HomeMy WebLinkAboutCT 93-04; CARRILLO RANCH VILLAGES L, M, N, Q, R, T; TENTATIVE MAPS OVERVIEW; 1994-11-10I
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RANCHO CARRILLO MASTER PLAN
CONTINENTAL HOMES TENTATIVE MAPS OVERVIEW
November 10, 1994 Hofman Planning Associates
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RANCHO CARRILLO
MASTER PLAN
CONTINENTAL HOMES TENTATIVE MAPS OVERVIEW
TABLE OF CONTENTS
INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
PROJECT SETTING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
PREVIOUS APPROVALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
APPROVALS BEING REQUESTED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
COMMUNITY BENEFITS FROM THE CONTINENTAL HOMES TENTATIVE MAPS . . . . . 5
REVIEW OF FLOOR PLANS AND ARCHITECTURE . . . . . . . . . . . . . . . . . . . . . . . . . . 6
AFFORDABLE HOUSING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
PROJECT DESCRIPTION AND COMPLIANCE WITH THE RANCHO CARRILLO MASTER
PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
CT 93-07 /PUD 93-06/SDP 93-01 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
VILLAGE F . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
VILLAGE G . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
VILLAGE P . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
CT 93-08/PUD 93-07 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 7
VILLAGE O . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
CT 93-04 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
VILLAGE L . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
VILLAGE M . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
VILLAGE N . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
VILLAGE Q . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
VILLAGER . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
VILLAGE T . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
FUTURE APPROVALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
VILLAGES L & N -TENTATIVE MAPS & PLANNED DEVELOPMENT PERMITS . 35
VILLAGE T & OPEN SPACE AREA 11 -SITE DEVELOPMENT PERMIT . . . . . . 35
VILLAGES F,G,O&P -MINOR AMENDMENT TO A PLANNED DEVELOPMENT
PERMIT............................................. 35
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RANCHO CARRILLO
MASTER PLAN
CONTINENTAL HOMES TENTATIVE MAPS OVERVIEW
LIST OF EXHIBITS
PROJECT VICINITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
RANCHO CARRILLO MASTER PLAN -Village and Tentative Map Boundaries . . . . . . . 3
VILLAGE F . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
VILLAGE G . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
VILLAGE P . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
VILLAGE O . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
VILLAGE L . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
VILLAGE M . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
VILLAGE N . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
VILLAGE Q . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
VILLAGE R . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
VILLAGE T . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
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INTRODUCTION
This booklet demonstrates for the Planning Commission and City Council that the Tentative
Maps are in conformance with the Rancho Carrillo Master Plan. Everything being proposed
by these Tentative Maps conforms with the Rancho Carrillo Master Plan that was unanimously
approved by the Planning Commission and City Council in 1993. To assist the Commission
and Council in their review of the Tentative Maps, the sections of the Rancho Carrillo Master
Plan providing the design guidelines for each of the residential Villages covered by the three
maps are provided in this booklet. Most of the exhibits in this booklet have also been taken
from the Rancho Carrillo Master Plan. All text taken directly from the Rancho Carrillo Master
Plan is in standard type.
PROJECT SETTING
Rancho Carrillo is located on approximately 690 acres in the southeast quadrant of Carlsbad.
Its boundaries are defined by Palomar Airport Road to the north, the Bressi Ranch to the west,
the San Marcos City limits to the east and existing residential development in La Costa to the
south.
The Rancho Carrillo Master Plan divided the 690 acres of land it covered into Villages and
Open Space areas. The residential development proposed by these Tentative Maps will be
located within the Villages owned by Continental Homes. Except for trails and utility
easements the Open Space Areas will remain in their natural state. No grading or
development shall occur outside of the areas shown for development by the approved Rancho
Carrillo Master Plan.
Continental Homes owns the largest portion of the Rancho Carrillo Master Plan. At this time,
they are requesting approval of three Tentative Maps covering Villages F, G,L,M,N,P, Q,R & T
and Open Space Areas 4,5, 6, 7,8,9. 10, 11, 12, 13, & 14 as defined by the Rancho Carrillo
Master Plan. These maps cover 412 acres of the Rancho Carrillo Master Plan. The exhibit
titled Rancho Carrillo Master Plan -Villages And Tentative Map Boundaries on page 3 shows
the location of the Villages covered by these Tentative Maps and the boundaries of the three
Tentative Maps.
