HomeMy WebLinkAbout2026-02-18; Planning Commission; 01; Toll Brothers Bressi Ranch General Plan Amendment - Recommendation on whether or not to allow further processing of the request Meeting Date: Feb. 18, 2026 Item 1
To: Planning Commission
Staff Contact: Eric Lardy, Assistant Director of Community Development, 442-339-2712,
eric.lardy@carlsbadca.gov
Subject: Toll Brothers Bressi Ranch General Plan Amendment - Recommendation on
whether or not to allow further processing of the request.
Location: 6405 Alicante Rd. / APN 213-260-12-00 / District 2
Case Numbers: GPA2025-0001 / AMEND2025-0003 / CT2025-0006 / PUD2025-0006 (DEV2024-
0088)
Applicant/Representative: Eric Everhart, Senior Land Entitlement Manager, Toll Brothers, 714-347-1300,
eeverhart@tollbrothers.com,
Permit Type(s): ☐ SDP ☐ CUP ☐ CDP ☐ TM/TPM ☒ GPA ☐ REZ ☐ LCPA ☒ Other: AMEND (Bressi Ranch Master Plan), CT, PUD
CEQA Recommendation: ☐ Not a Project ☐ Exempt ☐ IS/ND or IS/MND ☐ EIR ☐ Other:
Commission Action: ☐ Decision ☒ Recommendation to City Council ☐ Informational (No Action)
Recommended Actions
City staff have developed two options for Planning Commission consideration:
1) ADOPT Planning Commission Resolution RECOMMENDING that the City Council remand the project
application back to city staff for further processing (Exhibit 1); or
2) ADOPT Planning Commission Resolution RECOMMENDING DENIAL of the project application (Exhibit 2).
Existing Conditions & Project Description
Existing Setting
The site consists of a vacant approximately 7-acre
parcel that is designated Planned Industrial (PI) in the
General Plan and is zoned Planned Community for its
location in the Bressi Ranch Master Plan. The existing
Master Plan designates the property along with the
adjacent properties between it and El Camino Real as
Planning Area 2 and establishes the zoning for the site
as P-M Planned Industrial that allows for a variety of
non-retail office and industrial uses.
The corner lot has three street frontages and is
bounded by Gateway Road to the north, Alicante Road
to the east and Town Garden Road to the south.
Site Map
Feb. 18, 2026 Item #1 1 of 61
Table “A” below includes the General Plan designations, zoning and current land uses of the subject site and
surrounding properties.
TABLE A – SITE AND SURROUNDING LAND USE
Location General Plan Designation Zoning Designation Current Land Use
Site
Planned Industrial Planned Community
(P-C), Bressi Ranch
Master Plan
Vacant
North
Planned Industrial Planned Community
(P-C), Bressi Ranch
Master Plan
Industrial and Office Buildings
South
Open Space Planned Community
(P-C), Bressi Ranch
Master Plan
Open Space
East
R-8, Residential 4 to 8
units per acre
Planned Community
(P-C), Bressi Ranch
Master Plan
Residential Development
West
Planned Industrial Planned Community
(P-C), Bressi Ranch
Master Plan
Office Campus Buildings
General Plan Designation
Zoning Designation
City Council Direction for General Plan Amendments
A comprehensive update to the city’s General Plan was approved in September 2015. The Housing Element
portion of the General Plan was updated in 2021 to address changing housing needs and determine how much
housing must be planned for to meet existing and projected housing needs at various affordability levels. In
January 2024, the City Council approved a General Plan amendment to the Land Use Element to complete a
required program under the Housing Element that accommodated housing on 16 sites throughout the city to
meet the city’s RHNA Allocation for 3,379 units at a variety of income levels. This is the largest and main
program to ensure the city has a Certified Housing Element through the Housing Cycle that covers the period
from 2021 to 2029.
Feb. 18, 2026 Item #1 2 of 61
Although the city will periodically review and update its General Plan, there occasionally arises a need or desire
to change some specific portion of the General Plan such as the land use designation for a piece of land or for a
specific area. Typically, General Plan amendments are initiated by city staff, the Planning Commission, or the
City Council, unless a specific request is made by a project proponent (applicant) as part of a land use
development proposal. Following the adoption of the 2024 General Plan amendment, city staff began to receive
requests from different property owners and developers to explain what General Plan amendments are, how to
apply for one, and how General Plan amendment applications are processed. The City Council was presented
with options on how to process privately initiated General Plan amendments through a July 15, 2025, City
Council staff report (Exhibit 3). At that meeting, City Council directed staff through a minute motion to process
General Plan amendment applications using the expedited permit review process without an automatic staff
recommendation of denial (Exhibit 4). What this establishes is a two-step process for review of any new General
Plan amendments. The General Plan amendment procedure assists staff, the Planning Commission, and the City
Council when reviewing the merits of an amendment application.
Prior to filing an official application for a General Plan amendment, the representatives of Toll Brothers, Inc.
(project applicant) discussed the proposed amendment with the city’s Community Development team. This gave
the applicant a first-hand opportunity to find out the procedures of the amendment process. When the General
Plan amendment application was submitted by the project applicant on Oct. 28, 2025, a staff planner was
assigned to review the application material to make sure all the required information was provided. The project
applicant was notified within 30 days after filing as to whether the application was complete or not. City staff
issued a city review letter providing an overview of the process and establishing a schedule for the consideration
of the application by the Planning Commission and City Council. The letter also included planning standards,
missing/incomplete items and whether additional information was required to make the project application
complete. These comments were not intended to be pre-decisional on the merits of the application, but to
disclose items that need to be worked out, which is common in the early stages of a development application.1
Components of Submitted Application
The details of the request consist of a General Plan amendment, Master Plan Amendment, Residential Planned
Development Permit, and Vesting Tentative Tract Map to develop 111 three-story, 35-foot-tall, attached
townhomes (for-sale) with a proposed density of 15.8 dwelling units per acre and a total of 252 parking spaces.
Access to the development is proposed by a single entry off Gateway Road. The site is currently subject to the PI
General Plan Land Use Designation and is zoned Planned Community (P-C Zone) within Planning Area 2 of the
Bressi Ranch Master Plan, MP 178K. The project application proposes modifying the General Plan Land Use
Designation from PI to R-23, allowing development between 19 and 23 units per acre. Additionally, the project
proposes to amend the Bressi Ranch Master Plan designation to Residential Density Multiple Zone (RD-M Zone).
Primary vehicular access with a gated entry is proposed off Gateway Road. A second, gated emergency access-
only driveway is proposed off Alicante Road. Each unit is proposed to have a two-car garage. A total of 30 visitor
parking spaces are proposed throughout the development. Earthwork will consist of 32,133 cubic yards of cut,
11,688 cubic yards of fill, resulting in 20,445 cubic yards of exported material.
To process the land use development application, the following permit types and actions are required.
- General Plan amendment GPA2025-0001: The property is currently designated as Planned Industrial (PI)
in the General Plan. There is no residential density assigned to that designation. The project application
proposes modifying the General Plan Land Use Designation from PI to Residential-23 (R-23), allowing
development between 19 and 23 units per acre. The current project is proposing a density of 15.8 units
per acre, and would need to either modify the proposed number of units, or modify the requested
General Plan designation to R-15 (range between 11.5 and 15 units per acre) for a total of 105 units.
Other combinations of changes could be considered as part of the site design and consistent with land
1 The city review letter is intended to outline the process, schedule, and ultimately the items needed to make
the submittal complete and should be utilized only if and upon the City Council taking affirmative action to
remand the application back to city staff for processing.
Feb. 18, 2026 Item #1 3 of 61
use policies. As part of a complete project review, an analysis of key General Plan Policies for Land Use,
Housing, and Mobility, would need to be prepared and presented to the Planning Commission and City
Council
- Master Plan Amendment (AMEND2025-0003): The Bressi Ranch Master Plan was originally adopted in
2003 allowing for the development of 623 residential units. It was most recently updated by the Land
Use and Safety Element update approved on Jan. 30, 2024, that allowed for development of 248
additional units on two vacant sites. Consistent with CMC § 21.38.020, the Planned Community Zone
references the Master Plan. CMC § 21.38.060 establishes the contents of the Master Plan and CMC §
21.38.080 establishes that the City Council is the final decision maker. The proposal would update
Planning Area 2 of the Master Plan and the designation of this site from the Planned Industrial (P-M)
zone to the Residential Density-Multiple (RD-M) zone that allows for “Dwelling, Multiple Family” as an
allowed use consistent with the density within the General Plan.
- Tentative Map (CT2025-0006): As a for-sale development, the property will be processing a Vesting
Tentative Map2 through Title 20 of the Carlsbad Municipal Code and the Subdivision Map Act. As the
General Plan and Master Plan Amendment will be approved by the City Council, they will be the decision
maker for the Tentative Map and the Planned Development Permit.
- Planned Development Permit (PUD2025-0006): Approval of a Planned Development Permit (PDP) is
necessary to show how the townhomes comply with established standards relative to architectural
design, lot coverage, height, building setbacks, residential parking, and private recreational space. The
project will be required to review and comply with the Citywide Objective Design Standards.
Considerations for Planning Commission
At its Feb. 18, 2026, meeting, the Planning Commission will evaluate and recommend whether or not to allow
processing of the requested General Plan amendment – limiting the discussion to land use and general plan
issues and policies only. There should be no consideration of the merits of the project itself as that consideration
may only occur after city staff has complete a full review and there is a full record for the Planning Commission
to review. City staff will be able to briefly respond to questions about the surrounding land use context, the
scope of the project, and about the adopted Housing Element and Land Use Element of the General Plan.
Because city review of the land use development application has been limited, city staff will be unable to
provide technical commentary about the proposed project or provide any staff recommendation as to whether
the project provides additional public benefits to the community as compared to the existing land use
designation, or conversely, if there are any environmental effects the project may have on surrounding land uses
and activities.3
It would be appropriate for the Planning Commission to review what the present General Plan calls for in the
location or area affected and deliberate on questions that they may have if this project is recommended for
further processing. Additional considerations for discussion may include any of the following:
- Appropriateness of the proposed size and density of the proposed project.
- Provision of additional benefit to the community.
2 A Vesting Tentative Map is intended to establish vested rights to proceed with a project in substantial
compliance with the regulations in effect at the time the application is determined to be complete for
processing.
3 The project applicant must still complete their application and provide more detail and specific information
about the proposed housing development.
Feb. 18, 2026 Item #1 4 of 61
- Land use compatibility issues associated with the proposed General Plan amendment.
- The financial land use impacts of the proposed change.
- The state of the current market of land designated Planned Industrial (PI) versus Residential-23 (R-23).
- Provision of public facilities – and the infrastructure needed to accommodate the change.
- Level and diversity of community support and opposition.
At the public hearing, the Planning Commission will consider the staff report and all its attachments, comments
from the project applicant, and other public testimony in its review and will make a recommendation to the City
Council. There are no predetermined reasons or limits to what the Planning Commission bases its
recommendation on, other than it cannot be based on the merits of the project itself. A formal hearing on the
merits would involve discussing specific design attributes (such as height, architectural style), holding a public
hearing, considering evidence presented by the applicant and public, applying relevant zoning and planning
regulations to ensure the amendment proposal is consistent with the specific facts of the project, and making
written findings that support the ultimate recommendation. It is requested that the motion to adopt either
recommendation include a description of reasons or rationale associated with the recommendation.
Public Outreach & Comment
Public notice of this hearing for the project was mailed on Feb 6. 2026, to property owners and residents within
600 feet of the subject property (111 total notices) and posted with the San Diego Union-Tribune.
Any General Plan amendment project is subject to City Council Policy No. 84 (Development Project Public
Involvement Policy). As such, an Enhanced Stakeholder Outreach will be completed prior to a resubmittal as
directed by the City Council.
Any public comments received to date on the project application are included as Exhibit 5.
Project Analysis
Staff processed the General Plan amendment application per City Council direction, limiting city review of the
application to one review cycle. As part of the intake for the expedited screening process. Resubmittal of
application materials will not be accepted until a final “screening” decision from the City Council on the project
is made. Once the completed application is submitted and deemed complete, additional project analysis will be
provided and a more thorough assessment of the potential impacts of the proposed project may be prepared
and presented to the decision-making bodies.
General Plan Consistency
The project site has a General Plan Land Use designation of Planned Industrial (PI) which does not allow
residential development. The City of Carlsbad General Plan includes several goals and policies that guide
development and land use within the city through a balance of policies. The site is adjacent to a variety of uses,
including residential uses. The proposed project would change the General Plan Designation to Residential-23
(R-23).
Municipal Code Consistency
The CMC, most notably Tile 21 Zoning Code, includes requirements and provisions that guide development and
land use within the city, consistent with the General Plan. The project’s zoning is Planned Community (P-C),
which establishes that the Bressi Ranch Master Plan sets the zoning for the site. (CMC § 21.38.020).
Local Coastal Program Consistency
The project site is not within the Coastal Zone.
Feb. 18, 2026 Item #1 5 of 61
Master Plan
The subject property is located within the boundaries of the Bressi Ranch Master Plan, which provides specific
development standards for new growth and development. The project proposes modifications to the Bressi
Ranch Master Plan to be consistent with the development application.
State Density Bonus
The applicant is not proposing use of a State Density Bonus.
Inclusionary Housing Ordinance
The project is required to comply with the city’s inclusionary housing ordinance, which is intended to ensure
that all residential development provides a range of housing opportunities for all economic segments of the
population, including households of lower and moderate income. According to city code, projects are required
to provide 15% of their total units as affordable to low-income households. However, the policy for the City
Council adopted for the 2015 General Plan and the 2024 Housing Element Rezoning Program, projects with a
General Plan amendment have been required to provide 20% of their total units as low-income residential units.
The info bulletin on Inclusionary Housing Programs is included as Exhibit 6.
Housing Crisis Act of 2019 (HCA)
California Government Code Section 65589.5 does not mandate approval of a housing project found to be
inconsistent with the General Plan and zoning, provided that the agency has made the necessary written
findings and complied with the Housing Crisis Act’s requirements. If the proposed General Plan amendment is
denied at the City Council level, the application would not proceed any further. If the City Council determines
the General Plan amendment request should be considered further, it would only authorize staff to continue
processing the application. However, the city would still retain its discretion to consider the application in
accordance with all applicable laws and ordinances, reserving its right to approve, conditionally approve, or deny
the project.
Environmental Review
The expedited screening process is meant for public analysis and disclosure for a General Plan amendment,
using the legislative powers of a local government. The Planning Commission is recommending one of two
options to the City Council.
If the Planning Commission Adopts Exhibit 1 to RECOMMEND CITY COUNCIL REMAND TO STAFF FOR FURTHER
PROCESSING, it does not constitute a project within the meaning of the California Environmental Quality Act
(CEQA) under Public Resources Code section 21065 in that it has no potential to cause either a direct physical
change in the environment or a reasonably foreseeable indirect physical change in the environment. If the
recommendation is agreed to by the City Council, it does not have a legally binding effect on future discretionary
actions to approve the project. Public input received and the deliberative land development application process
will be used to prepare an environmental recommendation consistent with the CEQA and its implementing
guidelines.
The second option is the Planning Commission RECOMMENDING DENIAL of the application (Exhibit 2). Under
Public Resources Code Section 21080(b)(5), CEQA does not apply for projects which a public agency rejects or
disapproves. Further CEQA Guidelines Section 15270(b), includes this as an explicit statutory exemption to
“allow for initial screening of projects on the merits for quick disapprovals prior to the initiation of the CEQA
process where the agency can determine that the project cannot be approved.” Therefore, adoption of this
option is considered exempt and a Notice of Exemption will be filed if the action is approved by City Council.
Feb. 18, 2026 Item #1 6 of 61
Conclusion & Next Steps
Please note that at this decision-point, the Planning Commission will evaluate and recommend whether or not
to allow processing of the requested General Plan amendment – limiting the discussion to land use and general
plan issues and policies only. Staff recommend the Planning Commission review the proposed project as a
concept, take public comment through public hearing, deliberate, and make a recommendation by adopting one
of the proposed resolutions.
The proposed project is expected to be presented to the City Council in May 2026 for consideration of this same
material. If the proposed project is denied at the City Council level, the application would not proceed any
further. If the City Council determines the General Plan amendment request should be considered further, the
project applicant will be permitted to proceed forward and complete the application.4 Processing of the General
Plan amendment will take approximately 12-24 months depending upon the requirements to comply with the
CEQA. It is important to note that a project that applies or resubmits for further processing should be in
substantial compliance with the project as authorized by the City Council.
