
land are required of future development within Zone 18. The Master Plan,
however, proposes that 9. 4 net acres and 16. 4 gross acres of park land be dedicated
to the City. On February 22, 1993, the Parks and Recreation Department approved
the dedication of park acreage and location as proposed by the Rancho Carrillo
Property Owners. A parks agreement between the property owners and City of
Carlsbad will be provided prior to recordation of first final map as required by the
Zone 18 LFMP.
5. FIRE
July 27, 1993
Per the Growth Management standard, ·no more than 1500 dwelling units are
allowed outside of a five minute response time. At present, Fire Station# 2, 5 and
Temporary #6 provide adequate fire support to Zone 18 and the southeast quadrant.
The permanent location for Fire Station # 6 will be provided to the City by
Fieldstone concurrent with development in Zone 11.
As additional development and circulation infrastructure occurs in the southeast,
fire response time will improve at build out. At build out, approximately 1,075
dwelling units in Zone 18 will be outside the five minute response time of Fire
111
Station No. 2, 5 and 6. This is within the performance standard and therefore
Zone 18 will meet the performance standard through build out.
6. SCHOOLS
The new school district boundaries adopted by the Carlsbad Unified School District
(CUSD) and San Marcos Unified School District (SMUSD) as of April 9, 1986,
locates all of Zone 18 within the SMUSD boundary. The special condition for
Zone 18 requires acquisition of an acceptable school site by the district, if it is
determined that a school site is warranted. The Rancho Carrillo property owners
proposed Village S within the master plan as the school site which was accepted
and approved by SMUSD on February 23, 1993. • In addition to the requirement
to provide a school site, if one was warranted, the zone plan requires that a school
agreement be approved by the district prior to recordation of the first final map,
grading permit or building permit in the zone. The Master Plan property owners
will enter into a school agreement with SMUSD that addresses site acquisition• and
financing of school facilities based upon actual impact of the project.
7. OPEN SPACE
The Zone 18 LFMP open space performance standard requires that 15% of the
total land area exclusive of environmentally constrained non-developable land must
be set aside for permanent open space and must be available concurrent with
development. Adequate open space to meet the performance standard will be
provided as development occurs in the Master Plan area. The Rancho Carrillo
proposed open space system will provide a significant amount of the open space in
the area as well as providing recreational uses. Open space may also be provided
through setbacks, easements, and with development of each village. The proposed
trail system will be designed to link with the City of Carlsbad's Citywide trail
system.
B. UTILITIES AND INFRASTRUCTURE
1. INTRODUCTION
July 27, 1993
The four public utilities identified in the zone plan required to serve Zone 18
include wastewater/sewer, water/reclaimed water, drainage and circulation
facilities. The zone plan assumes the need for public facilities based on a five year
phasing scenario. When appropriate, the zone plan also divides the provision of
public utilities into independent basins for the provision of public facilities. The
service area boundaries allow for independent review and development for the
facilities within each boundary.
112
The majority of public facilities may be provided in the first phase of development
if the phasing of development occurs as discussed in the Grading Chapter. This
phase will include circulation infrastructure, sewer, water and drainage facilities.
For purposes of this section, however, the special conditions are as identified in the
Zone 18 -LFMP except where additional engineering work has identified
alternately sized facilities.
2. WATER
July 27, 1993
The City of Carlsbad is provided domestic water from three sources: The Carlsbad
Municipal Water District, Vallecitos Water District and the Olivenhain Municipal
Water District. Water service for the Rancho Carrillo Master Plan is entirely
within the Carlsbad Municipal Water District.
This Master Plan lies entirely within the boundaries of Zone 18 which currently
conforms with the adopted performance standards. Since the water district requires
development to install domestic water and fire flow needs as conditions of approval
to future development, conformance with the adopted standards will be maintained
to ultimate development of the project.
On March 21, 1989 the City of Carlsbad adopted an interim Reclaimed Water Use
Policy for new land development projects. The policy specified that all new
development shall use reclaimed water when reasonably available and that the
installation of dual irrigation systems may be required subject to the terms of the
draft Water Reclamation Master Plan. The Water Reclamation Master Plan is
currently under review by City Staff and is estimated to be completed later in 1993.
There are approximately 152 acres of landscape area within the Master Plan that
could potentially benefit from the future use of reclaimed water. This includes 92
acres of naturalizing landscape which, once established, will require less than 10"
of supplemental water annually. This does not include median landscaping along
the circulation element streets, the elementary school (approximately 11.6 acres),
or the park (approximately 26.9 acres) which could also potentially benefit from
the use of reclaimed water.
The existing facilities which serve the site are as follows:
a. Potable System
A 9.0 million gallon (MG) storage tank located to the east of Zone 18.
A 33-inch offsite transmission line from the 9.0 MG storage tank to an
existing 27-inch transmission line in Palomar Airport Road.
113
July 27, 1993
A 27-inch transmission line located in Palomar Airport Road.
A 21-inch and a 27-inch offsite transmission line located east of Alga Road
to the south of Zone 18.
A 16-inch and a 21-inch offsite transmission line in Melrose Drive and
Santa Fe Road from Questhaven Road to the southeast comer of Zone 18.
A 16-inch transmission line located in Palomar Airport Road stubbed at the
western boundary of Zone 18.
b. Reclaimed System
There is currently an existing 12-inch fail-safe reclaimed waterline from
Mahr Reservoir and Meadowlark Reclamation Facility to Encina WPCF.
c. Special Conditions
Projected water facilities within Zone 18 are separated into independent
basins which correlate with property ownership boundaries. The majority
of the facilities listed below will be provided in Phase 1 concurrent with
construction of the circulation element roadways. However, for purposes
of this Master Plan, the water facilities are listed as conditioned in the zone
plan and as shown on Exhibit 36.
1. All development with Zone 18 shall pay a major facilities fee based
on EDU' s to the CMWD and a capacity charge based on meter size
to the San Diego County Water Authority. In addition, all
development in Zone 18 shall be required to provide any water
reclamation facilities identified in the future Water Reclamation
Master Plan as determined by the District Engineer. Any water
reclamation facilities necessary to accommodate future development
must be guaranteed prior to the recordation of a final map, issuance
of a grading permit or building permit, whichever occurs first for
any project in Zone 18.
114
July 27, 1993
2. All Service Areas
Palomar Airport Road is proposed to be widened from El Camino
Real to the east City limit in early 1993. As part of the widening
improvements, the existing potable 27-inch transmission line within
Palomar Airport Road will be replaced with a potable 30"-36" inch
transmission line. The cost of the replacement line is included in
the circulation cost estimate for the widening of Palomar Airport
Road.
3. Service Area B
The following water facilities will be required as a condition to the
approval of future development within Service Area B to the
satisfaction of CMWD:
a. A portion of the proposed potable 24-inch main in the
proposed alignment of Melrose Drive.
b. A portion of the proposed reclaimed 8-inch main in the
proposed alignment of Melrose Drive.
4. Service Area C
The following water facilities will be required as a condition to the
approval of future development within Service Area C to the
satisfaction of CMWD.
a. A portion of the proposed potable 24-inch main in the
proposed alignment of Melrose Drive.
b. The proposed reclaim~d 8-inch main in the proposed
alignment of Melrose Drive.
5. Service Area D
The following water facilities will be required as a condition to the
approval of future development within Service Area D to the
satisfaction of CMWD:
a. A portion of the proposed potable 24-inch main in the
proposed alignment of Melrose Drive.