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PREVIOUS APPROVALS
April 21, 1993 -The Carlsbad Planning Commission recommends certification of EIR 91-04
and recommends approval of the following discretionary permits for the Rancho Carrillo
Master Plan: General Plan Amendment GPA 91-06, Hillside Development Permit HDP 91-1 7
and Master Plan Amendment MP 139(£).
July 2 7, 1993 -The Carlsbad City Council certifies EIR 91-04 and approves General Plan
Amendment GPA 91-06, Hillside Development Permit HDP 91-17 and Master Plan
Amendment MP 139(£) for the development for the Rancho Carrillo Master Plan.
APPROVALS BEING REQUESTED
Continental Homes is requesting the following approvals:
CT 93-07/PUD 93-06/SDP 93-01-
(Vi!lages F, G & P)
CT 93-08/PUD 93-07
(Village 0)
CT 93-04
(Villages L, M, N, Q, R & T)
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Tentative Map/Planned Unit Development
and Site Development Plan for Villages F,G
& P and Open Space Areas 4, 5, & 6 of the
Rancho Carrillo Master Plan. 116 Multiple
Family Units, 117 Single Family Lots.
Tentative Map/Planned Unit Development
for Village O of the Rancho Carrillo Master
Plan. 51 Single Family Lots.
Tentative Map for Villages L,M,N,O,R,& T
and Open Space Areas 8, 9, 10, 11, 1 2, 13,
& 14 of the Rancho Carrillo Master Plan.
Two large multiple family lots, 288 single
family lots, one large lot for community
services, additional area to be dedicated as
park land, one lot for the Community
Recreation Area/Daycare Center, several
Open Space lots, and one RV storage lot.
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COMMUNITY BENEFITS FROM THE CONTINENTAL HOMES TENTATIVE
MAPS
1 J Approval of Continental Homes proposed Tentative Maps will lead to the construction of
Melrose Drive and El Fuerte Drive, two Circulation Element Roadways. Approval of these
Tentative Maps will also lead to construction of the curb, gutter, sidewalk and the outside
lane along Palomar Airport Road adjacent to Village F & P.
2) The construction of Melrose A venue and Carrillo Way, which will be required for the
development of these Tentative Maps, will provide public access to Carrillo Ranch, an existing
public park that does not have safe public access.
3) Prior to final map approval of any of these Tentative Maps an additional 16.4 acres of park
land will be dedicated adjacent to the existing 10.5 acre Carrillo Ranch Park resulting in a
26.9 acre community park.
4) Over 3.4 miles of trails will be provided including Segments 34 & 36 of the Citywide Trail
System.
5) Approximately 182. 5 acres (44%) of the 412 acres covered by these Tentative Maps will
be preserved as open space.
6) These Tentative Maps will create the parcels which will eventually be developed with day-
care and community facilities for use by the residents within the Master Plan.
7) Approval of these Tentative Maps will trigger the creation of riparian areas to mitigate for
the impacts of the construction of Melrose Drive, a Circulation Element Roadway, which
serves regional as well as local traffic.
8) The approved Rancho Carrillo Master Plan allows up to 892 units to be constructed in the
Villages covered by these Tentative Maps. The Tentative Maps are only proposing 775 units.
9) These Tentative Maps are conditioned to provide over 100 dwelling units affordable to low
income families pursuant to the City's lnclusionary Housing Ordinance.
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REVIEW OF FLOOR PLANS AND ARCHITECTURE
No floor plans or elevations are being processed with these Tentative Maps. Floor plans and
elevations are not required for standard lot subdivisions creating lots in excess of 7,500 sq. ft.,
such as CT 93-04 for Villages L,M,N,Q,R,& T.
Villages F, G,P & 0 are being processed as Tentative Maps and Planned Development Permits.
Normally single family detached projects processed under the Planned Development Ordinance
provide floor plans and elevations with the Tentative Map. Rather than submitting floor plans
and elevations concurrently with the Tentative Maps, the Rancho Carrillo Master Plan details
specific architectural guidelines which must be followed when the floor plans and elevations
are submitted. This process allows the architecture to reflect current market conditions yet
still allows for the staff and Planning Commission to review the floor plans and elevations prior
to issuance of a Building Permit.
Chapter Ill of the Rancho Carrillo Master Plan provides two procedures for processing
Tentative Maps and Planned Unit Developments that create lots less than 7,500 sq. ft. in size:
1. STANDARD PROCEDURE -Floor plans and elevations are processed concurrently
with the Tentative Map.