Exhibits
1. Resolution 1, Recommendation to City Council to Proceed with General Plan Amendment (Remand to
staff for processing)
2. Resolution Option 2, Recommendation to City Council Recommending Denial of the General Plan
Amendment (Deny Project)
3. City Council Staff Report, July 15, 2025
4. City Council Minutes, July 15, 2025
5. Public Comments (If Any)
6. Info bulletin (IB-157) Inclusionary Housing Program
7. List of Acronyms and Abbreviations
8. Exhibits (Site Plan, Architectural Elevations, Landscape Plan, Tentative Map)
4 The Planning Commission recommendation does not in any way presume approval of the General Plan
amendment or of the land use development project.
Feb. 18, 2026 Item #1 7 of 61
Exhibit 1
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD,
CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL REMAND THE
PROJECT APPLICATION BACK TO CITY STAFF FOR FURTHER PROCESSING OF A
GENERAL PLAN AMENDMENT, BRESSI RANCH MASTER PLAN AMENDMENT,
TENTATIVE TRACT MAP AND PLANNED DEVELOPMENT PERMIT TO CHANGE THE
PLANNED INDUSTRIAL GENERAL PLAN DESIGNATION TO RESIDENTIAL ALLOW
FOR APPROXIMATELY 111 3-STORY RESIDENTIAL TOWNHOMES ON A VACANT
7-ACRE PARCEL AT 6405 ALICANTE ROAD (APN 213601200), LOCATED SOUTH
OF GATEWAY ROAD, WEST OF ALICANTE ROAD AND NORTH OF TOWN GARDEN
ROAD.
CASE NAME: TOLL BROTHERS BRESSI RANCH
CASE NO.: GPA2025-0001/AMEND2025-0003/CT2025-
0006/PUD2025-0006 (DEV2024-0088)
WHEREAS, Toll Brothers, “Developer,” has filed a verified application with the City of
Carlsbad regarding property owned by Levine Investments LP, “Owner,” described as
PARCEL 3 OF MINOR SUBDIVISION NO. 16-04, VIASAT BRESSI RANCH
CAMPUS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF
CALIFORNIA, ACCORDING TO PARCEL MAP THEREOF NO. 21433, FILED IN THE
OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, DECEMBER 28,
2016 AS FILE NO. 2016-7000548, AS AMENDED PURSUANT TO THAT CERTAIN
CERTIFICATE OF CORRECTION RECORDED JANUARY 22, 2021 AS INSTRUMENT
NO. 2021-0051891 OF OFFICIAL RECORDS.
(“the Property”); and
WHEREAS, said verified application constitutes a request for a General Plan Amendment,
Bressi Ranch Master Plan Amendment, Tentative Tract Map and Planned Development Permit as shown on
Exhibit(s) “A-LL” dated Sept. 22, 2025 on file in the Planning Division, GPA2025-0001 / AMEND2025-0003 /
CT2025-0006 / PUD2025-0006 (DEV2024-0088) – TOLL BROTHERS BRESSI RANCH as provided by Chapters
21.38, 21.08, 21.12 and 21.45 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on Feb. 18, 2026, hold a duly noticed public hearing
as prescribed by law to consider said; and
WHEREAS, this resolution does not constitute a project within the meaning of the California
Environmental Quality Act under Public Resources Code section 21065 in that it has no potential to cause
either a direct physical change in the environment or a reasonably foreseeable indirect physical change in
PLANNING COMMISSI ON RESOLUTION NO. 7566
Feb. 18, 2026 Item #1 8 of 61
the environment. If the recommendation is agreed to by the City Council, it does not have a legally binding
effect on future discretionary actions to approve the project. Public input received and the deliberative land
development application process will be used to prepare an environmental recommendation consistent with
the California Environmental Quality Act and implementing guidelines; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments,
if any, of all persons desiring to be heard, said Commission considered all factors relating to the General Plan
Amendment, Bressi Ranch Master Plan Amendment, Tentative Tract Map and Planned Development Permit.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A)That the foregoing recitations are true and correct.
B)That based on the evidence presented at the public hearing, the Planning Commission
RECOMMENDS CITY COUNCIL REMANDS THE PROPOSED PROJECT TO STAFF FOR
PROCESSING
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of
Carlsbad, California, held on Feb. 18, 2026, by the following vote, to wit:
AYES: Fitzgerald, Merz, Foster, Hubinger, Meenes.
NAYES: Lafferty.
ABSENT: None.
ABSTAIN: Burrows.
____________________________________________
ROY MEENES, Chairperson
Carlsbad Planning Commission
____________________________________________
MICHAEL STRONG,
Director of Community Development Department
Exhibit 2
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD,
CALIFORNIA, RECOMMENDING CITY COUNCIL DENY GENERAL PLAN
AMENDMENT, BRESSI RANCH MASTER PLAN AMENDMENT, TENTATIVE
TRACT MAP AND PLANNED DEVELOPMENT PERMIT TO CHANGE THE
PLANNED INDUSTRIAL GENERAL PLAN DESIGNATION TO RESIDENTIAL AND
ALLOW FOR APPROXIMATELY 111, 3-STORY RESIDENTIAL TOWNHOMES ON
A VACANT 7-ACRE PARCEL AT 6405 ALICANTE ROAD. (APN 213601200),
LOCATED SOUTH OF GATEWAY ROAD, WEST OF ALICANTE ROAD AND
NORTH OF TOWN GARDEN ROAD.
CASE NAME: TOLL BROTHERS BRESSI RANCH
CASE NO.: GPA2025-0001 AMEND2025-0003/CT2025-
0006/PUD2025-0006 (DEV2024-0088)
WHEREAS, Toll Brothers, “Developer,” has filed a verified application with the City of
Carlsbad regarding property owned by Levine Investments LP, “Owner,” described as
PARCEL 3 OF MINOR SUBDIVISION NO. 16-04, VIASAT BRESSI RANCH
CAMPUS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF
CALIFORNIA, ACCORDING TO PARCEL MAP THEREOF NO. 21433, FILED IN
THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY,
DECEMBER 28, 2016 AS FILE NO. 2016-7000548, AS AMENDED PURSUANT
TO THAT CERTAIN CERTIFICATE OF CORRECTION RECORDED JANUARY 22,
2021 AS INSTRUMENT NO. 2021-0051891 OF OFFICIAL RECORDS.
(“the Property”); and
WHEREAS, said verified application constitutes a request for a General Plan Amendment,
Bressi Ranch Master Plan Amendment, Tentative Tract Map and Planned Development Permit as shown
on Exhibit(s) “A-LL” dated Sept. 22, 2025 on file in the Planning Division, GPA2025-0001 / AMEND2025-
0003 / CT2025-0006 / PUD2025-0006 (DEV2024-0088) – TOLL BROTHERS BRESSI RANCH as provided by
Chapters 21.38, 21.08, 21.12 and 21.45 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on Feb. 18, 2026, hold a duly noticed public
hearing as prescribed by law to consider said; and
WHEREAS, Under Public Resources Code Section 21080(b)(5), CEQA does not apply for
projects which a public agency rejects or disapproves. Further CEQA Guidelines Section 15270(b), includes
this as an explicit statutory exemption to “allow for initial screening of projects on the merits for quick
PLANNING COMMISSION RESOLUTION NO.
Feb. 18, 2026 Item #1 10 of 61
disapprovals prior to the initiation of the CEQA process where the agency can determine that the project
cannot be approved.” Therefore, adoption of this option is considered exempt and a Notice of Exemption
will be filed if the action is approved by City Council; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to
the General Plan Amendment, Bressi Ranch Master Plan Amendment, Tentative Tract Map and Planned
Development Permit.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Planning Commission
RECOMMENDS CITY COUNCIL DENY GPA2025-0001 (DEV2024-0088) – TOLL BROTHERS BRESSI RANCH
based on the following findings:
Findings:
1. The action to deny the proposed application is statutorily exempt under Public Resources
Code Section 21080(b)(5), as CEQA does not apply for projects which a public agency rejects
or disapproves.
2. The proposed application did not submit a Preliminary Application to establish the provisions
of SB330 and limitations. However, it does meet the definition of a Housing Development
Project under Government Code Section 65589.5(h)(2)
3. The City of Carlsbad has a Certified Housing Element that was approved by the City Council
on April 6, 2021, submitted prior to the due date for the Sixth Housing Element Cycle on April
15, 2021, and confirmed to be in substantial compliance via correspondence from the
Department of Housing and Community Development on July 13, 2021.
4. The site of the proposed project was not identified in the Housing Element Inventory of
Vacant or Underutilized Sites as a candidate for rezoning or compliance with the Regional
Housing Needs Allocation.
5. The City is in compliance with all required Housing Element Programs and implemented the
required rezoning program through adoption of a General Plan Amendment and Rezoning
Program in January 2024. The city continues to have sufficient sites in the Housing Element
Inventory of Vacant and Underutilized sites to accommodate the remaining Regional Housing
Needs Allocation. Therefore, none of the provisions in Government Code Section
65589.5(h)(11) “Builder’s remedy project” apply.
Feb. 18, 2026 Item #1 11 of 61
6. The existing General Plan designation is Planned Industrial. The existing zoning is Planned
Communities, which per the Carlsbad Municipal Code references the Bressi Ranch Master
Plan. The Bressi Ranch Master Plan has assigned use regulations consistent with the zoning of
Planned Industrial. Neither the General Plan, Zoning Ordinance, or Master Plan documents
assign a residential density for this type of housing and the types of land uses and activities
proposed by the project are not permitted as an allowed use.
7. The housing development project is inconsistent with the zoning ordinance and General Plan
and can be disapproved under the qualification allowed under Government Code Section
65589.5(d)(5). PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning
Commission of the City of Carlsbad, California, held on Feb. 18, 2026, by the following vote,
to wit:
AYES:
NAYES:
ABSENT:
ABSTAIN:
___________________________________
ROY MEENES, Chairperson
CARLSBAD PLANNING COMMISSION
ATTEST:
________________________________
Eric Lardy,
Assistant Director of
Community Development
Feb. 18, 2026 Item #1 12 of 61
Exhibit 3
City Council Staff Report, July 15, 2025
(On file in the Planning Division.)
Feb. 18, 2026 Item #1 13 of 61
Exhibit 4
City Council Minutes, July 15, 2025
(On file in the Planning Division.)
Feb. 18, 2026 Item #1 14 of 61
1
Eric Lardy
From:Meghan MacArthur <meghandeberry@gmail.com>
Sent:Sunday, February 1, 2026 3:42 PM
To:Eric Lardy
Subject:Viasat lot- Bressi ranch
Follow Up Flag:Follow up
Flag Status:Flagged
Hi Mr. Lardy,
I am a resident of Bressi ranch and was out walking my dog today when I saw that the empty viasat lot on the corner of
Alicante and town garden has an applicaƟon for residenƟal development.
I implore you and the city to please prevent this lot from being developed in this manner. The traffic impact this will have
on our neighborhood is significant, and with so many kids and families using the street for biking and walking to/from
school there is a serious safety concern. AddiƟonally, the noise impact to build a project of this nature will be incredibly
disrupƟve to our community. We are already seeing the noise impact of larger jets at the airport and it’s difficult to put
into words how the quality of life will be made worse throughout this process.
We moved to Bressi to be in a safe and tucked away development, not to be surrounded at every possible corner by large
3-story townhomes crammed into a lot that is one of the few remaining undeveloped spaces remaining in the city.
The residents of Bressi plan to fight this every step of the way and hope that we can have your support in Toll Bros
pursuing other opƟons for development.
Thank you,
Meghan and Trevor MacArthur
2577 discovery rd
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Exhibit 5
Public Comments
Feb. 18, 2026 Item #1 15 of 61
From:San-San Wardojo
To:Eric Lardy
Subject:Proposed New Homes in Bressi Ranch
Date:Monday, February 2, 2026 8:26:23 PM
Hello Mr. Lardy. .
I’m writing to express concern about the recent sale of land that was not previously zoned forhousing and the plan to build over 100 homes on it.
Traffic in this area is already heavy, and our roads don’t seem equipped to handle that manyadditional cars. I’m also worried about the impact on schools, utilities, drainage, and overall
neighborhood safety.
Many of us moved here based on the existing zoning and density. A development of this size
is a major change, and I hope the City will carefully review the traffic and infrastructureimpacts and keep residents informed.
Thank you for your time.
Sincerely,
San-San Wardojo
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Feb. 18, 2026 Item #1 16 of 61
Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov
Inclusionary Housing Program
IB-157
When housing prices spiked in the 1990s, many cities
looked for ways to help make housing more affordable.
One such tool that many jurisdictions implemented was
INCLUSIONARY HOUSING REGULATIONS. Under these laws,
developers are required to set aside a certain number of
units within their residential development project and
make them affordable to lower income households.
As part of their inclusionary housing program, many
cities also included provisions that allow developers to
deviate from the strict adherence of the policy, so long
as it is found that the alternative means of compliance
meets the intent of the jurisdiction’s inclusionary
housing policies, and is consistent with the housing
affordability and fair housing choice goals specified in its
long-range housing plan.
This info-bulletin provides an overview of Carlsbad’s
Inclusionary Housing Program and describes how it helps
address affordable housing needs while advancing
equitable development goals consistent with the city’s
adopted Housing Element.
NEED FOR LOCAL INCLUSIONARY HOUSING
The state faces a serious housing problem that not only
threatens its economic security, the lack of access to
affordable housing can have a direct impact upon the
health, safety, diversity, and welfare of Carlsbad
residents. To retain a healthy livable environment and
meet state mandated housing goals, more needs to be done to accommodate locally available and affordable
housing stock.
To help address this need, the city’s inclusionary housing
ordinance, originally adopted in 1993, established the
legal basis for requiring affordable (inclusionary) housing
units in new residential development in the city. The law
applies to all proposed development projects that
include residential units and requires that a minimum of
15% of the units within a project be affordable to lower-
income households.
Since its implementation, the inclusionary housing
ordinance has proven to be extremely effective. From
1995 to 2020, the city produced 19,026 housing units, of
which roughly 13% were made affordable through this
program. And it is anticipated that the city will generate
over 500 additional affordable units over the next eight-
year period.
HOUSEHOLD INCOME & AFFORDABILITY
We hear this a lot --- How do we make housing more
affordable? The term “affordable housing” can be used
to describe housing that receives some form of
subsidy/restriction that forcibly keeps rents and
mortgages low. It can also mean housing that’s naturally
affordable simply because of market supply and demand.
In order to make a meaningful difference in providing
affordable housing, the solution should not be looked at
as an “either-or” approach between privately produced
housing and subsidized housing…it requires both.
To help understand what qualifies as affordable, the U.S.
Department of Housing and Urban Development (HUD)
establishes income ranges for different household types,
which they have grouped into five “income categories:”
extremely low, very low, low, moderate and above-
moderate household income. The household income for
each of these categories is based on a percentage of the
region’s Area Median Income or AMI.
Exhibit 6
Feb. 18, 2026 Item #1 17 of 61
Page 2 of 6 Inclusionary Housing Program IB-157 (September 2025)
Carlsbad falls within the San Diego County region, which
has an AMI of $95,100 (2021) per year for a four-person
household. In comparison, the city’s actual median
income is closer to $108,000, but under state law the city
must use the county AMI. To help illustrate, the table
below shows the income levels for a family of four.
For housing costs to be considered affordable, a family’s
monthly rent/mortgage payment should generally not
exceed 30% of the gross annual household income of any
given income category. Affordable housing price is
determined by state law, defined in Health and Safety
Code sections 50053 (for-rent) and 50052.5 (for-sale).
For a rental unit, total housing costs include the monthly
rent payment as well as consideration for a utility
allowance. With for-sale units, total housing costs
include the mortgage payment, homeowner association
dues, property taxes, mortgage insurance and any other
related assessments.
To learn more about HCD and housing, please see our
Info-Bulletin: Carlsbad Housing Plan (IB-137).
INCLUSIONARY HOUSING REQUIREMENTS
The city’s Inclusionary Housing Ordinance (CMC §21.85)
was passed by the City Council in 1993, and established
the legal basis for requiring inclusionary housing in new
residential development in the city. The following
provides a summary of key standards required under the
ordinance for new residential development in the city.
Number of units required
• Pursuant CA Attorney General Opinion No. 24-501,
local inclusionary housing requirements can only be
applied to base density units, not the density bonus
units. As such, irrespective of the requirements set
forth under §21.85.030.B, projects proposing seven
or more housing units are required to restrict at
least 15% of the base density units, not the density
bonus units, for low-income households. For
projects proposing six or fewer units, refer to
Alternative #1 under the “Alternative Means of
Compliance” section of this info-bulletin.
• Inclusionary unit requirements apply to all
residential development projects (rental or for-sale
product), including mixed-use projects.
• When calculating, fractional units ≥0.5 must be
rounded up to the next whole number.
Example: An applicant proposes to satisfy its
inclusionary requirements for a 112-unit residential
development by reserving 15% of the units for low-
income households, or 17 units (112 X 0.15 = 16.8,
rounded up to 17). The remaining 95 units (112 units
minus 17) may be sold at market rate.