115
July 27, 1993
b. A portion of the proposed reclaimed 8-inch main in the
proposed alignment of Melrose Drive.
c. The proposed potable 8-inch main in the proposed alignment
of Poinsettia Lane.
d. The proposed reclaimed 10-inch main in the proposed
alignment of Poinsettia Lane.
6. Service Area E
The following water facilities will be required as a condition to the
approval of future development within Service Area E to the
satisfaction of CMWD.
a. A portion of the proposed potable 24-inch main in the future
alignment of Melrose Drive.
b. The proposed pressure reducing station at the southeast
corner of Zone 18.
c. The proposed potable 30-inch transmission line in the
proposed alignment of El Fuerte within Zone 18.
d. A portion of the proposed reclaimed 8-inch main in the
proposed alignment of Melrose Drive.
e. The proposed reclaimed 38-inch main in the proposed
alignment of El Fuerte within Zone 18.
f. The proposed potable 12" main from Melrose to El Fuerte
through service Area E.
7. Service Area F:
Water facilities will be provided at the time of development to the
satisfaction of the CMWD. The CMWD may require additional
improvements outside of the service area boundary, if deemed
necessary, to serve development.
All development within Service Area F shall pay the appropriate
water fees established by CMWD.
116
July 27, 1993
The location and sizes of the above facilities have been approximated. The
exact sizes and locations will be determined as areas within the Master Plan
develop. The water distribution system interior to the project site will be
designed at the time of the development of final engineering plans.
117
~ Existing ..,:;__ _ _, Potable Water
c;_..._...r Proposed Master Plan,./.
Potable Water (_
~Existing
.,~'----....J Reclaimed Water
~•Proposed Master plan ~ Potable Water
~ Proposed ~ Pressure Regulating
Station and Meter
l7A'\l ServiceArea LJ£:!L.J per Zone 18 LFMP
VT Service Area
Boundary
October 21, 1997
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3. STORM DRAINAGE
July 27, 1993
Zone 18 is located within two watersheds, the Batiquitos Lagoon Watershed and
the Aqua Hedionda Lagoon Watershed. The portion of Zone 18 generally north
of Palomar Airport Road naturally drains northwest into Aqua Hedionda Creek
which, in tum, flows into the Aqua Hedionda Lagoon. The portion of Zone 18
generally south of Palomar Airport Road which correlates with the Master Plan
area, naturally drains southwest through a portion of the La Costa Golf Course into
San Marcos Creek which, in tum, flows into the Batiquitos Lagoon.
Drainage is distinguished from all other public facilities and improvements because,
by its very nature, it is more accurately assessed as specific development plans are
finalized. However, certain facilities may be necessary which are larger than those·
required from a single development project and, therefore, need to be identified so
that the proper funding can be collected for the construction of these facilities.
a. Inventory
Zone 18 is currently undeveloped and therefore does not have any existing
major drainage facilities. However, an existing 42-inch storm drain in
Zone 6 discharges into the most southerly portion of Zone 18. The
discharge from this storm drain currently flows through Zone 18 within an
improved drainage channel.
b. Future Facilities
The proposed major drainage facilities for the ultimate build out of Rancho
Carrillo have been modified slightly from the Zone Plan. However,
drainage facilities still remain consistent with the intent of the Zone Plan.
The original Zone Plan proposed a 72-inch storm drain culvert crossing
Melrose, and an upstream detention/desiltation basin. The Master Plan
proposes a series of check dams upstream of Melrose Drive and a multiple
box culvert crossing Melrose Drive. Onsite detention/desiltation upstream
of Melrose as proposed in the Zone Plan remains an option if future
downstream analysis demonstrates the need.
The Zone Plan's proposed 30-inch storm drain system under Melrose
Drive, south of Palomar Airport Road, has been deleted from the zone plan
and replaced with a 36" and 48" storm drain system in Melrose Drive.
119
C.
July 27, 1993
The proposed 42-inch and 48-inch storm drain system from the existing
drainage channel adjacent to El Fuerte is essentially the same as shown in
the Zone Plan, however, the downstream pipe size is now proposed to be
54". It is anticipated that certain levels of channel protection such as rock
riprap and drop structures will be needed along the main drainage course
to provide channel stabilization.
Two more culverts are proposed within Rancho Carrillo. A 10' X 8'
culvert in the loop road north of Village G and an 8' X 6' culvert in the
same road south of Village G are in addition to previous Zone Plan
systems.
As shown on Exhibit 37 there are other site specific drain systems
proposed. However, their size and exact configuration will need to be
established after further hydro logic/hydraulic study.
The City is currently in the process of revising the Drainage Master Plan
which is anticipated to be adopted in 1993. The updated version will
analyze the adequacy of the existing storm drain facilities and propose the
construction of specific major storm drain facilities so that future
development will continue to conform with the adopted performance
standard as development occurs.
Special Conditions
The special conditions for Zone 18 that apply to the Master Plan area are
shown on Exhibit 37 and are as follows:
1. All future development in Zone 18 will be required to construct any
future Zone 18 storm drain facilities identified in the current
Drainage Master Plan and revised Drainage Master Plan as
determined by the City Engineer. Any facilities necessary to
accommodate future development must be guaranteed prior to the
recordation of any final map, issuance of a grading permit or
building permit, for any development requiring future storm drain
facilities in Zone 18.
2. Prior to the recordation of any final map, issuance of grading permit
or building permit, whichever occurs first for any specific
watershed within Zone 18, the developers of that project are
required to:
120
July 27, 1993
a. Pay the required drainage area fees established in the current
Drainage Master Plan and;
b. Execute an agreement to pay any drainage area fees
established in the forthcoming revised Drainage Master
Plan.
3. Watershed A, D, F, G
Drainage facilities will be provided at the time of development to
the satisfaction of the City Engineer.
4. Watershed B
Prior to the recordation of the first final map, issuance of grading
permit or building permit, whichever occurs first within Watershed
B of Zone 18, the developers are required to financially guarantee
the construction of the proposed 48-inch storm drain in future
Melrose Drive as required by the City Engineer.
5. Watershed C:
Prior to the recordation of the first final map, issuance of grading
permit or building permit, whichever occurs first within Watershed
C of Zone 18, the developers are required to financially guarantee
the construction of the proposed multiple box culvert under Melrose
and the check dams or any necessary detention/desiltation upstream
of Melrose Drive and a 10' X 8' culvert north of Village G and the
8' X 6' culvert south of Village G. Construction of the facilities
shall be concurrent with the grading operation of the project
requiring the facility.
6. Watershed E
Prior to the recordation of the first final map, issuance of grading
permit or building permit, whichever occurs first within Watershed
E of Zone 18, the developers are required to financially guarantee
the construction of the proposed 54 -inch storm drain system in El
Fuerte Street as required by the City Engineer.
121
July 27, 1993
7. All Watersheds Within Rancho Carrillo
Prior to the recordation of the first final map, issuance of grading
permit or building permit, whichever occurs first within any
watershed, the developers are required to:
a.
b.
C.
Financially guarantee the check dams upstream of El Fuerte
and the enhanced natural channel as required by the City
Engineer. Construction of the facilities shall be concurrent
with the grading operation of the project requiring the
facility.
Prepare and process for the City Engineer's approval a
hydrology analysis that addresses flood attenuation in Zone
18 and downstream through Zones 17 and 10. Said analysis
to address runoff flow reduction/desiltation required by all
future development to reduce downstream impacts.
Financially guarantee on site drainage improvements as
required by the City Engineer to achieve runoff flow
reduction/desiltation consistent with the above hydrology
analysis.