OR
2. DELAYED ARCHITECTURAL REVIEW -Tentative Maps and Planned
Development Permits are processed through the Planning Commission and City Council
without floor plans and elevations. At the time of Tentative Map approval the Planning
Commission and City Council shall adopt design guidelines for the project.
Before obtaining a building permit the applicant shall submit floor plans and architecture
for staff to 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 previous! y
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.
Continental Homes has chosen the second alternative and the City has prepared detailed
design guidelines for each of the Villages. These guidelines address unit mix, plotting,
setbacks, architecture, garages, accessory structures, walls & fences signage, lot drains,
minor modifications, sensitive lots and square footage. All applicable design criteria from the
Rancho Carrillo Master Plan have been incorporated into the design guidelines. Copies of the
design guidelines have been distributed with the staff reports for each of the Tentative Maps.
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ARCHITECTURAL DA TA EXHIBITS
Approval of the Architectural Data Exhibits is sought with the approval of the Tentative Map.
These exhibits show the buildable area or building "envelope" of each of the single family lots
being created by the three Tentative Maps. The buildable area is the portion of each lot that
could be occupied by a future home. The future homes that will be located on these lots will
not use the entire buildable area shown by these exhibits. The intent of these exhibits is to
merely show the area that could be used for building purposes. The design of the buildings
will be reviewed by staff and the Planning Commission when the applicant submits floor plans
and elevations.
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AFFORDABLE HOUSING
The Rancho Carrillo Master Plan designates Village Fas a potential affordable housing site.
The Site Development Plan for Village F provides 116 units. Based on the City's method of
determining the required number of affordable housing units, Continental Homes is required
to provide 118 units. Carlsbad's lnclusionary Housing Ordinance requires that 10% of these
units be three bedroom or larger. The site plan for Village F shows 15 three bedroom units,
which may be reduced to 12 three bedroom units.
The affordable housing requirement of 118 units is also based on the assumption that Villages
L & N will be developed to the maximum density permitted by the Rancho Carrillo Master Plan.
The current Tentative Maps do not propose any development in Villages L & N. If Villages L
& N are developed below the density allowed by the Rancho Carrillo Master Plan, the
affordable housing requirement could be less than 118 units.
Staff has reviewed Continental Homes' proposal for affordable units in Village F and is
comfortable with the proposed design, except for the use of tandem garages for three
bedroom units. A condition has been placed on the Tentative Map for Villages F,G, & P that
requires the applicant to return to the Planning Commission for a Minor Amendment to the
Site Development Plan for Village F prior to Final Map. This amendment will show how the
plan would be revised to provide the two non tandem parking spaces for the three bedroom
units.
The SOP for Village F demonstrates to staff's satisfaction that Village F could accommodate
an affordable housing project in satisfaction of Continental Homes' requirement under the
lnclusionary Housing Ordinance. However, it is important to recognize that Continental
Homes w,11 pursue additional affordable housing solutions including providing second units
("granny flats") within the single family neighborhoods or providing off-site (outside of the
Master Plan boundaries) affordable housing. These alternatives are sanctioned by the
lnclusionary Housing Ordinance.
Regardless of the ultimate decision, an Affordable Housing Agreement must be approved by
the City prior to approval of the first Final Map. By approving the SOP for Village F, the
Planning Commission, Housing Commission and City Council will have approved one avenue
for satisfying the affordable housing requirement.
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PROJECT DESCRIPTION AND COMPLIANCE WITH THE RANCHO CARRILLO
MASTER PLAN
CT 93-07/PUD 93-06/SDP 93-01 is located in the northeastern portion of the Rancho Carrillo
Master Plan covering Villages F,G, & P. CT 93-07/PUD 93-06/SDP 93-01 would allow for the
development of 117 single family homes and 116 multifamily homes.
VILLA GE F -This Village was designated as a potential affordable housing site by the
Rancho Carrillo Master Plan. The Master Plan allows up to 136 affordable multi-family
units on this site. The applicant is proposing 116 units on this site. As explained on
page 8, a sufficient number of these units will be made available to low income
families to comply with Continental Homes' inclusionary housing requirement. In
accordance with the requirements of the City's lnclusionary Housing Ordinance, the
applicant is requesting approval of a Site Development Plan on this site to allow for a
waiver to some of the City's Engineering and Planning Standards.