Duration units protected
• Inclusionary rental units shall remain restricted and
affordable to the designated income group for not
less than 55 years.
• Inclusionary for-sale units shall remain restricted and
affordable to the designated income group for not
less than 30 years.
Development standards
• Inclusionary units should be located throughout the
development rather than clustered in one area.
• The inclusionary units must be indistinguishable
from the market-rate units in the development, at
least outwardly.
• The inclusionary units must be constructed prior to
or concurrent with development of the market-rate
units, and prior to final building permit approval of
the market-rate units.
• Residents of the inclusionary units must have access
to the same amenities – such as pool, fitness center
and parking – as residents of the market-rate units.
• The inclusionary units must include a similar mix and
number of bedrooms as the market-rate units.
• When ten or more inclusionary units are required, at
least ten percent of those required units must
provide at least three bedrooms.
Feb. 18, 2026 Item #1 18 of 61
Inclusionary Housing Program IB-157 (September 2025) Page 3 of 6
• Inclusionary units must be provided in the same
tenure (for-rent or for-sale) as the market-rate units.
• Inclusionary units affordability cost is calculated
pursuant to California Health and Safety Code Section
50053 (for-rent) and 50052.5 (for-sale).
• To the extent possible, projects using for-sale units to
satisfy inclusionary requirements shall be designed to
be compatible with conventional mortgage financing
programs.
ALTERNATIVE MEANS OF COMPLIANCE
The city understands that various constraints may
frustrate a developer’s ability to meet the strict letter of
the city’s inclusionary housing regulations. As such, the
ordinance allows for the City Council to authorize
“alternative means of compliance” when it is found that
the alternative meets the intent of the city’s Inclusionary
Housing Ordinance (CMC §21.85) and the goals and
policies of the city’s 2021-2029 Housing Element.
Council Policy Statement No. 57 (Policy 57) lists those
alternatives that have been found to meet the intent of
the city inclusionary code and help address its affordable
housing needs. These alternative means of compliance
are summarized in the sections below, but please refer
to Policy 57 for the specific requirements.
Alternative #1: Payment of in-lieu fee
Rather than constructing the inclusionary unit as part of
the development project, applicants proposing ≤six units
may instead pay a fee.
• $8,529 for a new single-family detached home
• $15 per square foot of net building area for each
proposed market-rate unit.
The rates above are effective 2022. Please check the
city’s Fee Schedule for the most current rates.
“Net building area” means the aggregate gross floor area
of all the unrestricted dwelling units within a
development, excluding areas outside the dwelling unit’s
habitable space such as garages, carports, parking areas,
porches, patios, open space, and excluding common
areas such as lobbies, common hallways, stairways,
elevators and equipment spaces.
Collected in-lieu fees are deposited into the city’s
Housing Trust Fund, and applied towards the furthering
of the city’s affordable housing needs pursuant to
Council Policy Statement No. 90 (Policy 90).
Alternative #2: Varying housing affordability
In addition to providing more housing available for low
income families, the city also recognizes a need to
increase housing stock for other targeted and needed
housing affordability levels such as moderate, very low-
and extremely low-income households. As such, so long
as the total average gross income restriction for the
required inclusionary units does not exceed 80% of the
AMI, the makeup of the inclusionary units can be
comprised on any combination of income categories.
Alternative #3: Increases in residential density
While not specific to the city’s inclusionary housing
ordinance, sometimes there is a request from a property
owner to increase their residential density above what is
authorized under the city’s current land use plans. In
exchange for the increased density, the city will require
that any future development on the site meet the
following additional inclusionary housing requirements.
• At least 20% of the total residential units (including
Density Bonus units) are restricted for low-income
households; or,
Feb. 18, 2026 Item #1 19 of 61
Page 4 of 6 Inclusionary Housing Program IB-157 (September 2025)
• A least 15% of the total residential units (including
Density Bonus units) are restricted for low-income
households and an additional 10% are restricted for
moderate-income households; or,
• At least 15% of the total residential units (including
Density Bonus units) are restricted for very low-
income households.
This has been applied to properties that received an
increase in residential density as part of the 2015
General Plan update and the 2021-29 Housing Element.
Alternative #4: Reduction credit
Residential development (for-sale or rental product) can
reduce its inclusionary housing obligations from 15% to
12.5%, under the following conditions.
• All affordable units must be made available to very
low- or extremely low-income households.
• Affordable units are located on the same site as the
market-rate units.
• No financial assistance from the city is provided.
• Example: “A 78-unit residential development is
proposed, which requires that 15% of the units be
reserved for low-income (12 units). If the developer
voluntarily agrees to make inclusionary units available
to very low-income households, then the developer
may receive an incentive reduction credit. Under this
scenario, 10 units in a 78-unit development projects
equates to 12.8%, which meets the minimum
inclusionary housing requirement.
Alternative #5: Use of accessory dwelling units
Pursuant to CMC §21.85.070.B, construction of up to 15
accessory dwelling units (ADU) can be used to satisfy
inclusionary housing requirements. Refer to our info-
bulletin on ADUs (IB-111) for additional information. The
standards below provide additional specifications for
when this allowance can be used.
• The project proposes ≥200 residential detached
dwelling units.
• The ADU may be an attached or detached product
type (Junior ADU prohibited) .
• The ADUs shall have an affordability term (≤80% AMI
with rents ≤70% AMI) of at least 30 years.
Notwithstanding the above, for projects proposing ≤six
units, the in-lieu fee may be waived if a detached or
attached ADU or Junior ADU is constructed concurrent
with construction of the market-rate unit, deed
restricted for low-income households for 30-years, and
occupied by income-qualified families.
Alternative #6: Off-site construction
Circumstances may arise in which the public interest
would be better served by allowing some or all of the
required inclusionary units to be developed at an
alternative site. This is referred to as a “Combined
Inclusionary Housing Project” or “Combined Project.” To qualify, the following requirements must be met.
• The inclusionary calculation requirements shall be
based on the total number of market-rate units to be
provided, as opposed to the total number of
residential units in the project. See example below.
Example: An applicant proposes to satisfy its
inclusionary requirements for a 112-unit project by
building 15% of the units for low-income households
off-site. This leaves 85% of the units for market rate, for a total residential unit count of 132 units (112 ÷ 0.85 =
131.8, rounded to 132). Using the total residential unit
count, the number of inclusionary units required is 20
(132 X 0.15 = 19.8, rounded to 20).
• The decision-making authority of the permit
application may approve a Combined Project subject
to the following findings.
o The site has not or will not receive a density
increase or density bonus.
o Site conditions make it physically infeasible to
accommodate the inclusionary units on-site.
o Significant price and product type disparities
make it financially infeasible to accommodate
the inclusionary units on-site.
Feb. 18, 2026 Item #1 20 of 61
Inclusionary Housing Program IB-157 (September 2025) Page 5 of 6
o There is a documented lack of development
capacity to deliver affordable housing on-site.
o The off-site option provides greater financial
feasibility/cost effectiveness than the on-site.
o The off-site option provides better access to
jobs, schools, transit, and services.
o The off-site option supports housing goals and
policies in the city’s Housing Element.
Notwithstanding, the City Council shall retain final permit
approval authority, including approval of the Affordable
Housing Agreement, on any Combined Project that
requires financial assistance from the city.
Alternative #7: Inclusionary housing credit bank
For projects that build inclusionary units in excess of
code requirements, and where the city is financially participating in the project, the city can sell those excess
units in the form of credits to other developers to satisfy
their inclusionary requirement. The proceeds from the
credit sales are deposited into the city’s Housing Trust
Fund and redistributed pursuant to Policy 90.
• Bank Creation. The City Council may approve the
creation of an inclusionary housing credit bank,
subject to the following findings.
o The inclusionary units are in excess of the
minimum number of units required under the
city’s Inclusionary Housing Ordinance; or
o The inclusionary units are part of a 100%
affordable housing project; and
o The inclusionary units are constructed and
received final inspection; and
o The city financially contributed to the
construction of the project.
• Credit Purchase Eligibility. Projects proposing more
than seven, but no more than 50 residential units
are eligible to purchase credits.
• Credit Price. The price for each inclusionary unit
shall be determined by dividing the city’s financial
contribution by the total number excess
inclusionary units, subject to annual CPI adjustments.
• Credit Bank. Applicants must pay the credit price of
available credits from the oldest established
inclusionary housing bank that is located within the
same city quadrant in which the market-rate units
are located, or if none available, sites which are
contiguous to the quadrant in which the units are
proposed.
• Credit Purchase Ratio – The amount of credits to
be purchased shall be based on the following.
o 7 to 20 units: 1.0 credit/inclusionary unit
o 21 to 35 units: 1.5 credits/inclusionary unit
o 36 to 50 units: 2.0 credits/inclusionary unit
• Credit Purchase Approval. The decision-making
authority of the development project is authorized to approve credit purchases, so long as the findings
below are met. Should a request to purchase credits
occur after discretionary approval, the Community
Development Director or the Housing & Homeless
Services Director shall have the authority to approve
credits, subject to the same findings.
o The project site is located within the same
Growth Management Plan quadrant that the
housing credit is located, or if nonavailable, sites
which are contiguous (share a common boarder)
with the quadrant in which the units are
proposed.
o Sufficient housing credits available to purchase.
• Credit Price Payment. Payment of credit purchases
shall be due prior to recordation of the final map or
issuance of a building permit, in situations where the
project does not include a subdivision. If the project
entitlements expire, credits will be made available to
another eligible project(s).
Alternatives not listed, but may be considered
The City Council may approve other alternatives means
of compliance not listed in Policy 57 when evidence is
provided that the alternative helps achieve relevant
Feb. 18, 2026 Item #1 21 of 61
Page 6 of 6 Inclusionary Housing Program IB-157 (September 2025)
Housing Element policies and goals and assists the city in
meeting its state housing requirements.
As part of the City Council’s consideration, the applicant
must also show why compliance with current
inclusionary housing regulations would be infeasible or
present unreasonable hardship in light of such factors as
project size, site constraints, market competition, price
and product type disparity, available financial subsidies,
and approved alternatives listed in Policy 57.
AFFORDABLE HOUSING AGREEMENTS
An Affordable Housing Agreement (AHA) is a legally binding agreement between the developer and the city
to ensure that the inclusionary requirements of a
residential development are satisfied. CMC §21.85.140
provides the specific requirements of the AHA, but the
more significant components are listed below.
•A project condition shall be added to projects
subject to the inclusionary ordinance and Policy 57
requiring that an AHA be reviewed, approved, and
recorded prior to Final Map or issuance of building
permits, whichever is first.
•Among other items, the AHA must include the
number of required inclusionary units, the unit sizes,
location, affordability tenure, required findings,
terms and conditions of affordability and unit
production schedule.
•The AHA and all relevant terms and conditions shall
be recorded against the entire development.
•The AHA shall bind all future owners and successors
in interest for the term of years specified therein.
APPROVAL AUTHORITY
The approval authority for the development project
subject to these standards is as follows:
•The decision-making authority for the underlying
permit application(s) shall have the authority to
approve projects found consistent with Policy 57.
•Development projects that propose an alternative
means of compliance that is not specifically provided
for in the CMC or Policy 57 shall be considered by the
Housing Commission for a recommendation to the
City Council.
•Approval authority of the AHA is as follows:
o AHA that are consistent with CMC §21.85 and
Policy 57 and do not request financial assistance
from the city shall first be considered by the
Affordable Housing Policy Team for a
recommendation to the H&HS Director.
o Affordable Housing Agreements that propose a
deviation(s) to Policy 57 or request financial
assistance shall first be considered by the Affordable Housing Policy Team and Housing
Commission for a recommendation to the City
Council, which has the authority to issue final
approval of the alternative.
YOUR OPTIONS FOR SERVICE
To schedule an appointment or to learn more about this
program, please contact the Planning Division at 442-339-
2600 or via email at Planning@carlsbadca.gov or the
Housing & Homeless Services Department at 442-339-
4721 or via email at Housing@carlsbadca.gov.
Feb. 18, 2026 Item #1 22 of 61
LIST OF ACRONYMS AND ABBREVIATIONS Exhibit 7
This is a list of acronyms and abbreviations (in alphabetical order) that are commonly used in staff
reports.
Acronym Description Acronym Description
APA American Planning Association LCPA Local Coastal Program Amendment
APN Assessor Parcel Number LOS Level of Service
AQMD Air Quality Management District MND Mitigated Negative Declaration
BMP Best Management Practice NCTD North County Transit District
CALTRANS California Department of Transportation ND Negative Declaration
CC City Council PC Planning Commission
CCR Conditions, Covenants and Restrictions PDP Planned Development Permit
CEQA California Environmental Quality Act PEIR Program Environmental Impact Report
CFD Community Facilities District PUD Planned Unit Development
CIP Capital Improvement Program ROW Right of Way
COA Conditions of Approval RWQCB Regional Water Quality Control Board
CofO Certificate of Occupancy SANDAG San Diego Association of Governments
CT Tentative Parcel Map SDP Site Development Permit
CUP Conditional Use Permit SP Specific Plan
DIF Development Impact Fee SWPPP Storm Water Pollution Prevention Program
DISTRICT City Council Member District Number TM Tentative Map
EIR Environmental Impact Report ZC Zone Change
EIS Environmental Impact Statement (federal)
EPA Environmental Protection Agency
FEMA Federal Emergency Management Agency
GP General Plan
GPA General Plan Amendment
GIS Geographic Information Systems
HCA Housing Crisis Act 2019
IS Initial Study
Feb. 18, 2026 Item #1 23 of 61
BRESSI RANCH
APPLICANTS:
TOLL BROTHERS/ LEVINE INVESTMENTS
CONTACT: ERIC EVERHART
TOLL BROTHERS
(909) 438-6224
350 Commerce Suite 200
Irvine, CA 92602
ENTITLEMENT COVER SHEET
ENTITLEMENT ENGINEERING
TITLE SHEET / NOTES C1
SITE PLAN C2
CROSS SECTIONS C3
PARKING PLANS C4
PRELIMINARY GRADING C5
CONCEPTUAL WALL PLAN C6
EXISTING EASEMENTS C7
TITLE SHEET & INDEX TRACT MAP 1
STATISTICAL SUMMARY & SECTIONS 2
TENTATIVE TRACT MAP & EXISTING EASEMENTS 3
PHOTOMETRICS SITE PLAN 1
PHOTOMETRICS SITE PLAN 2
FIXTURE CUT SHEETS 2
ALTA/NSPS LAND TITLE SURVEY 1
ALTA/NSPS LAND TITLE SURVEY 2
ENTITLEMENT ARCHITECTURE
BLDG 5A|5-PLEX FRONT ELEVATION A1.1
BLDG 5A|5-PLEX REAR ELEVATION A1.2
BLDG 5A|5-PLEX RIGHT AND LEFT ELEVATIONS A1.3
BLDG 5B|5-PLEX FRONT ELEVATION A1.4
BLDG 5B|5-PLEX REAR ELEVATION A1.5
BLDG 5B|5-PLEX RIGHT AND LEFT ELEVATIONS A1.6
BLDG 5A|FLOOR PLANS A1.7
BLDG 5B|FLOOR PLANS A1.8
PLAN ONE|FLOOR PLANS A1.9
LAN ONE X|FLOOR PLANS A1.10
PLAN TWO|FLOOR PLANS A1.11
PLAN THREE|FLOOR PLANS A1.12
PLAN FOUR|FLOOR PLANS A1.13
ROOF PLANS A1.14
ENTITLEMENT LANDSCAPE
CONCEPTUAL SITE PLAN L.1
ENTRY ENLARGEMENT PLAN & ELEVATIONS L.2
OPEN SPACE ENLARGEMENT PLAN L.3
TYPICAL PASEO & ALLEY ENLARGEMENT PLAN L.4
CONCEPTUAL OPEN SPACE EXHIBIT L.5
CONCEPTUAL WALL AND FENCE PLAN L.6
MWELO CALCULATIONS L.7
PLANT PALETTE L.8
ENTITLEMENT FIRE DEPARTMENT
PRELIMINARY FIRE ACCESS & DEFENSIBLE SPACE EXHIBIT 1
ENTITLEMENT DRY UTILITIES
DRY UTILITIES COMPOSITE EXHIBIT 1
ENTITLEMENT TRAFFIC STUDY
TRAFFIC STUDY / VMT ANALYSIS
ATTACHMENTS (SEPARATE)
P1 APPLICATION
CITY PROCESSING BRIEF (CCN)
CIVIL WATER DISTRIBUTION ANALYSIS
CIVIL TECHNICIAN MEMO
WILL SERVE LETTERS
CLTA PRELIMINARY TITLE REPORT
Exhibit 8
Feb. 18, 2026 Item #1 24 of 61
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BRESSI RANCH | TOLL BROTHERS
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
CARLSBAD, CALIFORNIA
Wilson Mikami Corporation9 Corporate Park, Suite 100, Irvine, CA, 92606T: (949) 679-0090 | F: (949) 679-0091
WILSON MIKAMICORPORATION9.22.2025
BRESSI RANCH
VESTING TENTATIVE TRACT MAP NO. XXXXXX
SITE PLAN
VICINITY MAP
PROPERTY OWNER CIVIL ENGINEER
WILSON MIKAMI CORPORATION
GEOTECHNICAL ARCHITECTWOODLEY ARCHITECTURE GROUPLGC VALLEY, INC.