122
Ox8
Existing Storm CB
Drain System • -I,-·
Proposed Major
Storm Drain System
Proposed Major _-_-<)
Storm Drain Svstem
Required for Public , I
Facilities Grading and/ ,.. : •
or Site Development •• • ( / ; I I'--' I Proposed ·~· /
.,---,.. Culverts I .
J ~ Proposed ~ Check Dams
L ,,,,. . r Existing ,/ Natural Channel , -~~rll'l":'"-8x6
Direction
of Flow ' ~=~ A-:~~z R~
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October 21, 1997
4. SEWER AND WASTEWATER FACILITIES
July 27, 1993
The City of Carlsbad receives wastewater for treatment at its primary plant, the
Encina Water Pollution Control Facility. After treatment it is then discharged into
the ocean. The City of Carlsbad wastewater collection systems utilizes over 100
miles of sanitary sewers ranging from 6" in diameter to 54" and 15 lift stations.
The system has been generally laid out to conform to the topography of the area
watersheds and to drain in a westerly direction; therefore allowing most of the
transportation to be provided by gravity. The majority of the lift stations are along
the coast.
Carls bad is served by three independent sewer districts. The area south of Palomar
Airport Road which corresponds to the Master Plan area will be served by the City
of Carlsbad's Sewer District.
a. Inventory
The City of Carlsbad Sewer District does not have any existing major sewer
facilities within Zone 18. The Vallecitos Water District, formerly known
as the San Marcos County Water District, has three existing major sewer
lines crossing the southern portion of Zone 18.
The current policy of the Vallecitos Water District is not to allow anyone
outside of their district to connect to their sewer lines, even on a temporary
basis. Zone 18, therefore, cannot convey sewage through the Vallecitos
Water District facilities within the zone. The existing Vallecitos Water
District lines within the Master Plan will, however, need to be relocated
due to grading and construction of Melrose Drive.
124
b.
July 27, 1993
Proposed Facilities
Sewer Watershed B, which covers the Master Plan area is proposed to
sewer through trunk sewers into the existing Buena/San Marcos (BSM)
Interceptor system. Prior to recordation of any final map, issuance of
building permit or grading permit, whichever occurs first for any
development in Watershed B of Zone 18, an alignment must be fixed, and
environmental review completed, and a financing mechanism guaranteeing
the construction of the facilities identified on the following page must be in
place:
1. 12" main in Melrose
2. 12" main in Poinsettia Lane
3. BSMTlA
4. BSMTlC
5. BSMTlD
6. BSMTlF
7: BSMTlG
8. North La Costa Lift Station
Prior to issuance of building permits in Watershed B of Zone 18, the City
Engineer shall make a determination that the proposed sewer system from
Melrose Drive to the existing gravity line in El Camino Real must be
complete and operational to serve development within Watershed B. The
portion of the Rancho Carrillo Master Plan that is affected by BSMTlB will
be required to provide an easement for that trunk sewer line with its final
map.
125
--
BSMT lG
16" Force Main
10
i:11:G.ltffii:fl:t:It:I]:!lI:I
G Proposed Facilities
0 Existing Facilities
17
North La Costa Lift Station
[fil Proposed Lift Station
Sewer Watershed B
~-!1[1$'1:.Af .~lkL~Jiffi\~-;&ef&i!ti½WtlMilltiW!f¼iWiiif&\B
October 21, 1997
5. CIRCULATION
July 27, 1993
The zone plan addresses all Circulation Element road segments within Zone 18 and
roadways a~d intersections outside of Zone 18 impacted by twenty percent or more
of the traffic generated by Zone 18. The text analyzes existing, 1992, 1995, 2000
and city build out conditions (2010) based on yearly development phasing
assumptions.
The zone plan analyzes existing, 1992, 1995, 2000 and city build out conditions.
The time increments are used more as bench marks than actual completion dates.
If a future traffic analysis indicates that the timing of the necessary improvements
needs to be accelerated, the required improvements must also be adjusted to
guarantee that conformance with the adopted performance standard will be
maintained.
Inventory
Palomar Airport Road is the only existing circulation element roadway located
within Zone 18. The circulation element roadways to be built in Zone 18 include
Poinsettia Lane, El Fuerte, Melrose Drive and Palomar Airport Road.
Future Circulation Improvements
To maintain an acceptable level of service on all impacted roadways by the Master
Plan, the Local Facilities Management Plan identifies mitigation measures for
circulation improvements. The following Master Plan mitigation measures are
included to address certain timing requirements for those circulation improvements.
a. Prior to occupancy of the first unit within the Master Plan, the following
improvements, unless otherwise modified by the final decision making
body, shall be constructed to the satisfaction of the City Engineer:
1) Palomar Airport Road -El Camino Real to East City Limit
a)
b)
Complete grading to ultimate right-of-way width to prime
arterial standards;
Provide two lanes in each direction and intersection
improvements to the satisfaction of the City Engineer.
127
b.
July 27, 1993
2) Melrose Drive -Alga Road to Palomar Airport Road
3)
a) Complete grading to ultimate right-of-way width to prime
arterial standards;
b) Construction of a median and two lanes in each direction
and intersection improvements to the satisfaction of the City
Engineer.
Poinsettia Lane -Melrose to Zone 18 western boundary
a) Complete grading to ultimate right-of-way width to major
arterial standards;
b) Construction of full major arterial standards from the
intersection with Melrose Drive to the entrance to Village J
and the school site.
4) El Fuerte -Through Zone 18
a) Complete grading to ultimate right-of-way width.
b) Construction of one lane in each direction from the southerly
boundary of the Master Plan to the entrance to Village T.
Prior to the approval of any final map, construction costs for arterial
roadway frontage, internal circulation and any necessary external
circulation links to comply with the City's circulation policies and standards
shall be guaranteed.
128
To El Fuerte Street • 2,300'
N C
October 21, 1997
To Business Park Drive
//
I .. ::; !Ji
!11
i I )
-·
(ING SI
~ .. . f
{fo
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/Joad
126'R.O.W.
Prime Arterial
• 126' Right-of-Way U' JO'
rr
122¾:!!!:ffi,tl;.111-------------fl•i'll'=~J;;B;;,=~--•~-----------&trp:zz,:;:---::---i--... i ----=--=---4Me<{lan Walk
~ Major Arterial ~ •102'Right-of-Way
Secondary Arterial
• 84' Right-of-Way
NOTE:
1. See plan and prof/ le of General P Ian roads
in the supplem_ental information volume.
102'R.O.W.
I
I 32' JO'
rr
~Qy,---------ftfi"'I 'll\!Sl•!Sl\\~\\;;'.\\Sl'l\\""lill"11/'!'· ---------,{!J~
+-4-....:1:..c::8_' -44Median Walk
84'R.O.W.
I
I 44' JO'
Circulation 39
VITT VILLAGE AND OPEN SPACE DEVELOPMENT ST AND ARDS
A. INTRODUCTION
The Rancho Carrillo Master Plan has been divided into 19 Villages and 12 Open Space
Areas.
B. COMMON VILLAGE DEVELOPMENT STANDARDS
All residential villages within the Rancho Carrillo Master Plan shall comply with the
following common development standards and design criteria.
1. PERMITTED USES
Single family detached dwellings, multiple family dwellings, accessory structures
and associated recreation areas
Villages A,B,C,L,& N are currently proposed to be developed with multiple family
dwelling units.
Villages D,E,F,G,H,J,K,M,O,P,Q,& Rare currently proposed to be developed
with single family detached homes. At the time of tentative map approval the lot
size within each village will be determined.