VILLAGE G -This Village was designated for development of up to 58 single family
homes by the Rancho Carrillo Master Plan. The design of Village G has been modified
in response to input from the California Department of Fish & Game. This modification
was made to preserve a greater amount of the State listed endangered Brodiaea filifolia
and has reduced the number of units in Village G. Brodiaea filifolia, often referred to
as thread leaf Brodiaea, is an endangered plant species that grows in native grasslands.
The Tentative Map proposes 39 single family lots in Village G with an average lot size
of 11,820 sq.ft.
VILLAGE P -This Village was also designated for development with single family
homes by the Rancho Carrillo Master Plan. The Master Plan allows for the
development of 78 single family homes in this Village. The Tentative Map proposes
78 single family lots in this Village with an average lot size of 8,390 sq.ft.
OPEN SPACE AREAS 4,5,& 6 -These Open Space Areas will remain in their natural
state except for the trails shown in the Rancho Carrillo Master Plan and for the utilities
to serve adjacent residential development.
The next seven pages of this booklet contain the design criteria and Village exhibits from the
Rancho Carrillo Master Plan for Villages F,G, & P. The Tentative Maps have been designed
in conformance with these exhibits and the special design criteria for each Village.
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VILLAGEF
a. Description
Village F is located south of Palomar Airport Road, between Villages E & P. Village
F has a gross area of 12. 7 acres and a net developable area of 11. 9 acres.
b. Use Allocation
C.
d.
General Plan Land Use RMH (8-15 du/ac).
Growth Management allows 136 units.
Product Type
Multifamily
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:
• 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 current
City of Carlsbad Noise Ordinance or Policy.
•
•
•
•
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.
This village has been designated as a potential location for the provision of on-site
affordable housing which per the Housing Element and Carlsbad Municipal Code
will allow for modifications to the Carlsbad Zoning Ordinance and Planning
Department Policies.
The development of this village shall be designated so that it provides an adequate
buffer to the single family homes in Village P.
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I VILLAGE G
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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 20.0 acres and a net developable area of 18.4 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 58 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 adjacent
to roadways. Slopes within residential lots 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 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.
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• 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.
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- - - - -
LEGEND
.--~ t * VIiiage Entry with Monumentation
,.,.....-' Solid Wall _,,,.
.,,,,-Open Fence
~ Resource Fence ... .. •••• Trail
0 TrallHead
£l Recreation Facility ~ Distant View
~ Streetscape View * Public Street with Sidewalk on One Side
LAND USE DATA
Land Use: RLM
Product: SFD
Max. Yield: 58
Design Criteria Village G / 4s /
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I VILLAGE p
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a.
b.
C.
d.
Description
Village P is located at the northeast corner of the Master Plan between Village F and
Open Space Area 5, south of Palomar Airport Road. Village P has a gross area of 25. 6
acres and a net area of 23.5 acres.
Use Allocation
General Plan Land Use -RLM (0-4 du/ac)
Growth Management Allows 75 units, however, per Section E.1 of Chapter 2 of this
Master Plan, Village P may be developed with up to 78 dwelling units at a density of 3. 3
du/ac which is within the density range of the RLM General Plan designation.
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 be included in this planing area:
•
•
The noise generated from Palomar Airport Road shall be mitigated per current
City of Carlsbad Noise Ordinance or Policy.
Wherever possible, units shall be designed to take advantage of views into
adjacent open space areas.
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CT 93-08/PUD 93-07 is located in the southern portion of the Master Plan and covers Village
0. CT 93-08/PUD 93-07 would allow for the development of 51 single family detached
homes.
VILLAGE 0-This Village was designated for development with up to 51 single family
homes by the Rancho Carrillo Master Plan. The Tentative Map proposes 51 single
family lots in this Village with an average lot size of 7,859 sq. ft.
The next two pages contain the design criteria and Village exhibits from the Rancho Carrillo
Master Plan for Village 0. The Tentative Map has been designed in conformance with these
exhibits and the special design criteria for each Village.
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I VILLAGEO
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a.
b.
C.
d.
Description
Village O is located south and west of Melrose A venue with Village N to the south and
Rancho Carrillo Park located on the western boundary. Village O 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.
Use Allocation
General Plan Land Use RLM (0-4 du/ac).
Growth Management allows 41 units, however, per Section E.1 of Chapter 2 of this
Master Plan, Village O may be developed with up to 51 dwelling units at a density of
3.9 du/ac which is within the density range of the RLM General Plan designation.
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 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 Avenue.
The noise generated from Melrose A venue shall be mitigated per current City of
Carlsbad Noise Ordinance or Policy.
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.