ZONE 3 SUMMARY
C1
Feb. 18, 2026 Item #1 25 of 61
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BRESSI RANCH | TOLL BROTHERS
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
CARLSBAD, CALIFORNIA
Wilson Mikami Corporation9 Corporate Park, Suite 100, Irvine, CA, 92606T: (949) 679-0090 | F: (949) 679-0091
WILSON MIKAMICORPORATION9.22.2025 SITE PLAN
C2
1
LEGEND
A
EASEMENT NOTES
13R-5CN
Feb. 18, 2026 Item #1 26 of 61
BRESSI RANCH | TOLL BROTHERS
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
CARLSBAD, CALIFORNIA
Wilson Mikami Corporation9 Corporate Park, Suite 100, Irvine, CA, 92606T: (949) 679-0090 | F: (949) 679-0091
WILSON MIKAMICORPORATION9.22.2025 CROSS SECTIONS
C3Feb. 18, 2026 Item #1 27 of 61
P4P2P3P4 P4P2P3P4
P4
P3
P1
XP1
P4P3P1X
P1
P4
P3
P1
X
P1
P4
P2
P3
P1
X
P1
P4
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P1
P4 P2 P3P3 P4 P4 P2 P3P3 P4
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P4 P2 P3 P1X
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DROPOFF
8EV 9EV 10EV 11EV 12EV
BRESSI RANCH | TOLL BROTHERS
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
CARLSBAD, CALIFORNIA
Wilson Mikami Corporation9 Corporate Park, Suite 100, Irvine, CA, 92606T: (949) 679-0090 | F: (949) 679-0091
WILSON MIKAMICORPORATION9.22.2025 PARKING PLAN
C4
1
LEGEND
A
Feb. 18, 2026 Item #1 28 of 61
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P4 P2 P3P3 P4 P4 P2 P3P3 P4
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5EV 6EV 7EV
19
DROPOFF
8EV 9EV 10EV 11EV 12EV
BRESSI RANCH | TOLL BROTHERS
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
CARLSBAD, CALIFORNIA
Wilson Mikami Corporation9 Corporate Park, Suite 100, Irvine, CA, 92606T: (949) 679-0090 | F: (949) 679-0091
WILSON MIKAMICORPORATION9.22.2025
C5
PRELIMINARY GRADING
Feb. 18, 2026 Item #1 29 of 61
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P1
P4 P2 P3P3 P4 P4 P2 P3P3 P4
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5EV 6EV 7EV
19
DROPOFF
8EV 9EV 10EV 11EV 12EV
BRESSI RANCH | TOLL BROTHERS
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
CARLSBAD, CALIFORNIA
Wilson Mikami Corporation9 Corporate Park, Suite 100, Irvine, CA, 92606T: (949) 679-0090 | F: (949) 679-0091
WILSON MIKAMICORPORATION9.22.2025
C6
CONCEPTUAL WALL PLAN
Feb. 18, 2026 Item #1 30 of 61
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MINOR SUBDIVISON NO. 16-04
PARCEL MAP NO. 21433
PARCEL 3
FILE NO. 2016-7000548
BRESSI RANCH | TOLL BROTHERS
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
CARLSBAD, CALIFORNIA
Wilson Mikami Corporation9 Corporate Park, Suite 100, Irvine, CA, 92606T: (949) 679-0090 | F: (949) 679-0091
WILSON MIKAMICORPORATION9.22.2025 EXISTING EASEMENTS
C7Feb. 18, 2026 Item #1 31 of 61
GATEW
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CORPORATION
WILSON MIKAMI
BASIS OF BEARING:BENCHMARK:VESTING TENTATIVE TRACT MAP XXXXXBRESSI RANCH
BRESSI RANCH
VESTING TENTATIVE TRACT MAP
SHEET LEGEND
LEGEND
2
A
RECORD OWNER:
LEGAL DESCRIPTION:
GENERAL NOTES:
TITLE SHEET
1
Feb. 18, 2026 Item #1 32 of 61
CORPORATION
WILSON MIKAMI
BASIS OF BEARING:BENCHMARK:VESTING TENTATIVE TRACT MAP XXXXXBRESSI RANCH
STATISTICAL SUMMARY & SECTIONS
STATISTICAL SUMMARY AND SECTIONS
2
Feb. 18, 2026 Item #1 33 of 61
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CORPORATION
WILSON MIKAMI
BASIS OF BEARING:BENCHMARK:VESTING TENTATIVE TRACT MAP XXXXXBRESSI RANCHTENTATIVE TRACT MAP
3
EASEMENT NOTES
1
LEGEND
A
TENTATIVE TRACT MAP
Feb. 18, 2026 Item #1 34 of 61
Feb. 18, 2026 Item #1 35 of 61
Feb. 18, 2026 Item #1 36 of 61
BLDG 5A|5-PLEX FRONT ELEVATION
F E C D B A
F E C D B A
F E C D B A
A D C B
MATERIAL NOTES | TRANSITIONAL
A. CONCRETE FLAT ROOF TILE
B. STUCCO
C. IRON RAILING
D. STONE VENEER
F E C D B A
F E C D B A
SHEET
A1.1
Feb. 18, 2026 Item #1 37 of 61
BLDG 5A|5-PLEX REAR ELEVATION
SHEET
A1.2
Feb. 18, 2026 Item #1 38 of 61
BLDG 5A|5-PLEX ELEVATIONS
RIGHT ELEVATION LEFT ELEVATION
SHEET
A1.3
Feb. 18, 2026 Item #1 39 of 61
BLDG 5B|5-PLEX FRONT ELEVATION
F E C D B A
F E C D B A
F E C D B A
A C D B
MATERIAL NOTES | TRANSITIONAL
A. CONCRETE FLAT ROOF TILE
B. STUCCO
C. IRON RAILING
D. STONE VENEER
F E C D B A
F E C D B A
SHEET
A1.4
Feb. 18, 2026 Item #1 40 of 61
BLDG 5B|5-PLEX REAR ELEVATION
SHEET
A1.5
Feb. 18, 2026 Item #1 41 of 61
BLDG 5B|5-PLEX ELEVATIONS
RIGHT ELEVATION LEFT ELEVATION
SHEET
A1.6
Feb. 18, 2026 Item #1 42 of 61
7'-9"CLG.
FOYEROPEN TO ABV.HS
OFFICE /OPT. BED. 49'-0" CLG.CPT.
9'-0" CLG.
COATCLOSET
9'-0" CLG.HS
HALL BATH1ST FLOOR
8'-3"CLG.
GARAGE
9'-0" CLG.CONC.
TYP. GARAGE NOTE:INDICATES MINIMUM CLEAR UNOBSTRUCTEDGARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT
NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITEDTO WATER HEATERS, WASHERS AND DRYERS, SINKS,AND FURNACES SHALL NOT INTRUDE INTO THESEDESIGNATED PARKING AREAS. THE MEASUREMENTSHALL BE FROM THE FACE OF INTERIOR WALLS NOTINCLUDING STRUCTURAL SUPPORT
2-1
DS
FOYER
9'-0" CLG.HS
BED. 29'-0" CLG.CPT.
9'-0" CLG.CPT.
COATCLOSET
GARAGE
9'-0" CLG.CONC.
BA. 39'-0" CLG.HS
TYP. GARAGE NOTE:INDICATES MINIMUM CLEAR UNOBSTRUCTEDGARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT
NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITEDTO WATER HEATERS, WASHERS AND DRYERS, SINKS,AND FURNACES SHALL NOT INTRUDE INTO THESEDESIGNATED PARKING AREAS. THE MEASUREMENTSHALL BE FROM THE FACE OF INTERIOR WALLS NOTINCLUDING STRUCTURAL SUPPORT
3-1
DS
FOYER
9'-0" CLG.HS
BED. 29'-0" CLG.CPT.
9'-0" CLG.CPT.
COATCLOSET
GARAGE
9'-0" CLG.CONC.
DS
BA. 3
9'-0" CLG.HS
METERS
TYP. GARAGE NOTE:INDICATES MINIMUM CLEAR UNOBSTRUCTEDGARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT
NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITEDTO WATER HEATERS, WASHERS AND DRYERS, SINKS,AND FURNACES SHALL NOT INTRUDE INTO THESEDESIGNATED PARKING AREAS. THE MEASUREMENTSHALL BE FROM THE FACE OF INTERIOR WALLS NOTINCLUDING STRUCTURAL SUPPORT
4-1
DS
FOYER9'-0" CLG.HS
BED. 2 9'-0" CLG.CPT.
9'-0" CLG.CPT.
COATCLOSET
GARAGE9'-0" CLG.CONC.
DS
BA. 3 9'-0" CLG.HS
METERS
TYP. GARAGE NOTE:INDICATES MINIMUM CLEAR UNOBSTRUCTED GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT
NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED TO WATER HEATERS, WASHERS AND DRYERS, SINKS,AND FURNACES SHALL NOT INTRUDE INTO THESE DESIGNATED PARKING AREAS. THE MEASUREMENT SHALL BE FROM THE FACE OF INTERIOR WALLS NOT INCLUDING STRUCTURAL SUPPORT
4-1
DS
FOYER
9'-0" CLG.HS
BED. 29'-0" CLG.CPT.
9'-0" CLG.CPT.
COATCLOSET
GARAGE
9'-0" CLG.CONC.
BA. 39'-0" CLG.HS
TYP. GARAGE NOTE:INDICATES MINIMUM CLEAR UNOBSTRUCTEDGARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT
NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITEDTO WATER HEATERS, WASHERS AND DRYERS, SINKS,AND FURNACES SHALL NOT INTRUDE INTO THESEDESIGNATED PARKING AREAS. THE MEASUREMENTSHALL BE FROM THE FACE OF INTERIOR WALLS NOTINCLUDING STRUCTURAL SUPPORT
3-1
GREATROOM9'-0" CLG.CPT.
KITCH.9'-0" CLG.HS
BALCONY9'-0" CLG.ELASTOMERIC
CASUALDINING9'-0" CLG.CPT.
PDR.
9'-0" CLG.HS
2-2
GREATROOM9'-0" CLG.CPT.
KITCH.
9'-0" CLG.HS
BALCONY
9'-0" CLG.ELASTOMERIC
CASUALDINING
9'-0" CLG.CPT.
PDR.8'-4" CLG.HS
3-2
GREATROOM9'-0" CLG.CPT.
KITCH.
9'-0" CLG.HS
BALCONY
9'-0" CLG.
CASUALDINING
9'-0" CLG.CPT.
PDR.8'-4" CLG.HS
4-2
GREATROOM9'-0" CLG.CPT.
KITCH.9'-0" CLG.HS
BALCONY9'-0" CLG.
CASUALDINING9'-0" CLG.CPT.
PDR.8'-4" CLG.HS
4-2
GREATROOM9'-0" CLG.CPT.
KITCH.
9'-0" CLG.HS
BALCONY
9'-0" CLG.ELASTOMERIC
CASUALDINING
9'-0" CLG.CPT.
PDR.8'-4" CLG.HS
3-2
9'-0" CLG.HS
BED. 3
9'-0" CLG.CPT.
BED. 2
9'-0" CLG.CPT.
PRIM.SUITE
9'-0" CLG.CPT.
LAU
9'-0" CLG.HS
PRIM.BA.
9'-0" CLG.HS
9'-0" CLG.CPT.
PRIM. SUITECLOSET
HALL BA.3RD FLR.
9'-0" CLG.CPT.
HALL3RD FLR.
2-3
BED. 4
9'-0" CLG.CPT.
BED. 3
9'-0" CLG.CPT.
PRIM.SUITE
9'-0" CLG.CPT.
LAU
9'-0" CLG.HS
PRIM.BA.
9'-0" CLG.HS
9'-0" CLG.HS
9'-0" CLG.CPT.
PRIM. SUITECLOSET
HALL BA.3RD FLR.
9'-0" CLG.CPT.
HALL3RD FLR.
3-3
BED. 4
9'-0" CLG.CPT.
BED. 3
9'-0" CLG.CPT.
PRIM.SUITE
9'-0" CLG.CPT.
LAU
9'-0" CLG.HS
PRIM.BA.
9'-0" CLG.HS
9'-0" CLG.HS
9'-0" CLG.CPT.
PRIM. SUITECLOSET
HALL BA.3RD FLR.
9'-0" CLG.CPT.
HALL3RD FLR.
4-3
BED. 4 9'-0" CLG.CPT.
BED. 3 9'-0" CLG.CPT.
PRIM.SUITE9'-0" CLG.CPT.
LAU9'-0" CLG.HS
PRIM.BA.9'-0" CLG.HS
9'-0" CLG.HS
9'-0" CLG.CPT.
PRIM. SUITE CLOSET
HALL BA.3RD FLR.
9'-0" CLG.CPT.
HALL3RD FLR.
4-3
BED. 4
9'-0" CLG.CPT.
BED. 3
9'-0" CLG.CPT.
PRIM.SUITE
9'-0" CLG.CPT.
LAU
9'-0" CLG.HS
PRIM.BA.
9'-0" CLG.HS
9'-0" CLG.HS
9'-0" CLG.CPT.
PRIM. SUITECLOSET
HALL BA.3RD FLR.
9'-0" CLG.CPT.
HALL3RD FLR.
3-3
BRESSI | TOWNS | TOLL BROTHERS
group,incarchitecturalwoodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
08.22.25
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
CARLSBAD, CALIFORNIA
BUILDING 5A
(4,3,2,3,4)
FIRST FLOOR SCALE: 1/8" = 1'-0"
SECOND FLOOR THIRD FLOOR SCALE: 1/8" = 1'-0"SCALE: 1/8" = 1'-0"
0'
SCALE: 1/8" = 1'
8' 16'
SHEET
A1.7
Feb. 18, 2026 Item #1 43 of 61
DS
FOYER
9'-0" CLG.HS
BED. 29'-0" CLG.CPT.
9'-0" CLG.CPT.
COATCLOSET
GARAGE
9'-0" CLG.CONC.
DS
BA. 3
9'-0" CLG.HS
METERS
TYP. GARAGE NOTE:INDICATES MINIMUM CLEAR UNOBSTRUCTEDGARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT
NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITEDTO WATER HEATERS, WASHERS AND DRYERS, SINKS,AND FURNACES SHALL NOT INTRUDE INTO THESEDESIGNATED PARKING AREAS. THE MEASUREMENTSHALL BE FROM THE FACE OF INTERIOR WALLS NOTINCLUDING STRUCTURAL SUPPORT
4-1
DS
UTIL.
GARAGE
9'-0" CLG.CONC.
FOYERH.S.
TYP. GARAGE NOTE:INDICATES MINIMUM CLEAR UNOBSTRUCTEDGARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT
NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITEDTO WATER HEATERS, WASHERS AND DRYERS, SINKS,AND FURNACES SHALL NOT INTRUDE INTO THESEDESIGNATED PARKING AREAS. THE MEASUREMENTSHALL BE FROM THE FACE OF INTERIOR WALLS NOTINCLUDING STRUCTURAL SUPPORT
1-1
FOYER
H.S.
DS
GARAGE9'-0" CLG.CONC.
TYP. GARAGE NOTE:INDICATES MINIMUM CLEAR UNOBSTRUCTEDGARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT
NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITEDTO WATER HEATERS, WASHERS AND DRYERS, SINKS,AND FURNACES SHALL NOT INTRUDE INTO THESEDESIGNATED PARKING AREAS. THE MEASUREMENTSHALL BE FROM THE FACE OF INTERIOR WALLS NOTINCLUDING STRUCTURAL SUPPORT
1x-1
7'-9"CLG.
FOYEROPEN TO ABV.HS
OFFICE /OPT. BED. 49'-0" CLG.CPT.
9'-0" CLG.
COATCLOSET
9'-0" CLG.HS
HALL BATH1ST FLOOR
8'-3"CLG.
GARAGE
9'-0" CLG.CONC.
TYP. GARAGE NOTE:INDICATES MINIMUM CLEAR UNOBSTRUCTEDGARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT
NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITEDTO WATER HEATERS, WASHERS AND DRYERS, SINKS,AND FURNACES SHALL NOT INTRUDE INTO THESEDESIGNATED PARKING AREAS. THE MEASUREMENTSHALL BE FROM THE FACE OF INTERIOR WALLS NOTINCLUDING STRUCTURAL SUPPORT
2-1
DS
FOYER
9'-0" CLG.HS
BED. 29'-0" CLG.CPT.