2. SETBACKS
All units shall comply with section 21.45.090 of the Carlsbad Municipal Code
(Development Standards section of the Planned Development Ordinance) unless an
alternative standard is stated within the specific village description. In addition, all
single family detached units with less than 7 ,500 square feet shall comply with the
City of Carlsbad's Architectural Guidelines for small lot single family detached
units unless otherwise specified within the village description or design guidelines.
All units shall be setback from the tops of slopes in accordance with the
requirements of Carlsbad's Hillside Development Ordinance and the Fire Control
exhibits of this Master Plan, Exhibits 17 and 18.
3. DESIGN CRITERIA EXHIBITS
Design Criteria Exhibits are provided for each residential village. These exhibits
show the location and type of entry monumentation, walls, trails, intersections,
community facilities, recreation areas and open space areas. These exhibits are
conceptual in nature and are provided to indicate the presumed limits of grading as
well as illustrate the proposed development of the various villages. Design Criteria
Exhibits for single family villages show conceptual street and lot layouts. The
October 21, 1997 130
exact number of lots, street layouts and other details will be determined when
tentative maps are submitted for City review.
4. PROJECTIONS
Fireplace structures, cornices, eaves, belt courses, sills buttresses, and other
similar architectural features projecting from a building may intrude up to two feet
into the required distance between buildings.
5. NEIGHBORHOOD IDENTITY
a. Monuments
Each village shall provide entry monuments and other signs at the locations
shown in the individual village Design Criteria Exhibits. These monuments
shall meet the specifications of the Community Development Standards
section of the Master Plan.
b. Walls and Fences
Community theme wall, village wall and fencing, and project fencing shall
be provided at locations shown in the individual village wall/fence exhibits.
These walls and fences shall be per the specifications shown in the
Community Development Standards section of this Master Plan.
6. LANDSCAPE
July 27, 1993
All community-wide landscape standards described in the Community Development
Standards section shall be incorporated into each planning area. The dominant
unifying landscape elements for this planning area shall be preselected street trees,
common landscaped area and slopes planted prior to homeowner occupation.
Individual homeowner landscapes may vary subject to the approval of the
individual village associations within the Rancho Carrillo Master Plan.
131
C. VILLAGES
1. VILLAGE A
a. Description
Village A is located immediately south of Village B and east of Melrose
Drive. Village A has a gross area of 14.8 acres and a net developable of
8.5 acres.
b. Use Allocation
General Plan Land Use RH (15-23 du/ac).
Growth Management allows 161 units. However, per Section E.l of
Chapter 2 of this Master Plan, Village A may be developed with up to 195
dwelling units at a density of 22.9 du/ac which is within the density range
of the RH General Plan Designation.
c. Product Type
Multifamily
d. Special Design Criteria
October 21, 1997
All community-wide design standards described in the Community
Development Standards section of the Master Plan shall be implemented in
this planning area. The following specific guidelines shall also be included
in this planning area:
•
•
•
•
Special attention shall be given to any unit elevation visible from
Melrose Drive and Palomar Airport Road to ensure that these
elevations are consistent with the architectural style of a
transportation corridor.
The noise generated from Melrose Drive shall be mitigated per the
City of Carlsbad's Noise Element and Noise Guidelines Manual.
All units shall be setback a minimum of 50 feet from the Right-of-
Way of Melrose Drive.
Landscape screening shall be incorporated to soften views of
dwelling units from Melrose Drive.
132
•
•
October 27, 1998
The units may have a minimum setback of 10 feet from internal
private streets.
Twenty foot wide motor courts may be utilized to provide access to
garages subject to the approval of the Planning Director and the
City Engineer.
132a
D
D ··-
\
.. \
\
'\
\
\
"\.
\
\
\
Setback
Note: Fence and wall signs are shown on Exhibit 22&23
Land Use: RH
Product: MF
Max. Yield: 195
''\ Village Entry l wllvfonumentation
~Community
.,' Theme Wall
; ; Community
; Theme Fence
•' • • • Village Fence
~ • Resource Fence /
•• ••• Trail •• m Trai/Head
~ Recreation
t;;-J Facility
k\. Distant ~ View
<.· •• • Streetscape
,.,: • View
Design Criteria g
Village A ~
··· ..... :.·••······.·· .. ····························· ..... : ..... •• .: ....... , .......... ::: ..........................
October 21, 1997
2. VILLAGEB
a. Description
Village B is located immediately south of Palomar Airport Road and east
of Melrose Drive. Village B has a gross area of 15.4 acres and a net
developable of 13.6 acres.
b. Use Allocation
General Plan Land Use RH (15-23 du/ac).
Growth Management allows 258 units.
c. Product Type
Multifamily
d. Special Design Criteria
•
•
•
•
•
October 21, 1997
All community-wide design standards described in the Community
Development Standards section shall be implemented in this planning area.
The following specific guidelines shall also be included in this planning
area:
Special attention shall be given to any unit elevation visible from Melrose
Drive and Palomar Airport Road to ensure that these elevations are
consistent with the architectural style of a transportation corridor.
The noise generated from Melrose Drive and Palomar Airport Road shall
be mitigated per the City of Carlsbad's Noise Element and Noise Guidelines
Manual.
All units shall be setback a minimum of 50 feet from the Right-of-Way of
Palomar Airport Road and Melrose Drive.
Landscape screening shall be incorporated to soften views of dwelling units
from Palomar Airport Road and Melrose Drive.
A small portion of Village B falls within the Palomar Airport Influence Area .
Development in this portion of the village will be limited to a maximum of
10 du/ac in accordance with the requirements of the Comprehensive Land
Use Plan for McClellan-Palomar Airport.
134
• This village is designated as a potential location for the provision of a portion
of the on-site affordable housing which per the Housing Element of the
General Plan will allow for modifications to the Carlsbad Zoning Ordinance
and Planning Department Polices at the discretion of the decision making
body.
October 21, 1997 135
,-,...----"-..... _,,,,_,""
I ~--
-
d .--, of the
S thern Boun a,., --ou --A a --I ,nuence re Palomar Airport nJ •
I
50' Building Setback
Note: Fence and wall signs are shown on Exhibit 22&23
:i:iLEGEND·····,··········:'·······'•'•''.
Land Use: RM
Product: MF
__;. Community_
.,, Theme Wall • • •' Village Fence •
Max. Yield: 258
''\ '!tillage Entry I w/Monumentation
October 21, 1997
, -' Community
; Theme Fence
/Village ,r Theme Wall
•• ••• Trail ••
...... _
"'-'I Recreation W Facility
k\. Distant ii View
<· .. • Streetscape c· View
"'---
.... ' '
' " ' ' ' ' ' ' ' ' ' ' \ \
' ' ' " ' \
' \ ' ' ' \
' ' ' ' • '
/
3. VILLAGE C
a. Description
Village C is located immediately south of Palomar Airport Road, with Village B
on the west, Village E on the east side and a collector road to the south. Village
Chas a gross area of 20.4 acres and a net developable area of 19.2 acres.
b. Use Allocation
General Plan Land Use RM ( 4-8 du/ac).
Growth Management allows 115 units.
c. Product Type
Multifamily
d. Special Desi~n Criteria
All community-wide design standards described in the Community Development
Standards section of this Master Plan shall be implemented in this planning area.
The following specific guidelines shall also be included for this planning area:
•
•
•
October 21, 1997
The noise generated from Palomar Airport Road shall be mitigated per the
City of Carlsbad's Noise Element and Noise Guidelines Manual.
Landscape screening of the dwelling units shall be incorporated to soften
views of these structures from Palomar Airport Road.
Site planning shall be designed to take advantage of potential views into
Open Space Area 3 and into the valley floor.