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CT 93-04 is located in the southern portion of the Rancho Carrillo Master Plan and covering
Villages L,M,N, Q,R, & T and Open Space Areas 8, 9, 10, 11, 12, 13, & 14.
VILLA GEL -This Village was designated for the development of a maximum of 96
multi-family homes by the Rancho Carrillo Master Plan. CT 93-04 creates a single lot
for Village L. No ownership units can be constructed in Village L until a separate
Tentative Map and Planned Development Permit is approved by the City of Carlsbad.
If this Village is proposed for development with apartments, approval of a Site
Development Plan will be required in lieu of a Tentative Map and Planned Development
Permit.
VILLAGE M -This Village was designated for development with a maximum of 103
single family homes by the Rancho Carrillo Master Plan. CT 93-04 proposes 67 single
family lots with an average lot size of 12,066 sq. ft.
VILLA GEN -This Village was designated for development with a maximum of 119
multifamily units. Similar to Village L, CT 93-04 creates a single lot for Village N. No
ownership units can be constructed in Village N until a Tentative Map and Planned
Development Permit is approved by the City of Carlsbad. If this Village is proposed
for development with apartments, approval of a Site Development Plan will be
required, in lieu of a Tentative Map and Planned Development Permit.
VILLA GE Q -Village Q is the largest Village in the Rancho Carrillo Master Plan and has
been designated for development with up to 204 single family detached units. CT 93-
04 proposes 176 single family detached units in Village Q with an average lot size of
12,066 sq. ft.
VILLAGER-This Village was designated for development with up to 47 single family
detached units by the Rancho Carrillo Master Plan. CT 93-04 proposes 45 single
family detached units in this Village with an average lot size of 12,066 sq. ft.
VILLAGE T -This Village was designated as a community service facility site by the
Rancho Carrillo Master Plan. CT 93-04 creates a single lot for this site to facilitate its
development as a community facility site. No development can occur on this site until
a Site Development Plan is approved by the Planning Commission.
OPEN SPACE AREA 10 -This Open Space Area includes the existing Carrillo Ranch
Park site as well as the acreage that will be dedicated by the developers of the Rancho
Carrillo Master Plan. The existing park acreage that is owned by the City of Carlsbad
is not a part of this Tentative Map.
OPEN SPACE AREA 11 -This area was designated for development as a combined
Community Recreation Area/Daycare Center. CT 93-04 creates divides this area into
two lots. The boundaries of these lots will be adjusted when development plans are
proposed for this site. Development of this site will require the approval of a Site
Development Plan by the Planning commission.
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OPEN SPACE AREAS 8,9, 12, 13 & 14 -These areas will remain in their natural state
except for trails approved as a part of the Rancho Carrillo Master Plan and
utilities to serve adjacent residential development.
RECREATIONAL VEHICLE STORAGE AREA -Approval of CT 93-04 will create a
separate lot for the recreational vehicle storage area. This facility will be located
within Open Space Area 13 at the same location and with the same design as shown
in the approved Rancho Carrillo Master Plan.
Ct 93-04 will allow for the development of 288 single family homes in Villages M, Q & R.
This is 66 units less than the 354 units allocated to these Villages by the Rancho Carrillo
Master Plan.
The next 14 pages of this booklet contain the design criteria and Village exhibits from the
Rancho Carrillo Master Plan for Villages L,M,N,0,R, & T. The Tentative Map has been
designed in conformance with these exhibits and the special design criteria for each Village.
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VILLAGE L
a. Description
Village L is located east of Melrose A venue with Open Space Area 4 on the northwest
side, Open Space Area 5 on the northeast boundary and Village M to 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.
d.
General Plan Land Use RH (15-23 du/ac)
Growth Management allows 96 units.
Product Type
Multifamily
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 designed to take advantage of views to the open space area to the
north.
•
•
The noise generated from Melrose A venue shall be mitigated per current City of
Carlsbad Noise Ordinance or Policy.
Landscape screening of the dwelling units shall be incorporated to soften views
of these structures from Melrose A venue.
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VILLAGEM
a. Description
b.
C.
d.
Village M is located north and east of Melrose A venue 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 (1-4 du/ac)
Growth Management allows 103 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:
•
•
•
•
•
•
Where feasible, units shall be designed to take advantage of views into the open
space area to the east.
The noise generated from Melrose A venue shall be mitigated per current City of
Carlsbad Noise Ordinance or Policy.
This Village shall gain access from a collector street off of Melrose A venue .