9'-0" CLG.CPT.
COATCLOSET
GARAGE
9'-0" CLG.CONC.
BA. 39'-0" CLG.HS
TYP. GARAGE NOTE:INDICATES MINIMUM CLEAR UNOBSTRUCTEDGARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT
NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITEDTO WATER HEATERS, WASHERS AND DRYERS, SINKS,AND FURNACES SHALL NOT INTRUDE INTO THESEDESIGNATED PARKING AREAS. THE MEASUREMENTSHALL BE FROM THE FACE OF INTERIOR WALLS NOTINCLUDING STRUCTURAL SUPPORT
3-1
GREATROOM9'-0" CLG.CPT.
KITCH.
9'-0" CLG.HS
BALCONY
9'-0" CLG.
CASUALDINING
9'-0" CLG.CPT.
PDR.8'-4" CLG.HS
4-2
BALCONY9'-0" CLG.ELASTOMERIC
KITCH.
9'-0" CLG.HSGREATROOM9'-0" CLG.CPT.
CASUALDINING9'-0" CLG.CPT.
PDR.±10'-10" CLG.HS
1-2
BALCONY9'-0" CLG.ELASTOMERIC
KITCH.
9'-0" CLG.HSGREATROOM9'-0" CLG.CPT.
CASUALDINING9'-0" CLG.CPT.
PDR.±10'-10" CLG.HS
1x-2
GREATROOM9'-0" CLG.CPT.
KITCH.9'-0" CLG.HS
BALCONY9'-0" CLG.ELASTOMERIC
CASUALDINING9'-0" CLG.CPT.
PDR.
9'-0" CLG.HS
2-2
GREATROOM9'-0" CLG.CPT.
KITCH.
9'-0" CLG.HS
BALCONY
9'-0" CLG.ELASTOMERIC
CASUALDINING
9'-0" CLG.CPT.
PDR.8'-4" CLG.HS
3-2
BED. 4
9'-0" CLG.CPT.
BED. 3
9'-0" CLG.CPT.
PRIM.SUITE
9'-0" CLG.CPT.
LAU
9'-0" CLG.HS
PRIM.BA.
9'-0" CLG.HS
9'-0" CLG.HS
9'-0" CLG.CPT.
PRIM. SUITECLOSET
HALL BA.3RD FLR.
9'-0" CLG.CPT.
HALL3RD FLR.
4-3
BED. 2
9'-0" CLG.CPT.
PRIM.SUITE
9'-0" CLG.CPT.
BED. 3/OPT. LOFT
9'-0" CLG.CPT.
PRIM.BA.9'-0" CLG.HS
9'-0" CLG.CPT.
HALL3RD FLR.
9'-0" CLG.HS
HALL BA.3RD FLR.
9'-0" CLG.CPT.
PRIM. SUITECLOSET
1-3
BED. 29'-0" CLG.CPT.
PRIM.SUITE9'-0" CLG.CPT.
BED. 3/OPT. LOFT
9'-0" CLG.CPT.
PRIM.BA.9'-0" CLG.HS
9'-0" CLG.CPT.
HALL3RD FLR.
9'-0" CLG.HS
HALL BA.3RD FLR.
9'-0" CLG.CPT.
PRIM. SUITECLOSET
1x-3
9'-0" CLG.HS
BED. 3
9'-0" CLG.CPT.
BED. 2
9'-0" CLG.CPT.
PRIM.SUITE
9'-0" CLG.CPT.
LAU
9'-0" CLG.HS
PRIM.BA.
9'-0" CLG.HS
9'-0" CLG.CPT.
PRIM. SUITECLOSET
HALL BA.3RD FLR.
9'-0" CLG.CPT.
HALL3RD FLR.
2-3
BED. 4
9'-0" CLG.CPT.
BED. 3
9'-0" CLG.CPT.
PRIM.SUITE
9'-0" CLG.CPT.
LAU
9'-0" CLG.HS
PRIM.BA.
9'-0" CLG.HS
9'-0" CLG.HS
9'-0" CLG.CPT.
PRIM. SUITECLOSET
HALL BA.3RD FLR.
9'-0" CLG.CPT.
HALL3RD FLR.
3-3
BRESSI | TOWNS | TOLL BROTHERS
group,incarchitecturalwoodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
08.22.25
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
CARLSBAD, CALIFORNIA
BUILDING 5B
(1,1x,2,3,4)
FIRST FLOOR SCALE: 1/8" = 1'-0"
SECOND FLOOR THIRD FLOOR SCALE: 1/8" = 1'-0"SCALE: 1/8" = 1'-0"
0'
SCALE: 1/8" = 1'
8' 16'
SHEET
A1.8
Feb. 18, 2026 Item #1 44 of 61
DS
UTIL.
GARAGE
FOYER
TYP. GARAGE NOTE:
INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT
NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED
TO WATER HEATERS, WASHERS AND DRYERS, SINKS,
AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT
SHALL BE FROM THE FACE OF INTERIOR WALLS NOT
INCLUDING STRUCTURAL SUPPORT
26
'
-
4
"
28'-412"
BALCONY
KITCH.
GREATROOM
CASUALDINING
PDR.
26
'
-
4
"
31'-0"
7'-8" x 11'-11"
BED. 2PRIM.SUITE
BED. 3/OPT. LOFT
PRIM.BA.
HALL3RD FLR.
HALL BA.3RD FLR.
PRIM. SUITECLOSET 26
'
-
4
"
31'-0"
BRESSI | TOWNS | TOLL BROTHERS
group,incarchitecturalwoodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
08.22.25
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
CARLSBAD, CALIFORNIA SCALE: 1/4" = 1'
0'4'8'
PLAN ONE
FLOOR PLANS
FIRST FLOOR SCALE: 1/4" = 1'-0"SECOND FLOORTHIRD FLOOR SCALE: 1/4" = 1'-0"SCALE: 1/4" = 1'-0"
PLAN ONE
3 BEDROOM
2.5 BATHROOM
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
TOTAL CONDITIONED
GARAGE+UTILITY
PATIO
BALCONY
136 SQ. FT.
633 SQ. FT.
706 SQ. FT.
1475 SQ. FT.
588 SQ. FT.
12 SQ. FT.
96 SQ. FT.
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
724 SQ. FT.
633 SQ. FT. (87.4%)
706 SQ. FT. (97.5%)
SHEET
A1.9
Feb. 18, 2026 Item #1 45 of 61
FOYER
DS
GARAGE
TYP. GARAGE NOTE:
INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT
NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED
TO WATER HEATERS, WASHERS AND DRYERS, SINKS,
AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT
SHALL BE FROM THE FACE OF INTERIOR WALLS NOT
INCLUDING STRUCTURAL SUPPORT
26
'
-
4
"
27'-8"
1'
-
5
12"
BALCONY
KITCH.
GREATROOM
CASUALDINING
PDR.
26
'
-
4
"
31'-0"
7'-8" x 11'-11"
BED. 2PRIM.SUITE
BED. 3/OPT. LOFT
PRIM.BA.
HALL
3RD FLR.
HALL BA.3RD FLR.
PRIM. SUITE
CLOSET 26
'
-
4
"
31'-0"
BRESSI | TOWNS | TOLL BROTHERS
group,incarchitecturalwoodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
08.22.25
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
CARLSBAD, CALIFORNIA SCALE: 1/4" = 1'
0'4'8'
PLAN ONEx
FLOOR PLANS
FIRST FLOOR SCALE: 1/4" = 1'-0"SECOND FLOORTHIRD FLOOR SCALE: 1/4" = 1'-0"SCALE: 1/4" = 1'-0"
PLAN ONEX
3 BEDROOM
2.5 BATHROOM
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
TOTAL CONDITIONED
GARAGE
PATIO
BALCONY
136 SQ. FT.
633 SQ. FT.
706 SQ. FT.
1475 SQ. FT.
588 SQ. FT.
12 SQ. FT.
91 SQ. FT.
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
724 SQ. FT.
633 SQ. FT. (87.4%)
706 SQ. FT. (97.5%)
SHEET
A1.10
Feb. 18, 2026 Item #1 46 of 61
DS
FOYER
OFFICE /OPT. BED. 4
COAT
CLOSET
HALL BATH1ST FLOOR
GARAGE
DS
TYP. GARAGE NOTE:
INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT
NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED
TO WATER HEATERS, WASHERS AND DRYERS, SINKS,AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT
SHALL BE FROM THE FACE OF INTERIOR WALLS NOT
INCLUDING STRUCTURAL SUPPORT
49
'
-
1
0
12"
21'-0"
GREATROOM
KITCH.
BALCONY
CASUALDINING
PDR.
49
'
-
9
"
21'-0"
10'-3" x 8'-10"
BED. 3BED. 2
PRIM.SUITE
LAU
PRIM.BA.
PRIM. SUITECLOSET
HALL BA.
3RD FLR.
HALL3RD FLR.
43
'
-
5
"
21'-0"
BRESSI | TOWNS | TOLL BROTHERS
group,incarchitecturalwoodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
08.22.25
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
CARLSBAD, CALIFORNIA SCALE: 1/4" = 1'
0'4'8'
PLAN 2
FLOOR PLANS
FIRST FLOOR SCALE: 1/4" = 1'-0"SECOND FLOORTHIRD FLOOR SCALE: 1/4" = 1'-0"SCALE: 1/4" = 1'-0"
PLAN 2
3 BEDROOM
3.5 BATHROOM
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
TOTAL CONDITIONED
GARAGE
PATIO
BALCONY
506 SQ. FT.
742 SQ. FT.
823 SQ. FT.
2071 SQ. FT.
502 SQ. FT.
5 SQ. FT.
93 SQ. FT.
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
1008 SQ. FT.
742 SQ. FT. (73.6%)
823 SQ. FT. (81.6%)
SHEET
A1.11
Feb. 18, 2026 Item #1 47 of 61
SHEET
DS
FOYER
BED. 2
COATCLOSET
GARAGE
BA. 3
TYP. GARAGE NOTE:
INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT
NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED
TO WATER HEATERS, WASHERS AND DRYERS, SINKS,
AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT
SHALL BE FROM THE FACE OF INTERIOR WALLS NOT
INCLUDING STRUCTURAL SUPPORT
51
'
-
4
"
21'-012"
GREATROOM
KITCH.
BALCONY
CASUALDINING
PDR.
51
'
-
4
"
21'-012"
17'-3" x 10'-10"
BED. 4BED. 3
PRIM.SUITE
LAU
PRIM.BA.
PRIM. SUITECLOSET
HALL BA.3RD FLR.
HALL
3RD FLR.
47
'
-
3
12"
21'-012"
BRESSI | TOWNS | TOLL BROTHERS
group,incarchitecturalwoodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
08.22.25
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
CARLSBAD, CALIFORNIA SCALE: 1/4" = 1'
0'4'8'
PLAN THREE
FLOOR PLANS
FIRST FLOOR SCALE: 1/4" = 1'-0"SECOND FLOORTHIRD FLOOR SCALE: 1/4" = 1'-0"SCALE: 1/4" = 1'-0"
PLAN THREE
4 BEDROOM
3.5 BATHROOM FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
1001 SQ. FT.
796 SQ. FT. (79.5%)
863 SQ. FT. (86.2%)
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
TOTAL CONDITIONED
GARAGE
PATIO
BALCONY
573 SQ. FT.
796 SQ. FT.
863 SQ. FT.
2232 SQ. FT.
428 SQ. FT.
29 SQ. FT.
187 SQ. FT.
A1.12
Feb. 18, 2026 Item #1 48 of 61
SHEET
DS
FOYER
BED. 2
COATCLOSET
GARAGE
DS
BA. 3
METERS
TYP. GARAGE NOTE:
INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT
NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED
TO WATER HEATERS, WASHERS AND DRYERS, SINKS,
AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT
SHALL BE FROM THE FACE OF INTERIOR WALLS NOT
INCLUDING STRUCTURAL SUPPORT
49
'
-
1
0
"
21'-012"
GREATROOM
KITCH.
BALCONY
CASUALDINING
PDR.
52
'
-
4
"
21'-012"
17'-5" x 11'-2"
BED. 4BED. 3
PRIM.SUITE
LAU
PRIM.BA.
PRIM. SUITECLOSET
HALL BA.3RD FLR.
HALL
3RD FLR.
52
'
-
4
"
21'-012"
BRESSI | TOWNS | TOLL BROTHERS
group,incarchitecturalwoodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
08.22.25
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
CARLSBAD, CALIFORNIA SCALE: 1/4" = 1'
0'4'8'
PLAN FOUR
FLOOR PLANS
FIRST FLOOR SCALE: 1/4" = 1'-0"SECOND FLOORTHIRD FLOOR SCALE: 1/4" = 1'-0"SCALE: 1/4" = 1'-0"
PLAN FOUR
4 BEDROOM
3.5 BATHROOM FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
1001 SQ. FT.
796 SQ. FT. (79.5%)
863 SQ. FT. (86.2%)
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
TOTAL CONDITIONED
GARAGE
PATIO
BALCONY
573 SQ. FT.
796 SQ. FT.
863 SQ. FT.
2232 SQ. FT.
428 SQ. FT.
29 SQ. FT.
187 SQ. FT.
A1.13
Feb. 18, 2026 Item #1 49 of 61
SHEET
BRESSI | TOWNS | TOLL BROTHERS
group,incarchitecturalwoodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.
08.22.25
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS
CARLSBAD, CALIFORNIA
ROOF PLANS
ROOF PLAN - 5A
ROOF PLAN - 5B SCALE: 1/8" = 1'-0"
SCALE: 1/8" = 1'-0"
0'
SCALE: 1/8" = 1'
8' 16'
A1.14
Feb. 18, 2026 Item #1 50 of 61
LEGEND
Project Entry - Refer to Enlargement Sheet L-2
Primary Open Space - Refer to Sheet L-3
Secondary Open Space - Refer to Sheet L-2
Typical Paseo and Alley - Refer to Sheet L-4
Emergency Rear Access Gate
Bike Racks
Community Mailboxes
Typical ADA Ramp at Paseo Entry
Parking Stalls with Striping
Stormwater Basin
Transformers per Civil Engineer
Existing Offsite Street Trees to Remain
1
6 11
11
11
7 99
9
9
9
12
12
8
2
2
3
3
4
4 4
5
5
6
7
8
11
9
12
10
10
1
ALECANTE ROAD
GA
T
E
W
A
Y
R
O
A
D
TO
W
N
G
A
R
D
E
N
R
O
A
D
09.08.25
CARLSBAD, CALIFORNIA L-1
BRESSI RANCH -
Collaborative
0 15’ 30’ 60’
Scale: 1”= 30’-0”CONCEPTUAL SITE PLAN
Feb. 18, 2026 Item #1 51 of 61
ELEVATION A
SCALE: 3/16”=1’-0”
ELEVATION B
SCALE: 3/16”=1’-0”
LEGEND
Enhanced Vehicular Paving
Entry Median with Callbox
Project ID Wall
Vehicular Entry Gate and Entry Block Wall
Pedestrian Entry Gate
Perimeter Wall/Fence
Accent Tree Row
Open Lawn Area
Community Seating Area
Focal Entry Tree
KEYMAP
A
B
1
13
3
2
101045
7
4
56
6
2
2
3
4
5
6
77
7
8
8
9
9
10
10
10
10
GA
T
E
W
A
Y
R
O
A
D
09.08.25
CARLSBAD, CALIFORNIA L-2
BRESSI RANCH -
Collaborative
0 5’ 10’ 20’
Scale: 1”= 10’-0”ENTRY ENLARGEMENT PLAN & ELEVATIONS
Feb. 18, 2026 Item #1 52 of 61
KEYMAP
LEGEND
Open Lawn Area
Accent Tree Row
Shade Structure with Seating
Built-in Barbecue
Botanical Garden with Bench Seating
D.G. Pathway
Center Plaza with Enhanced Paving and Lounge Seating
Community Mailboxes
Bike Racks
Parking Stalls with Striping
Focal Canopy Tree
Private Patio at Unit Entry per Architect
Transformer
1
1
2
2
2
3
3
4
4
5
56
7
6
7
8
8
11
11
11
9
9
12
12
10
10
13
13
09.08.25
CARLSBAD, CALIFORNIA L-3
BRESSI RANCH -
Collaborative
OPEN SPACE ENLARGEMENT PLAN
0 5’ 10’ 20’
Scale: 1”= 10’-0”
Feb. 18, 2026 Item #1 53 of 61
1
7
2 3
8
KEYMAP
LEGEND
Pedestrian Walk (4’ Width Typical)
Typical ADA Ramp at Paseo Entry
Concrete Driveway
Accent Street Tree
Private Patio at Unit Entry per Architect
Paseo Canopy Tree
Retaining Wall with Guardrail
Accent Shrub in Garage Pocket Planter
1
2
3
44
5
5
6
6
7
8
09.08.25
CARLSBAD, CALIFORNIA L-4
BRESSI RANCH -
Collaborative
TYPICAL PASEO & ALLEY ENLARGEMENT PLAN
0 5’ 10’ 20’
Scale: 1”= 10’-0”
Feb. 18, 2026 Item #1 54 of 61
LEGEND
3,990 SF
COMMON OPEN SPACE
TOTAL: 18,625 SF
166 SF PER UNIT (18,625/112 UNITS)
14,635 SF
ALECANTE ROAD
GA
T
E
W
A
Y
R
O
A
D
TO
W
N
G
A
R
D
E
N
R
O
A
D
09.08.25
CARLSBAD, CALIFORNIA L-5
BRESSI RANCH -
Collaborative
CONCEPTUAL OPEN SPACE EXHIBIT
0 15’ 30’ 60’
Scale: 1”= 30’-0”
Feb. 18, 2026 Item #1 55 of 61
Entry Block Wall - 7’ ht.