137
' ' ' \ ' \ ..... ___ .. _ " ... ' \ ' ' ' \ ' ' ' \ ' ' ·, ' ' ·, ' ' ' ·, ... ' " ' ' ' ' ' ' ' ' ' ' ' ' ' ... ,. ' " ' ' "
., .,
' ' ' ' ·, ...
' '
Note: Fence and wall signs are shown on Exhibit 22&23
if:l!t.*-ll.m:l::Il:I::i::::/:::l:::l::I:l::ll
LandUse: RM
Product: MF
Max. Yield: 115
,, Village Entry I * wl.Monumentation
~ Community_
.,,, Theme Wall
; ; Community
; Theme Fence
/Village
,' Theme Wall
• • •' Village Fence • •• ••• Trail •• m Trai/Head
;
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~ Recreation W Facility
~ Distant ,r View
(; •• • Streetscape
i:· View
4. VILLAGE D
a. Description
Village D is located immediately north of Melrose Drive, with Village A on the
west, Open Space Area 3 on the east side and a collector road to the north. Village
D has a gross area of 22.0 acres and a net developable area of 19.0 acres.
b. Use Allocation
C.
General Plan Land Use RM ( 4-8 du/ac).
Growth Management allows 114 units.
Product Type
Single Family
d. Special Design Criteria
All community-wide design standards described in the Community Development
Standards section of this Master Plan shall be implemented in this planning area.
The following guidelines shall also be included in this planning area:
•
•
•
•
October 21, 1997
Whenever possible units should be designed to take advantage of views into
the adjacent open space area and into the valley floor.
The noise generated from Melrose Drive shall be mitigated per the City of
Carlsbad's Noise Element and Noise Guidelines Manual.
Landscape screening of the dwelling units shall be incorporated to soften
views of these structures from Melrose Drive.
An Open Space Easement shall be placed on manufactured slope areas
adjacent to roadways.
139
"\, .. .. " ,.. :•·.· . . .
' 1 O' Building Setback
'" .......
" Ill,.. ,:: -~-~ ~-· ~.,.!,'-""';~ ::f' . ~~
9\
Note: Fence and wall signs are shown on Exhibit 22&23
:::::::t;J.t.tn~Nn::11:nmt:::I:::::::::::::::
Land Use: RM
Product: SF
Max. Yield: 114
,~ Village Entry I w/Monumentation
~Community
./" Theme Wall
; ; Community
; Theme Fence
/Village
,' Theme Wall
• • •' Village Fence • •• ••• Trail ••
E,lJ Trai/Head
""" Recreation W Facility
k\. Distant ;r View
<· .. • Streetscape
t.: • View
5. VILLAGE E
a.
b.
C.
d.
Description
Village E is located directly south of Palomar Airport Road with Village F to the
east, Village K to the south and Village Con the west side. Village E has a gross
area of 18 .1 acres and a net developable area of 17. 7 acres.
Use Allocation
General Plan Land Use RM (4-8 du/ac).
Growth Management allows 106 units.
Product Type
Single Family
Special Design Criteria
All community-wide design standards described in the Community Development
Standards section of this master Plan shall be implemented in this planning area.
The following specific guidelines shall also be included for this planning area:
• Whenever possible units should be designed to take advantage of views into
the adjacent open space area and into the valley floor.
• The noise generated from Palomar Airport Road shall be mitigated per the
City of Carlsbad's Noise Element and Noise Guidelines Manual.
• Landscape screening of the dwelling units shall be incorporated to soften
views of these structures from Palomar Airport Road.
• Panhandle lots may be permitted if the following can be shown:
a.
b.
C.
The panhandle lots will not preclude or adversely impact the ability
to provide access to other properties within this village;
Adequate and safe access can be provided to all panhandle lots;
Adequate on-site resident parking and visitor parking in close
proximity to the panhandle lots can be provided to the satisfaction
of the Planning Director;
October 21, 1997 141
d.
e.
October 21, 1997
Additional privacy for future residents of the panhandle lots is
provided; and,
It improves the street scene by creating a variable setback along the
street frontage.
142
Note: Fence and wall signs are shown on Exhibit 22&23
lii!l:Ji#.Allm1liiiifli:liil:lI:1i
LandUse: RM
Product: SF
Max. Yield: 106
,, Village Entry I * w/Monumentation
~Community
.,' Theme Wall
; ; Community
; Theme Fence
/Vrllage ,r Theme Wall
• • •' Vrllage Fence • •• ••• Trail •• m Trai/Head
~ Recreation W Facility
k\_ Distant ,r Vrew
<· .. • Streetscape
,: • Vrew
6. VILLAGE F
a. Description
Village F is located at the northeast comer of the Master Plan between Village E
and Open Space Area 5, south of Palomar Airport Road. Village F has a gross
area of 25.6 acres and a net developable area of 25.0 acres.
b. Use Allocation
C.
General Plan Land Use RM (4-8 du/ac).
Growth Management allows 150 units. However, only 116 units have been
allocated to this site by the Master Plan.
Product Type
Single Family
d. Special Design Criteria
All community-wide design standards described in the Community Development
Standards section of this Master Plan shall be implemented in this planning area.
The following specific guidelines shall also be included in this planning area:
•
•
•
•
•
•
October 21, 1997
Site planning shall be coordinated to ensure preservation of open space
views to the south.
The noise generated from Palomar Airport Road shall be mitigated per the
City of Carlsbad's Noise Element and Noise Guidelines Manual.
All residences shall be setback a minimum of 50 feet from the Right-of-
Way of Palomar Airport Road.
Landscape screening of the dwelling units shall be incorporated to soften
views of these structures from Palomar Airport Road.
A 24' wide gated paved all-weather secondary emergency access road from
this planning area to Palomar Airport Road shall be provided.
A 24' wide gated paved all-weather secondary emergency access road from
Street F-4 to the northerly terminus of Street G-1 in Village G shall be
provided to the satisfaction of the City Engineer.
144
Note: Fence and wall signs are shown on Exhibit 22&23
1t~G~NP
Land Use: RM
/
Community • • •' Village Fence Theme Wall Product: SF •
Max. Yield: 116 , # Community •• # Theme Fence ••• Trail ••
''\ Village Entry
I wllvfonumentation /
Village
Theme Wall ~ Trail Head
October 21, 1997
~ Recreation UJ Facility
k\_ Distant >f" View
<· ., • Streetscape
c· View
Design Criteria
Village F
7. VILLAGEG
a.
b.
C.
d.
Description
Village G is located on the eastern side of Rancho Carrillo surrounded by open
space. Village G has a gross area of 18.3 acres and a net developable area of 16.2
acres. This village is surrounded by open space and has the opportunities for
views to the north, south and west.
Use Allocation
General Plan Land Use RLM (0-4 du/ac)
Growth Management allows 39 units.
Product Type
Single Family Development
Special Design Criteria
All community-wide design standards described in the Community Development
Standards section of this Master Plan shall be implemented in this planning area.
The following specific guidelines shall be included in this planning area:
• Units shall be located to take advantage of views into the adjacent open
space areas.
•
•
•
•
Landscaping in this area shall be compatible with existing native vegetation .
Single Family Development with lots less than 7,500 square feet in size
shall not be required to provide common recreational facilities if the
majority of the lots in the subdivision have a lot size of 7,500 square feet
or greater. In addition, this Village is completely surrounded by open space
and has several points of access to the community trail system which
provides for recreational opportunities.
An Open Space Easement shall be placed on manufactured slope areas that
are visible from adjacent roadways. Large slopes within residential lots
adjacent to public or private streets shall be maintained in common and free
of property line fences.