This Village may gain secondary access from existing Redwing Drive .
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 A venue.
The panhandle lots created in 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.
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VILLAGEN
a. Description
b.
C.
d.
Village N is located in the southeast comer of the project, adjacent to and southwest of
Melrose A venue. Village Q, Open Space Areas 8 and 9 are located to the west. Village
0 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.
Use Allocation
General Plan Land Use RMH (8-15 du/ac).
Growth Management allows 119 units.
Product Type
Multifamily
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 Avenue.
The noise generated from Melrose A venue shall be mitigated per current City of
Carlsbad Noise Ordinance or Policy.
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.
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VILLAGEQ
a. Description
b.
c.
d.
Village Q is located in the southern portion of the Master Plan north of Village R, south
of Village N and west of Village 0. Open Space Areas 8, 9, 11 and 13 separate it from
Villages N, 0 and R. Village Q has a gross area of 73.9 acres and a net developable
area of 63.9 acres. This village is located on a large hillside that slopes down into the
valley floor to the north. •
Use Allocation
General Plan Land Use RLM (0-4 du/ac)
Growth Management allows 204 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:
•
•
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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.
Portions of Village Q will be designed in conformance with the requirements of
the Special Park Design District.
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• Panhandle lots shall be permitted as allowed under R-1 zoning, since there are
portions of this Village that can not be adequately served with a public street due
to topography and grading. The use of panhandle lots in these instances would
reduce grading amounts, the size of manmade slopes, increase the amount of
natural open space and the connection between open space areas. In addition, the
use of panhandle lots in Village Q would not adversely impact the ability to
provide full public street access to other developable properties within the Master
Plan.
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VILLAGER
a.
b.
c.
d.
Description
Village R lies along the southern boundary of the project. Open Space Area 8 & 13
separates this village from Village Q to the north and Village N to the east. Village R
has a gross acreage of 17.0 acres and a net developable acreage of 14.9 acres. This
village has the highest elevations in the development and will have the most dramatic
views overlooking the valley. This village will gain access from an extension of
Unicomio Drive from the south and from Village Q.
Use Allocation
General Plan Land Use RLM (0-4 du/ ac).
Growth Management allows for 47 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:
• Although architectural style does not need to be of an identical style with existing
development to the south, it should be compatible.
• Site planning shall be coordinated to take advantage of views into the valley.
•
•
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.
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VILLAGE T
a. Description
b.
C.
Village Tis located east of El Fuerte between Open Space Areas 12,13 & 14. Village
T has a gross area of 4.5 acres and a net developable area of 3.2 acres. This village has
been designated as a community service facilities site.
Use Allocation
Although this site carries the RM General Plan Land Use Designation (4-8 du/ac), it has
been designated as a community service facility site by the Rancho Carrillo Master Plan.
If this site is not utilized by a community service facility within 3 years of grading of the
right-of-way for El Fuerte Street or the collector street adjacent to this site, then the site
shall revert back to its underlying designation of RM. This would allow this site to be
developed with 19 residential units upon approval of a Planning Commission
Determination which shall be granted upon a showing by the applicant that they have
made good faith efforts to market this site to a community facility type of use during the
three year period without any success.
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:
•
•
•
Prior to development of this site other than the Phase 1 grading, a Site
Development Plan must be approved by the Planning Commission.
Village T should attempt to take advantage of views into the valley open space
to the north and northeast.
The Community Service Facilities shall produce a positive landmark building
within the plans overall architectural theme.
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FUTURE APPROVALS
VILLAGES L & N-TENTATIVE MAPS & PLANNED DEVELOPMENT PERMITS
Planning Commission and City Council approval of Tentative Maps & Planned
Development Permits will be required for the development of Villages L & N. If Villages
L & N are proposed for development with apartments rather than ownership units
approval of a Site Development Plan will be required rather than a Tentative Map &
Planned Development Permit.
VILLAGE T & OPEN SPACE AREA 11 -SITE DEVELOPMENT PERMIT
Planning Commission approval of a Site Development Plan for will be required prior to
the development in Village T, the Community Facilities Site, or in the proposed
Community Recreation Center/Daycare Site in Open Space Area 11.
VILLAGES F,G,O&P -MINOR AMENDMENT TO A PLANNED DEVELOPMENT PERMIT
Approval of a Minor Amendment to the Planned Development Permits for Villages F, G,
0 & P will be required prior to the issuance of Building Permits. This amendment will
be limited to the review of floor plans and architecture only.
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