Perimeter Block Wall - 6’ ht.
Tubular Steel Perimeter Fence - 6’ ht.
Retaining Block Wall - Height Varies per Civil
Retaining MSE Wall - Height Varies per Civil
Tubular Steel Guardrail - 3’-6” ht.
Project ID Wall - 3’ ht.
Vehicular Entry Gate
Pedestrian Entry Gate
Rear Emergency Access Gate
LEGEND
ALECANTE ROAD
GA
T
E
W
A
Y
R
O
A
D
TO
W
N
G
A
R
D
E
N
R
O
A
D
09.08.25
CARLSBAD, CALIFORNIA L-6
BRESSI RANCH -
Collaborative
CONCEPTUAL WALL AND FENCE PLAN
0 15’ 30’ 60’
Scale: 1”= 30’-0”
Feb. 18, 2026 Item #1 56 of 61
ALECANTE ROAD
GA
T
E
W
A
Y
R
O
A
D
LEGEND
Low Water Use - 58,115 SF
Medium Water Use - 16,090 SF
High Water Use - 2,950 SF
TO
W
N
G
A
R
D
E
N
R
O
A
D
P-25(C) Page 1 of 4 Revised 3/22
Development Services Planning Division 1635 Faraday Avenue (442) 339-2610 www.carlsbadca.gov
WELO WORKSHEETS LANDSCAPE MANUAL APPENDIX F P-25(C)
WATER EFFICIENT LANDSCAPE WORKSHEET This worksheet is filled out by the project applicant and it is a required element of the Landscape Documentation Package. HYDROZONE INFORMATION TABLE Please complete the hydrozone table(s) for each hydrozone. Use as many tables as necessary to provide the square footage of landscape area per hydrozone.
* Hydrozone VLW - Very Low Water Use Plants LW - Low Water Use Plants MW - Moderate Water Use Plants HW - High Water Use Plants
**Irrigation Method MS = Micro-spray S = Spray R = Rotor RO - Rotator B= Bubbler D= Drip O = Other
***Plant Factor from WUCOLS III or list as water feature as appropriate
Controller # Hydrozone* Zone or Valve
Irrigation Method** Plant Type/Factor*** (PF)
Hydrozone Area (Sq. Ft.) % of Total Landscaped Area Total 100%
111
LowModHigh (Turf)
---
DripDripSpray
.3.5.8
58,11516,0902,950
75.420.83.8
P-25(C) Page 2 of 4 Revised 10/21
MAXIMUM APPLIED WATER ALLOWANCE A landscape project subject to the Water Efficient Landscape Ordinance shall include the MAWA for the plans, including the calculations used to determine the MAWA. A landscape project shall not exceed the MAWA. The MAWA for a landscape project shall be determined by the following equations: Residential: MAWA = (ETo)(0.62)[(0.55 x LA) + (0.45 x SLA)]
Commercial/Industrial: MAWA = (ETo)(0.62)[(0.45 x LA) + (0.55 x SLA)]
The abbreviations used in the equation have the following meanings:
MAWA Maximum Applied Water Allowance in gallons per year. ETo Evapotranspiration in inches per year. 0.62 Conversion factor to gallons per square foot. 0.55/.045 (x LA) ET adjustment factor (ETAF) for plant factors and irrigation efficiency. LA Landscaped area includes special landscaped area in square feet. 0.45/0.55 (x SLA) The additional ET adjustment factor for a special landscaped area (eg, 1.0 - 0.55 = 0.45). SLA Special landscaped area in square feet. Show Calculation: MAXIMUM APPLIED WATER ALLOWANCE = ______________________ GALLONS PER YEAR
1,236,555
P-25(C) Page 3 of 4 Revised 10/21
ESTIMATED TOTAL WATER USE A landscape project subject to the Water Efficient Landscape Ordinance shall include the ETWU for the plans, including the calculations used to determine the ETWU. The ETWU for a proposed project shall not exceed the MAWA. The following equation shall be used to calculate the ETWU for each landscaped area and the entire project:
The abbreviations used in the equation have the following meanings:
ETWU Estimated total water use in gallons per year. ETo Evapotranspiration in inches per year. 0.62 Conversion factor to gallons per square foot. PF Plant factor from WUCOLS III HA Hydrozone Area in square feet. Each HA shall be classified based upon the data included in the landscape and irrigation plan as high, moderate, low, or very low water use. IE Irrigation Efficiency of the irrigation method used in the hydrozone. SLA Special landscaped area in square feet.
Please use the following “Hydrozone Table for Calculating ETWU” form to document the calculation.
+=SLAIE
HAxPFEToETWU)62.0)((
P-25(C) Page 4 of 4 Revised 10/21
Hydrozone Table for Calculating ETWU Please complete the hydrozone table(s). Use as many tables as necessary. CITY OF CARLSBAD ESTIMATED TOTAL WATER USE (ETWU) Hydrozone Number (1 – 5 with SLA Zone Below – use as many tables as necessary to complete all hydrozones) Process Step No. (Below) 1 2 3 4 5 SLA
Evapotranspiration Rate (ETo)* 1
Conversion Factor 2 0.62
(Step 1 x Step 2) 3
Plant Factor (PF)** (From WUCOLS) (VLW – HW) (0.1 - 0.8) 4
Area of Hydrozone (sq. ft.) (HA) 5
(Step 4 x Step 5) 6
Irrigation Efficiency (IE)*** 7
(Step 6 ÷ Step 7) 8
(Total All Step 8 + Total SLA sq. ft. in Step 5) 9
(Step 3 x Step 9) Estimated Total Water Use in gallons per year (ETWU) - Total shall not exceed MAWA
10
ETo* West of I-5 = 40.0 East of I-5 and West of El Camino Real = 44.0 East of El Camino Real = 47.0 Applicant may provide a different ETo if supported by documentation subject to approval by the City Planning Division
***IE Micro-spray = .80 Spray = .55 Rotor = .70 Bubbler = .75 Drip = .80 Applicant may provide a different IE if supported by documentation subject to approval by the City Planning Division (Turf and Landscape Irrigation Best Management Practices, April 2005) ** Plant Factor & Water Use 0.1 = VLW - Very Low Water Use Plants 0.3 = LW - Low Water Use Plants 0.5 = MW - Moderate Water Use Plants 0.8 = HW - High Water Use Plants
47
29.14
0.3 0.5 0.8
58,115 16,090 2,950
17,435 8,045 2,360
0.8 0.8 0.55
21,794 10,056 4,290
36,140
1,053,120
09.08.25
CARLSBAD, CALIFORNIA L-7
BRESSI RANCH -
Collaborative
MWELO CALCULATIONS
0 15’ 30’ 60’
Scale: 1”= 30’-0”
Feb. 18, 2026 Item #1 57 of 61
TREES:
FOCAL ENTRY TREE
ACCENT ROW TREE
SLOPE/BASIN/STREET TREE
PASEO TREE
EXISTING STREE TREE
Agonis flexuosa Peppermint Tree 36” Box L
Albrizia julibrissin Silk Tree 36” Box L
Ficus rubignosa Rusty Leaf Fig 36” Box M
Grevillea robusta Silk Oak 36” Box L
Magnolia grandiflora Southern Magnolia 36” Box M
Olea europaea (Fruitless) Olive Field Dug L
Parkinsonia ‘Desert Museum’ Desert Museum Palo Verde 36” Box VL
Pinus pinea Italian Stone Pine 36” Box L
Pinus torreyana Torrey Pine 36” Box L
Pistacia chinensis Chinses Pistache 36” Box M
Platanus acerfolia London Plane Tree 36” Box M
Platanus racemosa Western Sycamore 36” Box M
Prosopis ssp. Mesquite 36” Box VL
Quercus ssp. Oak 36” Box L/M
Tipuana tipu Tipu Tree 36” Box M
Ulmus parvifolia Chinese Elm 36” Box M
Acer ssp. Maple 36” Box M
Lagerstroemia spp. Crape Myrtle 24” Box L
Liquidamber styraciflua Sweet Gum 36” Box M
Liriodendon tulipifera Tulip Tree 36” Box M
Magnolia grandiflora Southern Magnolia 36” Box M
Olea europaea (Fruitless) Olive 36” Box L
Pistacia chinensis Chinese Pistache 36” Box L
Platanus x acerfolia ‘Columbia’ London Plane Tree 36” Box M
Podocarpus gracilior African Fern Pine 36” Box M
Prunus ssp. Cherry Plum 24” Box L/M
Quercus ssp. Oak 36” Box L/M
Araucaria heterophylla Norfolk Island Pine 24” Box M
Arbutus unedo Strawberry Tree 36” Box L
Bauhinia x blakeana Hong King Orchid Tree 36” Box M
Callistemon ssp. Bottle Brush 24” Low L
Cassia leptophylla Gold Medallion Tree 24” Box L
Ginkgo biloba Maidenhair Tree 36” Box M
Jacaranda mimosifolia Jacaranda 24” Box L
Lagerstroenia ssp. Crape Myrtle 36” Box L
Laurus nobilis Bay Laurel 24” Box L
Lyanthothamnus ssp. Ironwood 24” Box L
Pinus canariensis Canary Island Pine 24” Box L
Pinus halepensis Aleppo pine 24” Box L
Platanus racemosa Western Sycamore 24” Box L
Podocarpus gracilior African Fern Pine 36” Box M
Quercus ssp. Oak 36” Box LV
Rhus lancea African Sumac 36” Box L
Schinus molle Pepper Tree 24” Box L
Arbutus ‘Marina’ Marina Strawberry Tree 36” Box L
Cercis canadensis Eastern Redbud 24” Box M
Lagerstroemia spp. Crape Myrtle 24” Box L
Laurus nobilis Bay Laurel 24” Box L
Melalueca leucadendra Weeping Paperbark 24” Box L
Pinus halepensis Aleppo pine 24” Box L
Tristania conferta Brisbane Box 24” Box M
*Protect in Place
SYMBOL SCIENTIFIC NAME COMMON NAME SIZE WUC.
SHRUB AND
GROUNDCOVER:
Acacia redolens Prostrate Acacia 1 gal. VL
Achillea millefolium Yarrow 1 gal.
Agave spp. Agave 5 gal. VL
Aloe spp. Aloe 5 gal. L
Alogyne huegelli Blue Hibiscus 15 gal. L
Arctostaphylos spp. Manzanita 5 gal. L
Artemisia ssp. Sagebrush 1 gal. L
Asparagus densiflorus Asparagus Fern 5 gal. M
Berberis aquifolium ‘Compacta’ Oregon Grape 15 gal. L
Bulbine frutescens Stalked Bulbine 1 gal. L
Buxus japonica ‘Green Beauty’ Japanese Boxwood 5 gal. M
Callistemon spp. Bottle Brush 5 gal. L
Carex tumulicola Foothill Sedge 1 gal. L
Ceanothus ssp. Wild Lilac 1 gal. L
Chondropetalum tectorum Small Cape Rush 5 gal. L
Cistus ‘Sunset’ Magenta Rockrose 5 gal. L
Crassula spp. Jade Plant 5 gal. L
Dasylirion ssp. Desert Spoom 5 gal. VL
Dianella ssp. Flax Lily 5 gal. L
Dietes bicolor Fortnight Lily 5 gal. L
Erigeron x moerheimii Santa Barbara Daisy 1 gal. M
Festuca californica ssp. California Fescue 1 gal. L
Hesperaloe spp. Yucca 5 gal. L
Heteromeles arbutifolia Toyon 15 gal. VL
Ilex spp. Holly 5 gal. M
Juncus patens California Gray Rush 5 gal. M
Lavandula ssp. Lavender 5 gal. L
Leymus condensatus ‘Canyon Prince’ Wild Rye 5 gal. L
Ligustrum japonicum ‘Texanum’ Waxleaf Privet 5 gal. L
Lomandra spp. Dwarf Mat Rush 5 gal. L
Muhlenbergia rigens Deer Grass 1 gal. L
Myoporum p. ‘Putah Creek’ Creeping Myoporum 1 gal. L
Myrtus communis Common Myrtle 5 gal. L
Olea europaea ‘Montra’ Little Ollie Dwarf Olive 5 gal. VL
Phormium spp. New Zealand Flax 15 gal. L
Prunus caroliniana ‘Bright n Tight’ Bright N Tight Carolina Laurel 15 gal. L
Rhaphiolepis spp. Indian Hawthorn 5 gal. L
Ribes speciosum Fuchsia Flowering Gooseberry 5 gal. VL
Rosmarinus officinalis Rosemary 5 gal. L
Rosa ssp. Rose 5 gal. M
Salvia ssp. Sage 5 gal. L
Trachelospermum asiaticum Asian Star Jasmine 1 gal. M
Westringia spp. Coast Rosemary 5 gal. L
SCIENTIFIC NAME COMMON NAME SIZE WUC.
VINES AND ESPALIERS:
Bougainvillea spp. Bougainvillea 15 gal. L
Calliandra haematocephala Pink Powderpuff 15 gal. M
Distictis ssp. Trumpet Vine 5 gal. M
Eriobotrya deflexa Bronze Loquat 15 gal. M
Jasminum polyanthum White jasmine 5 gal. M
Lonicera japonica Japanese Honeysuckle 5 gal. M
Macfadyena unguis-cati Cat’s claw 5 gal. L
Magnolia grandiflora ‘Little Gem’ Little Gem Magnolia 15 gal. M
Trachelospermum jasmnoides Star Jasmine 15 gal. M
Rosa banksiae Lady Banks Rose 15 gal. L
Vitis ssp. Roger’s Red California Grape 1 gal. L/M
SCIENTIFIC NAME COMMON NAME SIZE WUC.
ALECANTE ROAD
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09.08.25
CARLSBAD, CALIFORNIA L-8
BRESSI RANCH -
Collaborative
PLANT PALETTE
0 20’ 40’ 80’
Scale: 1”= 40’-0”
Feb. 18, 2026 Item #1 58 of 61
AeccD
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AeccDbFeatureLine (AeccLand120)
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5'
98'-3"
26'
28
'
13
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MANUAL GATE TO BE MINIMUM OF
2' WIDER THAN THE ROADWAY
(1-FOOT ON EACH SIDE)
TO
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ALICANTE ROAD
EXISTING PARKING
GARAGE
EXISTING
OPEN SPACE
EXISTING OFFICEBUILDING
4' MAX.
RETAINING WALL
5' MAX.
RETAINING WALL
4.5' MAX.
RETAINING WALL6.5' MAX.
RETAINING
WALL
6' MAX.
RETAINING WALL
3' MAX.
RETAINING WALL
28'
26'
28
'
26'
26'
26'
2
6
'
26'
5'5'
25
'
-
3
"
25'-6"
2
0
'
26'
RETAINING WALL
R38'
R
3
8
'
R17'
R
3
8
'
R17'
R38
'
R17'
R38'
R1
7
'
R
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'
R
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'
R
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'
R
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ZONE 0 LIMITS
5'
5'
30
'
5'
R17'
30
'
25'
5'
30
'
30'25'
100'-6"
MOTORIZED VEHICULAR GATES SHALL
BE MINIMUM OF 2' WIDER THAN THE
ROADWAY (1-FOOT ON EACH SIDE)
5
EV
6
EV
7
EV
3
4
1 2
TOLL BROTHERS - BRESSI RANCHPRELIMINARY FIRE ACCESS & DEFENSIBLE SPACE EXHIBIT SHEET 1 OF 1DATE: 09/23/2025
PLANS PREPARED BY:
28506 AIROSO STREET
RANCHO MISSION VIEJO, CA 92694
(949) 240-5911
0
GRAPHIC SCALE
1 inch = ft.