Reduced front, rear and side yard setbacks may be permitted in Village G
due to its isolation and in an attempt to protect the sensitive plant species
October 21, 1997 146
adjacent to the development. The reduced setbacks will allow for
development to pull away from the area occupied by the sensitive species.
The exact amount and location of the reductions shall be determined at the
time of tentative map approval.
• Panhandle lots shall be permitted in this Village where it can be shown that
the use of panhandle lots will allow development to be pulled away for the
sensitive plant species adjacent to the developable area and increase the
amount of natural open space. The use of panhandle lots is justifiable since
topography and the need to protect the sensitive species make it impossible
to adequately serve certain developable portions of this Village with public
streets. In addition, the use of panhandle lots in Village G will not
adversely impact the ability to provide full public street access to other
developable areas within the Master Plan.
• Village G may be developed as a gate guarded community with private
streets.
•
October 21, 1997
A 24' wide gated paved all-weather secondary emergency access road shall
be provided at the northerly terminus of Street G-1 to street F-4 in Village
F to the satisfaction of the City Engineer. •
147
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1 ... --1
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Village Entry
w/Monumentation
Community
Theme Wall
Village
Theme Wall
Community
Theme Fence
Village Fence
Resource Fence
Trail
Trail Head
Recreation Facility
Distant View
Streetscape View
Note: Fence and wall signs are
shown on Exhibit 22&23
Design Criteria ~
VillageG LJ
8. VILLAGER
a. Description
Village H lies west of Melrose Drive, Open Space Area 2 to the south and the
project boundary along its western side. Village H has a gross area of 33.9
acres and a net developable area of 29.3 acres. Units within Village H will
be able to take advantage of views to the east and south overlooking the
valley floor, as well as to the west overlooking the Bressi Ranch.
b. Use Allocation
C.
d.
October 21, 1997
General Plan Land Use RLM (0-4 du/ac)
Growth Management allows 94 units.
Product Type
Single Family Development
Special Design Criteria
All community-wide design standards described in the Community
Development Standards section of this Master Plan shall be implemented in
this planning area. The following specific guidelines shall be included in this
planning area:
•
•
•
•
•
•
Whenever possible units should be designed to take advantage of the
views looking down the valley and toward the east and west.
All units shall maintain a 50 setback from Melrose Drive .
The noise generated from Melrose Drive shall be mitigated per the
City of Carlsbad's Noise Element and Noise Guidelines Manual.
Village H will take access from a single point off of Melrose Drive
and be designed as a gate guarded community with private streets.
An Open Space Easement shall be placed on manufactured slope areas
adjacent to right of ways. Slopes within residential lots shall be
maintained in common and free of property line fences.
Access to developable property in Zone 17 may be required by the
City Engineer.
149
October 21, 1997
• Panhandle lots may be permitted if the following can be shown:
a.
b.
C.
d.
e.
The panhandle lots will not preclude or adversely impact the
ability to provide access to other properties within this village;
Adequate and safe access can be provided to all panhandle
lots;
Adequate on-site resident parking and visitor parking in close
proximity to the panhandle lots can be provided to the
satisfaction of the Planning Director;
Additional privacy for future residents of the panh~ndle lots is
provided; and,
It improves the street scene by creating a variable setback
along the street frontage.
150
Note:. Fence a~~iCIU sigr.zs are shown on Exhibit 22&23
LEGENDc>
Land Use: RLM
/
Communitv ~
Product: SF
Theme Weill / • Resource Fence
Max. Yield: 94 ; ; Community •• ; Theme Fence •• • Trail ..
~~ Village Entry •' ~ I w1,\lonumentarion • • Village Fence Trail Head •
October 21, 1997
~ Recreation
&,J Facility
¥\. Distant
,r View
.t.· .. • Streetscape
t.:. View
Design Criteria
Village H
10. VILLAGE J
July 27, 1993
a. Description
b.
C.
d.
Village J is located south of Melrose Drive, north of Poinsettia Lane, with
the project boundary as its western edge and Open Space Area 2 along its
northern boundary. Village J has a gross area of 27 .0 acres and a net
developable area of 20.0 acres.
Use Allocation
General Plan Land Use RLM (0-4 du/ac)
Growth Management allows 64 units, however, per Section E .1 of Chapter
2 of this Master Plan, Village J may be developed with up to 65 dwelling
units at a density of 3.25 du/ac which is within the density range of the
RLM General Plan designation.
Product Type
Single Family Development
Special Design Criteria
All community-wide design standards described in the Community
Development Standards section of this Master Plan shall be implemented in
this planning area. The following specific guidelines shall be included in
this planning area:
•
•
•
•
Whenever possible units should be designed to take advantage of the
views overlooking Rancho Carrillo Park to the south.
The noise generated from Melrose Drive and Poinsettia Lane shall
be mitigated per the City of Carlsbad's Noise Element and Noise
Guidelines Manual.
All units shall maintain a 50 foot setback from the Melrose Drive
Right-of-Way and a 40 setback from the Poinsettia Lane Right-of-
Way.
Village J will take access from an expanded single point off of
Poinsettia Lane.
152
•
•
July 27; 1993
Lots with side loaded garages shall have a minimum setback of 10'
from the right-of-way.
An Open Space Easement shall be placed on manufactured slope
areas adjacent to roadways. Slopes within residential lots shall be
maintained in common and free of property line fences.
153
,·
\
-....
·' . ,' ,
•• • ..... ·• ··:Master Pi~~--··.-····:.-· --
. _ .. _. --· ·· .. ,. Boaricfa_;y., .. ' · ,
N C
October 21, 1997
' /)'l
'l
.-, , I
)' , •
--oiilmuniiy Park
't''.'-; ,' J
Land Use: RLM
Product: SF
Max. Yield: 65
[ t"\ I Village Entry
w/Monumentation
[2] Community
Theme Wall
[/j Village
Theme Wall
r:..--1 Community
Theme Fence ca Village Fence • •
[_... ~] Resource Fence
ra • • Trail
Trail Head [)JI]
[SJ
[2J
Recreation Facility
Distant View
[2J Streetscape View
Note: Fence and wall signs are
shown on Exhibit 22&23
Dest
11. VILLAGE K
a. Description
2.
Village K is located between Villages E and P, west of Open Space 4.
Village K has a gross area of28.9 and a net developable area of 27.8 acres.
A riparian area exists along the eastern boundary of Village K.
Use Allocation
General Plan Land Use RLM (0-4 du/ac).
Growth Management allows 88 units however, per Section E. l of Chapter
2 of this Master Plan, Village K may be developed with up to 95 dwelling
units at a density of 3.42 du/ac which is within the density range of the
RLM General Plan designation.
3. Product Type
4.
October 21, 1997
Single Family Development
Special Design Criteria
All community-wide design standards described in the Community
Development Standards section of this Master Plan shall be implemented in
this planning area. The following specific guidelines shall also be included
in this planning area:
•
•
•
•
Whenever possible units should be designed to take advantage of
views into the adjacent open space area.
Internal trails shall be designed to tie into Trail Link No. 36 of the
City wide Trail System if the City approves the development of this
system. To the extent possible, trails shall be designed to preclude
views into the rear yards of adjacent residences.
On street K-1 all lots will have a minimum width of 60' or greater
and shall have a side yard equal to 10% of the lot width.
Lots with side loaded garages shall have a minimum setback of 10'
from the right-of-way.
155
October 21, 1997
• An Open Space Easement shall be placed on manufactured slope
areas adjacent to roadways.
• Panhandle lots may be permitted if the following can be shown:
a.
b.
C.
d.
e.