30'60'
30
INDICATES FIRE APPARATUS
TURNING RADII: 24' WIDE PATH WITH
17' INSIDE AND 38' OUTSIDER=17
'
R=38
'
24'
PROPOSED PAVED ROADWAY MEETING CITY OF CARLSBAD FIRE DEPARTMENT REQUIREMENTS
150' HOSE PULL DISTANCE
PROPOSED PUBLIC FIRE HYDRANT
INDICATES PROPOSED BUILDING ENVELOPE. ALL BUILDING WITHIN THE PROJECT
SITE SHALL MEET THE CALIFORNIA RESIDENTIAL CODE SECTION R337.
LEGEND
CITY OF CARLSBAD FIRE DEPARTMENT NOTES
INDICATES FIRE DEPARTMENTTURNAROUND PER CITY OF CARLSBADFIRE DEPARTMENT GUIDELINES
AUTOTURN TEMPLATE LEGEND
INDICATES TRAILER-DRAWN AERIAL TRUCK
INDICATES LIMITS OF APPARATUS FRAME/BODY
INDICATES EXTERIOR LIMITS OF APPARATUS FRONT TIRES
INDICATES EXTERIOR LIMITS OF APPARATUS REAR TIRES
:40.0Steering Angle
8.00' (96")6.0::WidthLock to Lock Time
APPARATUS DATA FOR AUTOTURN PATH ANALYSIS
61.04' (732.50")
6.75'(81")14.58' (175")28.42' (341")11.29'(135.50")
DEFENSIBLE SPACE ZONE 1:FIRST 30' FROM THE STRUCTURE SHALL CONSIST OF IRRIGATED LANDSCAPE, WITH PLANT SPACINGAND PLANT SPECIES RESTRICTIONS PER THE 2025 CALIFORNIA WILDLAND-URBAN INTERFACE CODE,AS LOCALLY ADOPTED, AND THE CARLSBAD FIRE DEPARTMENT REQUIREMENTS.
DEFENSIBLE SPACE ZONE 0:FIRST 5' FROM THE STRUCTURE SHALL CONSIST OF NO COMBUSTIBLE MATERIAL / HARDSCAPE PERTHE 2025 CALIFORNIA WILAND-URBAN INTERFACE CODE, AS LOCALLY ADOPTED, AND THE CARLSBADFIRE DEPARTMENT REQUIREMENTS.
0
GRAPHIC SCALE
1 inch = ft.
20'40'
20
0
GRAPHIC SCALE
1 inch = ft.
20'40'
20
AUTOTURN ENLARGEMENT AT ENTRY AUTOTURN ENLARGEMENT AT TURNAROUND
DEFENSIBLE SPACE ZONE 2:MAXIMUM OF 70' FROM ZONE 1, ZONE 2 SHALL MEET PLANT SPACING AND PLANT SPECIESRESTRICTIONS PER THE 2025 CALIFORNIA WILDLAND-URBAN INTERFACE CODE, AS LOCALLYADOPTED, AND THE CARLSBAD FIRE DEPARTMENT REQUIREMENTS.
1.THIS PROJECT FALLS WITHIN A VERY HIGH FIRE HAZARD SEVERITY ZONE (VHFHSZ) AS ADOPTED BYTHE CITY OF CARLSBAD.
2.ALL STRUCTURES SHALL COMPLY WITH THE CONSTRUCTION REQUIREMENTS PER CHAPTER 5 OFTHE 2025 CALIFORNIA WILDLAND-URBAN INTERFACE CODE.
3.ALL PLANTING WITHIN 100' OF THE STRUCTURES, OR TO THE PROJECT BOUNDARY, SHALL COMPLYWITH THE DEFENSIBLE SPACE ZONES PER THE 2025 CALIFORNIA WILAND-URBAN INTERFACE CODE.
4.LADDER PAD LOCATIONS, AS REQUIRED BY CARLSBAD FIRE DEPARTMENT, FOR SECONDARY EGRESSLOCATIONS FROM SLEEPING AREAS ON THE 2ND AND 3RD LEVELS SHALL BE DEMONSTRATED ON AFIRE MASTER PLAN AS A DEFERRED SUBMITTAL.
12'25'33'
25
'
40
'
Feb. 18, 2026 Item #1 59 of 61
CAT
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CATV
GATEWAY RD
TOWN GARDEN RD
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GATEWAY RD
TOWN GARDEN RD
INGELTON AVE
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DOGWOOD RD
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PROJECT LOCATION
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CAUTION: IF THIS SHEET IS NOT 24X36 IT IS A REDUCED PRINT
GENERAL NOTES:
1.DRY UTILITY COMPOSITE EXHIBIT IS FOR DESIGN STUDY AND
CONFLICT CHECK ONLY. UTILITIES SHOULD NOT BE INSTALLED
BASED ON THIS EXHIBIT. REFER TO RESPECTIVE UTILITY FINAL
DESIGN(S) FOR SPECIFIC INSTALLATION REQUIREMENTS
2. CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLATION OF
EACH DRY UTILITY SYSTEM IN ACCORDANCE WITH EACH DRY
UTILITY AGENCY'S CURRENT SPECIFICATIONS, POLICIES AND
PRACTICES OF WHICH THE CONTRACTOR IS TO BE THOROUGHLY
FAMILIAR.
3. LOCATIONS OF EXISTING DRY UTILITIES ARE BASED UPON UTILITY
MAPS, AS-BUILTS AND FIELD OBSERVATIONS. POT HOLING IS
RECOMMENDED TO VERIFY LOCATION OF ANY EXISTING
FACILITIES.
TV
GRADE
18" NATIVE SOILBACKFILL
12" SAND IMPORT
TELEPHONE & CATVCONDUITS
℄
18"
T
12" SAND IMPORT
E
3" SAND IMPORT
ELECTRIC CONDUITS
TV
18"
12"
12"
TYPICAL JOINT TRENCH PROFILE
JOINT TRENCH IS TWO OR MORE UTILITIES WHICH ARE LISTED BELOW
(Electric, Telephone, CATV & Gas)
18" WIDE*
JOINT TRENCH WIDTH AND DEPTH MAY VARY*
JOINT TRENCH WILL INCLUDE A MINIMUM OF TWO UTILITIES BUT MAY NOT INCLUDE ALL FOUR
SEE UTILITY DESIGN FOR SPECIFIC DETAIL
ofSCALE: 1' = 40"
TV
GRADE
18" NATIVE SOILBACKFILL
6" SAND IMPORT
COMMUNICATION CONDUITS
COMMUNICATION TRENCH PROFILE
(Telephone, CATV)
18" WIDE
℄
18"
T
3" SAND IMPORT
TV
GRADE
18" NATIVE SOIL
BACKFILL
ELECTRIC TRENCH PROFILE
(ELECTRIC)
18" WIDE
℄
18"
12" SAND IMPORT
E 3" SAND IMPORTELECTRIC CONDUIT
DRAWING HISTORY JOB NO.
SHEET
BYDESCRIPTION DATE
1130 Via Callejon
San Clemente, CA 92673
949.218.8500
CREATED
REVISIONS STATUS
DATE
DR
A
W
N
/
P
M
:
SCALE
FORPREPARED
BY
PROJECT
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PRELIMINARY
6 KHLLW Update 08/21/2025
5 EC 03/17/2025Added Comm LW
4 Transformers shifted per conflicts MM 02/11/2025
1
EC
12/17/2024Base Update
OCINITITAL EXHIBIT
09/23/2025 VER.05Bressi Ranch
DU Composite Exhibit
Toll Brothers12/03/2024
KH
L
/
F
H
TOL135
1' = 40"
EC
2 12/19/2024LW Update
3 AL 01/30/2025Base Update
1 1
PL
LEGEND
SDGE 3314 PULL BOX
CHARTER PULL BOX (2'x3')
AT&T PULL BOX (2'x3')
3425
P P S SSSSS SDGE 3425 TRANSFORMER (78"x59")
JOINT TRENCH
ELECTRIC CONDUIT
COMMUNICATIONS CONDUIT
WORKING CLEARANCE
TEL
CATV
EX. CHARTER PEDESTAL
P/U POINT EX. AT&T CMPH
P/U POINT
Feb. 18, 2026 Item #1 60 of 61
Feb. 18, 2026 Item #1 61 of 61
6155 El Camino Real Carlsbad, CA 92009, USA Tel: (760) 795-6245
February 10, 2026
City of Carlsbad Mayor and City Council 1200 Carlsbad Village Drive Carlsbad, CA 92008
RE: Bressi Ranch Town Home Development, Lots 7-9, Carlsbad, CA Dear Mayor Blackburn and City Council Members:
I am writing this letter to express our support for the change in zoning required at Bressi Ranch Lots 7-9 to allow for residential development. Viasat is a global communications company with ~1,600 staff in the Carlsbad area. As we continue to grow our business in Carlsbad, we see the benefits of having high-quality housing in immediate proximity to our campus as critical to our
ability to attract new employees. Carlsbad is a great city, and we are proud to be a part of it. This project will provide homes for employees to live and enjoy life near their work, and as such we strongly support the project.
Sincerely,
Sincerely,
Gary Dorris Director of Real Estate
(760) 795-6245 Gary.Dorris@viasat.com
6155 El Camino Real Carlsbad, CA 92009, USA Tel: (760) 795-6245
February 10, 2026
City of Carlsbad Mayor and City Council 1200 Carlsbad Village Drive Carlsbad, CA 92008
RE: Bressi Ranch Town Home Development, Lots 7-9, Carlsbad, CA
Dear Mayor Blackburn and City Council Members:
I am writing this letter to express our support for the change in zoning required at Bressi Ranch Lots 7-9 to allow for residential development. Viasat is a global communications company with ~1,600 staff in the Carlsbad area. As we continue to grow our business in Carlsbad, we see the benefits of having high-quality housing in immediate proximity to our campus as critical to our
ability to attract new employees. Carlsbad is a great city, and we are proud to be a part of it. This project will provide homes for employees to live and enjoy life near their work, and as such we strongly support the project.
Sincerely,
Sincerely,
Gary Dorris Director of Real Estate
(760)795-6245Gary.Dorris@viasat.com
Item #1 - Correspondence Received by Feb. 13, 2026 at 3 p.m
1
Eric Lardy
From:Conrad Grell <conradgrell@gmail.com>
Sent:Friday, February 13, 2026 4:37 PM
To:Planning
Subject:GPA2025-0001 General Plan Amendment for Parcel Number 213601200 on Gateway Rd and Alicante
Rd
Decision Makers:
This correspondence is with regard to GPA2025-0001…, the ApplicaƟon for Amendment to Parcel 213601200, to rezone
it from Commercial to ResidenƟal and to approve building of 111 Town Homes on it. We received NoƟce on February 12,
2026.
My wife and I strongly oppose this proposed re-zoning as well as the building of 3-story townhomes in this locaƟon, for
several reasons as listed below. Thus, we urge you to take OpƟon Two and Deny this Amendment, and/or any proposal to
build high-density residenƟal buildings on this parcel.
Our posiƟon on this issue:
Item #1 - Correspondence Received by Feb 17, 2026 at 10am
1. We purchased our home over twenty years ago with the knowledge that the Parcel being considered here was zoned
as commercial. We preferred it that way because we anƟcipated that would to keep the density of housing low. We feel
that by changing this zoning, the City of Carlsbad would be going back on their word and not respecƟng the trust we
have had in the City Leaders.
2. Street traffic load would go up steeply. Related: Not too long ago, the City decided to implement chicanes on Gateway
Road North of this Parcel (without our request for approval, by the way). Presumably, the purpose of these was to slow
traffic in that area and/or to thwart racing. But the result has been that most traffic now chooses to drive on Town
Garden Road in order to get to Bressi Town Center. This has created dangerous condiƟons for the residents and kids here
who use the Bressi playground and park area adjoining Town Garden Road. The housing use proposed here would only
make that traffic orders of magnitude worse. Also, the intersecƟon of Alicante and Town Garden Road would be
mandated to be modified as well, something that is already too busy; it would become a blight on the neighborhood.
3. Fire danger will go up dangerously! We had a close call not too many years ago with wildfire coming up the canyon
that borders on the south of this parcel. Building codes for commercial buildings, parƟcularly the materials used (eg-
concrete, metal, gypsum, etc.), as opposed to the materials allowed for ResidenƟal (eg- wood framing) were
instrumental in prevenƟng this fire from propagaƟng into our residenƟal area. Placing a Ɵnderbox of wood-framed 3-
story townhomes right in the path is a recipe for disaster, not unlike the path of recent fires in Palisades in Los Angeles.
This will be a major liability for the City of Carlsbad if these townhomes are constructed, parƟcularly if Bressi Ranch
residents suffer damage to their homes and property as a result of a Carlsbad City decision to rezone Parcel 213601200
as ResidenƟal.
4. Commercial buildings in the area are mostly limited to two stories. The proposed 3-story structures will be unsightly
and not in harmony with the appearance of the rest of the community.
5. We anƟcipate that the strain on electrical, water, and sewer uƟliƟes would be much greater with so many homes
added to the grid. The area is relaƟvely new and the uƟliƟes were intended for Commercial/Light Industry loads, AS
PLANNED, at relaƟvely low density. To now drop in 111 or more ResidenƟal homes in such a small parcel will require
2
Thank you for the NoƟce, and for seriously considering our comments herein. In closing, we hope you gather from our
comments: WE DON’T WANT 111 TOWNHOMES in this locaƟon. Again, we urge you strongly to follow OpƟon Two.
Sincerely,
Conrad Grell
Judi Lesight
2554 Town Garden Road
CAUTION: Do not open aƩachments or click on links unless you recognize the sender and know the content is safe.
serious infrastructure rework, at great cost (likely borne by Bressi taxpayers) and will cause reliability problems for Bressi
Ranch residents.
February 14, 2026
Members of the Planning Commission
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, CA 92008
RE: Agenda Item 1, Toll Brothers Bressi Ranch Residential Development
Dear Planning Commissioners:
On behalf of the Building Industry Association of San Diego County (BIA), we write in support of the
proposed Toll Brothers and Levine Investments residential development in the Bressi Ranch area that
would deliver 111 attached townhomes to the City of Carlsbad.
San Diego County continues to face a significant housing shortage across all income levels. Cities
throughout the region are being called upon to thoughtfully adapt their land use policies to better respond
to evolving housing needs. Projects that convert underutilized commercial or industrially designated
properties into well-designed residential communities represent an important tool in addressing this
imbalance.
The proposed project reflects this type of thoughtful adaptation. By transitioning a previously graded and
infrastructure-served site from office/industrial to residential use, the development would introduce much-
needed for-sale housing in a location that already benefits from surrounding public improvements.
Importantly, technical analyses indicate that a residential use would generate fewer daily vehicle trips
than the site’s prior office/industrial zoning, helping align housing production with regional vehicle miles
traveled (VMT) reduction goals.
The project also proposes compliance with the City’s inclusionary housing requirements, contributing to
Carlsbad’s affordable housing objectives while expanding homeownership opportunities. Developments
of this scale and type provide attainable housing options for working families who seek to live near
employment centers, schools, and community amenities.
As cities work to implement their Housing Elements and respond to state housing mandates, flexibility in
land use planning is essential. The BIA respectfully encourages the City to continue supporting well-
planned residential projects that help close the region’s housing gap while meeting local development
standards. Expanding housing supply in communities like Carlsbad is critical to maintaining economic
vitality and providing opportunities for current and future residents.
Sincerely,
Aimee Faucett
President & CEO
Building Industry Association of San Diego County
Equitable Land Use Alliance
300 Carlsbad Village Dr, PMB 108A-79
Carlsbad, CA 92008
February 16, 2026
Re: February 18, 2026 Planning Commission Agenda Item #1: Request to change Planned
Industrial area to R-23 Residential at Bressi Ranch
Planning Commission:
This item will decide your recommendation to the City Council regarding allowing further
processing of a request by Toll Brothers to amend the General Plan and Bressi Ranch Master
Plan, changing the designation of a parcel from Planned Industrial to R-23 Residential.
Equitable Land Use Alliance (ELUA) urges you to support Option #2: ADOPT Planning
Commission Resolution RECOMMENDING DENIAL of the project application.
Original mixed-use plan compromised
Bressi Ranch is a unique, carefully planned mixed-use community with intended walkability
between jobs and community facilities. From the Master Plan: “A primary goal of the Bressi
Ranch Master Plan is to create a pedestrian oriented community where the use of the
automobile can be minimized. The Master Plan has a strong mixed-use component that
includes residential, commercial and office/industrial uses in close proximity.”
Replacing the originally planned industrial use with residential compromises the Master Plan,
including the ability of residents to walk to jobs. Related to that, it is ELUA’s understanding that
this parcel has been vacant for many years due to an “option” held by ViaSat that was only
recently vacated. Thus, alternative light industrial uses consistent with the Master Plan should
be explored for this site before conversion to residential, which could be a premature bait-and-
switch.