The panhandle lots will not preclude or adversely impact the
ability to provide access to other properties within this
village;
Adequate and safe access can be provided to all panhandle
lots;
Adequate on-site resident parking and visitor parking in
close proximity to the panhandle lots can be provided to the
satisfaction of the Planning Director;
Additional privacy for future residents of the panhandle lots
is provided; and,
It improves the street scene by creating a variable setback
along the street frontage.
156
I
'
"·" --'t --, \
Note: Fence_and wall signs are shown on Exhibit 22&23
LEGEND····
Land Use: RLM
/
Communitv • • •' Village Fence
Product: SF
Theme H·a/1 ♦
Max. Yield: 95 , ' Community •• Trail , Theme Fence •• .. •
'"\ Village Entr:,.,· l w1Afonumenta1ion /
iii/age
Theme Wall m Trail Head
October 21, 1997
~ Recreation t:J Facility
¥\. Distant JI View
<· .. • Streetscape
£:. View
I
I
Design Criteria
Village K
' '
' ' '
12. VILLAGE L
a. Description
Village Lis located east of Melrose Drive with Open Space Area 4 on the
northwest side, Open Space Area 5 on the northeast boundary and Village M o
the south. Village L has a gross area of 5.8 acres and a net developable area
of 5.1 acres. This village will have views to the north into the open space
area.
b. Use Allocation
C.
General Plan Land Use RH (15-23 du/ac)
Growth Management allows 96 units.
Product Type
Multifamily
d. Special Design Criteria
July 27, 1993
February 16, 2000
All community-wide design standards described in the Community
Development Standards section of this Master Plan shall be implemented in
this planning area. The following specific guidelines shall be included in this
planning area:
• Units shall be designed to take advantage of views to the open space area
to the north.
• The noise generated from Melrose Drive shall be mitigated per the City
of Carlsbad's Noise Element and Noise Guidelines Manual.
• Landscape screening of the dwelling units shall be incorporated to soften
views of these structures from Melrose Drive.
• Front yard setbacks may be a minimum of 10 feet from internal private
streets if the project is designed with interior motor courts that provide
access to the majority of garages in the project.
• Twenty-four feet wide driveway entrances from private streets to interior
motor courts may be utilized to provide access to the majority of garages
in the project.
158
// // ,/~~-=·::._ ' -----,', '~.Jc • 1~ 1
~ -✓✓,.,.-,,,,/,,,.,../,..,------:=-____ --..... ,.... -----· '~-\ hij~~ 1 ~ ••
.,-,/ ✓ / _,,,,.,., _ --,~ ~ "-...._ ~,f i . • , 1 1 ,,.., _,.. ,,,, -, -....... ,,_ • /" / ' .,,., ,,,. .... . --~~ --' • :. j t
360 +
Approximate Pad Elevation: +360'
Afijilj!i!i1:!:i:i!tft? ,.
Ah
I
.Vote: Fence and wall signs are shown on Exhibit 22&23
LEGEND:
Land Use: RH
/
Community .,,,
Theme Wall • Resource Fence
Product: MF .,,,
Max. Yield: 96 , ' Community •• Trail , Theme Fence •• •• .
''\ Village Entry •' ~ • • Village Fence Trail Head I wl}...fonumentation ♦
October 21, 1997
~ Recreation t:J Facility
M'\_ Distant ,? View
< ... • Stree tsca pe
£.: • View
Design Criteria
Village L
13. VILLAGE M
a.
b.
C.
d.
October 21,1997
Description
Village M is located north and east of Melrose Drive with Village L on its
northern boundary and Open Space Area 5 on the north and east side.
Village M has a gross area of 38.3 acres and a net developable area of 32.3
acres.
Use Allocation
General Plan Use RLM (0-4 du/ac)
Growth Management allows 103 units, however only 67 units have been
allocated to this site by the Master Plan.
Product Type
Single Family Development
Special Design Criteria
All community-wide design standards described in the Community
Development Standards section of this Master Plan shall be implemented in
this planning area. The following specific guidelines shall be included in
this planning area:
•
•
•
•
•
Where feasible, units shall be designed to take advantage of views
into the open space area to the east.
The noise generated from Melrose Drive shall be mitigated per the
City of Carlsbad's Noise Element and Noise Guidelines Manual.
This Village shall gain access from a collector street off of Melrose
Drive.
Secondary access via Redwing Drive shall be restricted to
emergency access unless City Council takes action to open Redwing
Drive as a public road.
Panhandle lots shall be permitted as allowed under R-1 Zoning since
there are portions of this Village that cannot be adequately served
with a public street due to topography and the grading required for
the construction of Melrose Drive. The panhandle lots created in
160
•
July 27, 1993
this Village will not adversely impact the ability to provide full
public street access to other properties within the Master Plan or
adjacent properties outside of the Master Plan.
An Open Space Easement shall be placed on manufactured slope
areas adjacent to roadways. Slopes within residential lots shall be
maintained in common and free of property line fences.
161
, I . r _,,,,, ,.,... )
~~-
/
/ /
l ', I
R
October 21, 1997
I
A N C H 0
_,,,r~·
··"" \ ./
~;;s~H;~;,J\
I.
A:faster_ Pia~ Bof!ndary
I •
.I . ,! ...... ,._,. i,.,.
••• -•,. ··, i.f
Land Use: RLM
Product: SF
Max. Yield: 67
Village Entry
w/Monumentation
Community
Theme Wall
Village
Theme Wall
, .... _. _., Community ....-Theme Fence •
Village Fence
0
1 ..• •··· 1
Resource Fence
1131
[mJ
LL]
Trail
Trail Head
Recreation Facility
Distant View
[TI Streetscape View
Note: Fence and wall signs are
shown on Exhibit 22&23
Design Criteria
VillageM
14. VILLAGE N
July 27, 1993
a. Description
Village N is located in the southeast comer of the project, adjacent to and
southwest of Melrose Drive with Open Space Area 8 along the north and
west boundary of Village N. Village O is located directly north of Village
N. Village N has a gross area of 12.4 acres and a net developable area of
10 .4 acres. The village will offer views into the valley, Rancho Carrillo
Park and towards the west.
b. Use Allocation
General Plan Land Use RMH (8-15 du/ac).
Growth Management allows 119 units.
c. Product Type
Multifamily
d. Special Design Criteria
All community-wide design standards described in the Community
Development Standards section of this Master Plan shall be implemented in
this planning area. The following specific guidelines shall be included in
this planning area:
•
•
•
•
•
Whenever possible units should be designed to take advantage of the
views offered by this village.
All units within this village shall maintain a minimum 50 foot
setback from Melrose Drive.
The noise generated from Melrose Drive shall be mitigated per the
City of Carlsbad's Noise Element and Noise Guidelines Manual.
An Open Space Easement shall be placed on manufactured slope
areas adjacent to roadways. Slopes within residential lots shall be
maintained in common and free of property line fences.
The multifamily units developed in this site shall consist of a
mixture of 3-4 plex units compatible with the existing units to the
south of Village N.
163
d. Special Design Criteria. continued
•
•
December 15, 1999
Front yard setbacks may be a m1mmum of 10 feet from internal
private streets if the project is designed with interior motor courts that
provide access to the majority of garages in the project.
Twenty-four feet wide driveway entrances from private streets to
interior motor courts may be utilized to provide access to the majority
of garages in the project.