Concerns about future increases in density with concessions and waivers
State density bonus and related laws are now routinely exploited by developers to achieve
multiple concessions and unlimited waivers of development standards, allowing projects to
avoid city-imposed density limits, height limits, massing standards, minimum setbacks, minimum
parking requirements, other development standards, etc., and they can lead to unfunded
infrastructure mandates. All of this can negatively affect the surrounding community and city.
Although the staff report indicates a currently proposed housing density of 15.8 du/ac, the
applicant is seeking a much higher R-23 designation for unknown reasons, rather than the more
Equitable Land Use Alliance 2
applicable R-15 designation suggested by staff. Presumably, any designation change in the
General Plan to R-15 for the site would be linked to the currently proposed project that does not
include avoidance of city regulations. However, it is unclear whether the applicant could get the
site re-designated as R-15 with the current project, but then later amend their application or
submit a new application to exploit the state density bonus and related laws.
The safest approach is to recommend denial of this application. That said, any recommendation
to further its processing should come with an airtight guarantee that no density higher than R-
15, nor any concessions or waivers, can or will ever be pursued for the re-designated site, and
that fair shares of necessary infrastructure upgrades will be fully funded by the developer.
Vehicle Miles Traveled (VMT) impacts
The very last page of the staff report for this project is a crude VMT assessment, claiming that
the project will not have a significant environmental impact related to VMT due solely to its
proposed 15.8 du/ac density. This "residential density" VMT subtraction is based on the
assumption that people who live in higher-density projects take shorter and fewer trips and are
more likely to use alternative modes of travel than other residents in the area. However, there is
zero plausible evidence that this would be the case with these townhomes, relative to the
surrounding community. If the application proceeds forward, this VMT subtraction should be
rejected and the project required to implement alternative measures with meaningful chances of
success.
Conclusion
Again, ELUA urges you to recommend DENIAL of this application. More time should be
provided to explore the current industrial use. In addition, there should be a recommendation
that, if the application is remanded back to staff for further processing, there needs to be
guarantees that the applicant will not seek any higher densities, concessions or waivers, or
other ways to avoid mitigating its impacts, including infrastructure and VMT. Please also listen
to residents who live in the surrounding community who would be affected by the project.
Thank you for your time and consideration of this important matter,
ELUA Board of Directors
• Steve Linke, PhD
• Kris Wright
• Diane Bedrosian, MD
The Equitable Land Use Alliance is a nonpartisan nonprofit group based in Carlsbad, CA. We are
dedicated to educating, engaging, and empowering residents to take part in housing policy decisions. Our
mission is to support community self-determination and encourage thoughtful, sustainable development.
Eric Lardy, Assistant Director of Community Development
Feb. 18, 2026
Toll Brothers Bressi Ranch
GPA2025-0001 / AMEND2025-0003 /
CT2025-0006 / PUD2025-0006
PROCEDURES FOR PUBLIC HEARINGS
1.Public Hearing opened
2.Staff Presentation
3.Planning Commission questions on staff presentation
4.Applicant presentation
5.Public testimony opened
6.Input from public
7.Applicant response (if necessary)
8.Public testimony closed
9.Planning Commission discussion
10.Planning Commission vote
11.Public hearing closed
2
•April 2021 – Housing Element Approved
•January 2024 – Rezoning Program (Housing
Element) Approved
•July 2025 – City Council Meeting
•Two-step Screening Process Established
ITEM 1 – Toll Brothers Bressi Ranch
City Council Direction on
General Plan Amendments
30-day
Completeness
Review
SCREENING
Application
Submitted Planning Commission
Recommend
City Council Decision
12-24 Months Developing Full
Application Materials
CEQA Evaluation
Project Specific Design
Screening Hearings Option 1: Remand to Staff For Processing
Applicant will be required to
complete Enhanced Stakeholder
Outreach
Planning
Commission
Recommend
City Council
Decision on
GPA
Final Decision
Project Does Not
Move Forward
Option 2: Denial of GPA
ITEM 1 – Toll Brothers Bressi Ranch
Project Site:
•Vacant Lot
•Between Gateway, Alicante,
and Town Garden Roads
•7.02-acres
•Proposing Approximately 111
Townhome (for sale) units
ITEM 1 – Toll Brothers Bressi Ranch
Existing General Plan (Planned Industrial)Proposed General Plan (R-23 Units/Acre - )
•Applicant Requested a General Plan
Amendment
•Screening based on General Plan – Not
Project Merits
•Merits need to be discussed at a future
hearing
ITEM 1 – Toll Brothers Bressi Ranch
Recommended Considerations for
Planning Commission
•Two Resident Comments Attached (Exhibit 6)
•Five Comments since posting
ITEM 1 – Toll Brothers Bressi Ranch
Public Comment
ITEM 1 – Toll Brothers Bressi Ranch
California Environmental Quality
Act (CEQA)
•Option 1: Remand to Staff: Not a project
under CEQA
•Option 2: Recommend Denial
Two Options:
1) ADOPT Planning Commission Resolution
RECOMMENDING that the City Council remand
the project application back to city staff for
further processing (Exhibit 1)
2) ADOPT Planning Commission Resolution
RECOMMENDING DENIAL of the project
application (Exhibit 2)
ITEM 1 – Toll Brothers Bressi Ranch
Eric Lardy, Assistant Director of Community Development
Feb. 18, 2026
Toll Brothers Bressi Ranch
GPA2025-0001 / AMEND2025-0003 /
CT2025-0006 / PUD2025-0006
ITEM 1 – Toll Brothers Bressi Ranch
Icon style
ITEM 1 – Toll Brothers Bressi Ranch
Existing General Plan (Planned Industrial)Proposed General Plan (R-23 Units/Acre)
Subject Site
(105 units)
49 units
199 units
Page Break: Update to Old RHNA Tables
Cumulative Progress Toward Meeting 6th Cycle RHNA
Income level RHNA Annual
Rate (8 yrs)
Building
Permits
Issued
June 30,
2020 –
April 29,
2021
Building
Permits
Issued
April 30,
2021 –
Dec. 31
2021
Building
Permits
Issued
2022
Building
Permits
Issued
2023
Building
Permits
Issued
2024
Building
Permits
Issued
2025
Total Remaining
RHNA*
Very Low 1,311 163.88 46 1 0 44 3 20 114 1,197
Low 784 98.00 7 2 0 158 14 19 200 584
Moderate 749 93.63 55 37 82 94 51 0 319 430
Above Moderate 1,029 128.63 86 9 43 344 221 417 1,120 0**
Total 3,873 484.14 194 49 125 640 289 532 1,829 2,044
General Plan & Housing Element Annual
Progress Report 2024
21
* Based on Production Only. Requirement is to maintain capacity for remaining RHNA.
** RHNA Production for Above Moderate Met
Income group AMI Family of Four Density
Extremely Low <30% AMI <$49,600 26.5 du/ac
Very Low 30-50% AMI $49,601 –
$82,700
26.5 du/ac
Low 50-80% AMI $82,699-
$132,399
26.5 du/ac
Moderate 80-120% AMI $132,400 -
$156,949-
11.5 du/ac
Above Moderate >120% AMI >$156,950 <11.5 du/ac
“du/ac” = dwelling units per acre
22
The 2025 area median income (AMI) for a family of four is $130,800.
Lower Moderate Above Moderate Total
RHNA 2,095 749 1,029 3,873
Buffer Amount +1,561 +845 +1,985 +4,391
Bressi Ranch Gateway Rd Industrial Site (assumed in Housing Element)199 0 0 199
Bressi Ranch Gateway Rd Industrial Site (current planned unit mix)48 0 272 320
Net Change to Buffer -151 0 +272 +121
Sunny Creek (assumed in Housing Element)124 88 0 212
Sunny Creek (current planned unit mix)42 0 170 212
Net Change to Buffer -82 -88 +170 0
Remaining Buffer After Pending Projects +1,328 +757 +2,427 +4,512
5th Cycle RHNA vs. 6th Cycle RHNA
5th Housing Cycle (2013 - 2021)
Income Category Allocation
Permits Issued
(2013-2021)%
Above Moderate 2,332 3,302 142%
Moderate 1,062 420 40%
Low 693 295 43%
Very Low 912 92 10%
Total 4,999
6th Housing Cycle (2021 - 2029)
Income Category Allocation
Permits Issued
(2021-2025)%
Above Moderate 1,029 929 90%
Moderate 749 395 53%
Low 784 200 26%
Very Low 1,311 114 9%
Total 3,873
24
General Plan & Housing Element Annual
Progress Report 2025
25
26
Page Break: Airport Maps
Subject Site
(falls within Safety Zone 3 and Safety Zone 6)
Pink (Safety Zone 3)
•Residential Density > 16 units per acre is incompatible
•Residential Density < 4 units per acre is compatible
•Maximum density of 120 people per acre
Yellow (Safety Zone 6)
•Any residential density is compatible
•No density limit for people per acre
Subject Site
(does not fall within Noise Contours)
Subject Site
(falls within Overflight Notification Area)
Subject Site
(falls within Airport Influence Area – Review Area 1)
Subject Site
(falls within Light Industry Planned Land Use)
•Construct 5 New Structures
•26 Three and Four Story Apts
•SDBL Density Bonus: 6 Additional Units
•1 Concessions / 4 Waivers per SDBL
•Grading and Site Improvements
ITEM 1 – Toll Brothers Bressi Ranch
•Construct 5 New Structures
•26 Three and Four Story Apts
•SDBL Density Bonus: 6 Additional Units
•1 Concessions / 4 Waivers per SDBL
•Grading and Site Improvements
ITEM 1 – Toll Brothers Bressi Ranch
Bressi Ranch
Presented by:
Eric Everhart
APPLICANT SLIDES
BRESSI RANCH | CARLSBAD, CA
Toll Brothers is an award-winning Fortune 500
company. As America’s luxury home builder, we
build more than homes, we build lasting
communities. Trusted since 1967, Toll Brothers
embraces an unwavering commitment to quality
and customer service. Each Toll Brothers home
blends quality materials with superior design to
create a dream home that is uniquely the
homeowner’s.
BRESSI RANCH | CARLSBAD, CA
Site
Location
Al
i
c
a
n
t
e
R
d
Town Garden Rd
Gateway Rd
Al
v
e
r
t
o
n
D
r
Discovery Rd
Ingleton Ave
Arundel Ave
To
p
i
a
r
y
S
t
Li
s
m
o
r
e
P
l
In
n
o
v
a
t
i
o
n
W
a
y
BRESSI RANCH | CARLSBAD, CA
Tentative
Tract
Map
BRESSI RANCH | CARLSBAD, CA
Site Plan
TO
W
N
GA
R
D
E
N
RO
A
D
10
BRESSI RANCH | CARLSBAD, CA
Parking
and
Access
TO
W
N
G
A
R
D
E
N
R
O
A
D
ALICANTE ROAD
GA
T
E
W
A
Y
R
O
A
D
UNIT TYPE NUMBER OF BEDROOMS NUMBER OF UNITS COVEREDPARKING UNCOVEREDPARKING GUESTPARKING EVPARKING
PLAN 1 3 11
222 12 30 8
PLAN 1X 3 11
PLAN 2 3 24
PLAN 3 4 34
PLAN 4 4 31
TOTALS 111
BRESSI RANCH | CARLSBAD, CA
Fire
Access &
Defensible
Space
Fire Dept. Turnaround LEGEND
DEFENSIBLE SPACE ZONE 0
DEFENSIBLE SPACE ZONE 1
PROPOSED PAVED ROADWAY
PROPOSED BUILDING ENVELOPE
DEFENSIBLE SPACE ZONE 2 PROPOSED PUBLIC FIRE HYDRANT
150’ FIRE HOSE PULL DISTANCE
Fire Dept. Turnaround
BRESSI RANCH | CARLSBAD, CA
Floor Plans – Building 5A
SECOND FLOOR
FIRST FLOOR
THIRD FLOOR
BRESSI RANCH | CARLSBAD, CA
Elevations – Building 5B
FRONT ELEVATION
BRESSI RANCH | CARLSBAD, CA
Elevations – Building 5B
REAR ELEVATION
BRESSI RANCH | CARLSBAD, CA
Elevations – Building 5B
RIGHT ELEVATION LEFT ELEVATION
BRESSI RANCH | CARLSBAD, CA
Entry
Plan &
Elevations
BRESSI RANCH | CARLSBAD, CA
Open Space Enlargement Plan
BRESSI RANCH | CARLSBAD, CA
Paseo &
Alley
Plan
BRESSI RANCH | CARLSBAD, CA
Common
Open
Space
LEGEND
Common
Open Space
TOTAL: 18,626 SF
166 SF per unit
BRESSI RANCH | CARLSBAD, CA
Walls &
Fences
TO
W
N
G
A
R
D
E
N
R
O
A
D
BRESSI RANCH | CARLSBAD, CA
MWELO
Water
Use
BRESSI RANCH | CARLSBAD, CA
Planting Palette
Alternative Development
Proposals
for the Site
BRESSI RANCH | CARLSBAD, CA
Other
Land Use
Proposals
BRESSI RANCH | CARLSBAD, CA
Other
Land Use
Proposals
BRESSI RANCH | CARLSBAD, CA
Other Land Use Proposals
BRESSI RANCH | CARLSBAD, CA
Other Land Use Proposals
BRESSI RANCH | CARLSBAD, CA
Bressi Ranch
Thank you
LEVINE INVESTMENTS
& BRESSI RANCH
Presented by: Phone Number:Andrew Cohn (602)248-8181
A brief history of Levine’s legacy and Viasat’s Tenancy
APPLICANT
SLIDES
Viasat - Phase 1
Buildings 1-4 & Café /
Conference
Location
Building
Square
Footage
Land Area
Phase 1 - 02/27/2000 247,390 13 Acres
Total 247,390 13 Acres
Viasat - Phase 1
Buildings 1-4 & Café /
Conference
Viasat - Phase 2
(VACANT)
Buildings 10 & 11
Location
Building
Square
Footage
Land Area
Phase 1 - 02/27/2000 247,390 13 Acres
Phase 2 - 04/15/2016 143,100 10 Acres
Total 390,490 23 Acres
Viasat - Phase 1
Buildings 1-4 & Café /
Conference Viasat - Phase 3
Buildings 12, 13, Café /
Conference Room & P1
Location
Building
Square
Footage
Land Area
Phase 1 - 02/27/2000 247,390 13 Acres
Phase 2 - 04/15/2016 143,100 10 Acres
Phase 3 - 03/01/2017 196,045 5.40 Acres
Total 586,535 28.40 Acres
Viasat - Phase 2
(VACANT)
Buildings 10 & 11
Viasat - Phase 1
Buildings 1-4 & Café /
Conference Viasat - Phase 3
Buildings 12, 13, Café /
Conference Room & P1
Viasat - Phase 4
Buildings 14, 15 & P2
Location
Building
Square
Footage
Land Area
Phase 1 - 02/27/2000 247,390 13 Acres
Phase 2 - 04/15/2016 143,100 10 Acres
Phase 3 - 03/01/2017 196,045 5.40 Acres
Phase 4 - 03/01/2017 173,637 7.31 Acres
Total 760,172 35.71 Acres
Viasat - Phase 2
(VACANT)
Buildings 10 & 11
Viasat - Phase 1
Buildings 1-4 & Café /
Conference Viasat - Phase 3
Buildings 12, 13, Café /
Conference Room & P1
Viasat - Phase 4
Buildings 14, 15 & P2
Phase 5
Buildings
16, 17 & P3
Location
Building
Square
Footage
Land Area
Phase 1 - 02/27/2000 247,390 13 Acres
Phase 2 - 04/15/2016 143,100 10 Acres
Phase 3 - 03/01/2017 196,045 5.40 Acres
Phase 4 - 03/01/2017 173,637 7.31 Acres
Phase 5 -7.02 Acres
Total 760,172 42.73 Acres
Viasat - Phase 2
(VACANT)
Buildings 10 & 11
Viasat - Phase 1
Buildings 1-4 & Café /
Conference Viasat - Phase 3
Buildings 12, 13, Café /
Conference Room & P1
Viasat - Phase 4
Buildings 14, 15 & P2
Location
Building
Square
Footage
Land Area
Phase 1 - 02/27/2000 247,390 13 Acres
Phase 2 - 04/15/2016 143,100 10 Acres
Phase 3 - 03/01/2017 196,045 5.40 Acres
Phase 4 - 03/01/2017 173,637 7.31 Acres
Phase 5 -7.02 Acres
Total 760,172 42.73 Acres
Viasat - Phase 2
(VACANT)
Buildings 10 & 11
Toll Brothers Bressi Ranch
Please rezone!
PUBULIC
COMENT
RESIDENT
DAVID
PIERCE
Perfect Location
Work and Live in the Same City
Close to Jobs & Necessities
Southeast Access = Nicer Walk
Long & Loud Walk to TJ’s without Second Gate
Short & Shady Walk to TJ’s with Second Gate