163a
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, f -,,. ~ ""\ l I I l --., \ \ I 11 l ( \ I\ \ .. ,, .' I I l \1,. \ \ ...... ,.... ..,, • .,.,. ,,. .. \ \ \ I I l I \ \ I i t ~ \ \ , ',, \ \ \ \ \' -,::-;--_---.:;_,.,,_,,, \ \ ----I I \ ,.,.--.,.i it __ J \ \ ~,'>-,',,~1_.,.. i \ ''\
\ .,., -------·-· ; ' \ \ i l • ....-\ \ t \' ' .. \ -\ \ \.. """"" ... ~ ...... _ __..-.,,,.. """ ( I • -.., .,,.,~ ,.,.. ---·--·~ . \ -\ \\I I \ ' \ \ \ t • \o -•--·-... ...._ / ,. ,,. -\ • \ \ \ " .,., I I\ \ • \ \
-----.,; , --· -------· ~--• \ \ \ ) \,,. f} I l \., --\ '. \ \ , ' \ I. -----·-... • \ . I , ~.,.,,. _.._.._.. ...,......--·--.., \ 'f \ \ \ l,. ,,,..,,. -\ ·-/ g· ,--..... f ·, \ \ \ 'I. ,,.,.,-••-°' ' ' I ·, ., ... -.. ~ -> • \ _,.~,...,,........,.~,,. _ _.,..,.,,...~.,.,,.. ... .,.. '·· \ ---.. \ ./ .......
Note: Fence and wall signs are shown on Exhibit 22&23
!::fJJ}gq~Nti:i:i:::iiiii:iiiiiii
Land Use: RMH
October 21, 1997
•~Resource Fence ;'
~ Recre_ation W Facility
15. VILLAGE 0
July 27, 1993
a. Description
Village O is located south and west of Melrose Drive with Village N to the
south and Rancho Carrillo Park located on the western boundary. Village
0 has a gross area of 18.3 acres and a net developable area of 13.0 acres.
This village will offer views into the valley, Rancho Carrillo Park and
towards the west.
b. Use Allocation
C.
General Plan Land Use RLM (0-4 du/ac).
Growth Management allows 41 units, however, per Section E. l of Chapter
2 of this Master Plan, Village O may be developed with up to 49 dwelling
units at a density of 3.69 du/ac which is within the density range of the
RLM General Plan designation.
Product Type
Single Family
d. Special Design Criteria
All community-wide design standards described in the Community
Development Standards section of this Master Plan shall be implemented in
this planning area. The following specific guidelines shall be included in
this planning area:
•
•
•
•
•
Whenever possible units should be designed to take advantage of the
views offered by this village.
All units within this village shall maintain a minimum 50 foot
setback from Melrose Drive.
The noise generated from Melrose Drive shall be mitigated per the
City of Carlsbad's Noise Element and Noise Guidelines Manual.
Development in the northern portion of this village shall be
designed to be compatible with the Rancho Carrillo Park.
Portions of Village O will be designed in conformance with the
requirements of the Special Park Design District.
165
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,!~ ••. :::::::,;»"' ~,, ,,, J < • *«;;; ,. -:-:-:-:':,:illi«•,vv· • •,••· ..•..•.•. • .•.•.••••• .. :.:-:·• .. : ""~ ~ \ 1 ',.,,~'»--~1,,,,,._ ... j·. -:-,-~-, ,.,:···--.:·,:,,·:-•. _::::·-:.,_,,,,.:.,,.:-:
m,,,,,,,w.-#:·.•,··0-Y,\ ~) ' I f -r~·-\ \-:,--· _ _.,_.:-.·., •• ,i,..:-:::::
Note: Fence and wall signs are shown on Exhibit 22&23
::i::LEUEND't=t't'it:t,Jt,'W'=
Land Use: RLM
Product: SF
Max. Yield: 48
,, Village Entry I * w/Jvfonumentation
~Community
./' Theme Wall
., ., Community
, Theme Fence
/Village F Theme Wall
• • •' Village Fence • •• ••• Trail ••
~ Trail Head
~ Recreation W Facility
k\_ Distant ,r View
<· .. • Streetscape
1:• View
16. VILLAGE P
a. -Description
Village P is located north of the intersection of Poinsettia Lane and Melrose
Drive, with Open Space Area 4 as its eastern boundary. Village P has a
gross area of 16.3 acres and a net developable area of 14.0 acres
b. Use Allocation
General Plan Land Use -RM ( 4-8 du/ac).
Growth Management Allows 84 units, however only 60 units have been
allocated to this site by the Master Plan.
c. Product Type
Single Family
d. Special Design Criteria
October 21, 1997
All community-wide design standards described in the Community
Development Standards section of this Master Plan shall be implemented in
this planning area. The following specific guidelines shall be included in
this planing area:
•
•
•
•
The noise generated from Melrose Drive shall be mitigated per the
City of Carlsbad's Noise Element and Noise Guidelines Manual.
Wherever possible, units shall be designed to take advantage of
views into adjacent open space areas.
All units shall be setback a minimum of 50 feet from the Melrose
Drive Right -of-Way.
Internal trails shall be designed to tie into Trail Link No. 36 of the
Citywide Trail System if the City approves the development of this
system. To the extent possible, trails shall be designed to preclude
views into the yards of adjacent residences.
167
(
I
!
J
J
/
l
J
Note: Fence and wall signs are shown on Exhibit 22&23
i::k~'.G.~m1::::::i::ii:i:ii·i=i
LandUse: RM
Product: SF
Max. Yield: 61
,, Village Entry I * w/Monumentation
~Community ~ Theme Wall
; ; Community
; Theme Fence
/Village
,' Theme Wall
• • •' Village Fence • •• ••• Trail ••
~ Trai/Head
~ Recreation W Facility
k\_ Distant JI-View
(.• •• • Streetscape
I.:• View
·•~
·······~
\
\
-'==="-w~ r ARRILLA DeSig~~;!:;
1
~ B
::::••i•''?(?':=:::""'::?:·:?'':··•·?:··•·•:·:·:=:·:·:=··-:•·,--•-·:=:&r-.&==s·r··t:·1??1:1nt:N·.:·W·=?'•=-:.-::-==••,:••,•::-::=::=::·:·?·=•·-·-=•·.·.·•:=·--:::=:r:::·::?·:·:·::·'·'·:·'-::==:··-··:·=·:·:=··:··=:·:=···-:=·•,-,-•-•:·?''':':·:=••,-·•:?:·:·:='':·??·'·?=:·:=:-:':':':':·:F=:::·····-:?:':·:•·-:··-·-·•··:·?:·::'''':::::·:·'•'·:·:?'?:
October 21, 1997
17. VILLAGE Q
a. Description
Village Q is located in the southern portion of the Master Plan north of
Village R, south of Open Space Areas 10 and 12 and west of Village 0.
Open Space Areas 8, 9, 10 and 12 separate it from Villages N and R to the
south and Villages J and S to the north. Village Q has a gross area of 73. 9
acres and a net developable area of 63.8 acres. This village is located on
a large hillside that slopes down into the valley floor to the north.
b. Use Allocation
General Plan Land Use RLM (0-4 du/ac)
Growth Management allows 204 units, however only 183 units have been
allocated to this site by the Master Plan.
c. Product Type
d.
October 21, 1997
Single Family Development
Special Design Criteria
All community-wide design standards described in the Community
Development Standards section of this Master Plan shall be implemented in
this planning area. The following specific guidelines shall be included in
this planning area:
• Units shall be located to take advantage of views into the valley
floor to the north and towards Rancho Carrillo Park to the
northeast.
•
•
•
Lots with side loaded garages shall have a minimum setback of 10'
from the right-of-way.
32' wide curb to curb public hillside streets shall be allowed for
unloaded streets that traverse steep topography.
An Open Space Easement shall be placed on manufactured slope
areas adjacent to roadways. Slopes within residential lots shall be
maintained in common and free of property line fences.
169