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GPA 06-03; Rancho Milagro; General Plan Amendment (GPA)
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: N/A P.C. AGENDA OF: February 15, 2012 Project Planner: Jason Goff Project Engineer: Jeremy Riddle SUBJECT: I. GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO - Request for a recommendation of adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Addendum; a recommendation of approval for a General Plan Amendment, Zone Change, and Hillside Development Permit; and a request for approval of a Tentative Tract Map, Floodplain Special Use Permit, and Habitat Management Plan Permit for the subdivision and grading of a 43.58-acre site into 25 lots (19 single-family residential and 6 open space) on property generally located approximately one half-mile northeast of the intersection of College Boulevard and El Camino Real, in the Sunny Creek Specific Plan Area (SP 191) and Local Facilities Management Zone 15. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6860, RECOMMENDING ADOPTION of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Addendum; ADOPT Planning Commission Resolutions No. 6861, 6862, and 6865, RECOMMENDING APPROVAL of a General Plan Amendment (GPA 06-03), Zone Change (ZC 06-02), and Hillside Development Permit (HDP 06-01); and ADOPT Planning Commission Resolutions No. 6863, 6864, and 6866, APPROVING a Tentative Tract Map (CT 06-04), Floodplain Special Use Permit (SUP 06-05), and Habitat Management Plan Permit (HMP 09-01), based on the findings and subject to the conditions contained therein. II. INTRODUCTION The proposed project involves a General Plan Amendment (GPA), Zone Change (ZC), Tentative Tract Map (CT), Floodplain Special Use Permit (SUP), Hillside Development Permit (HDP), and Habitat Management Plan Permit (HMP) to allow for the subdivision and grading of a 43.58-acre parcel with 25 lots (19 single-family residential and 6 open space) on property generally located approximately one half-mile northeast of the intersection of College Boulevard and El Camino Real, in the Sunny Creek Specific Plan Area (SP 191) and Local Facilities Management Zone 15. The GPA, ZC, and HDP require approval of the City Council. City Council approval of the HDP is required pursuant to SP 191. Approval of the CT, SUP, and HMP are final at the Planning Commission. GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO February 15,2012 PAGE 2 The project has been reviewed for environmental impacts and no significant unmitigable impacts were found. As designed and conditioned, the project is consistent with all applicable standards and policies, and the necessary findings to approve the project can be made. HI. PROJECT DESCRIPTION AND BACKGROUND The project site is a 43.58-acre parcel located in the northeast quadrant of the City of Carlsbad, approximately one half-mile northeast of the intersection of College Boulevard and El Camino Real. The property is currently accessed by a private dirt road extending east fi-om Sunny Creek Road. The site is within Local Facilities Management Zone 15 and the Sunny Creek Specific Plan Area (SP 191). The Specific Plan, adopted by the City of Carlsbad in 1985, was created to establish development standards for the residential development of the area in a manner which promotes a rural estate atmosphere and preserves the unique environmental resources of the area. The existing environment of the subject property can be characterized as rural. The proposed development area of the property is clustered on a previously disturbed area in the northem portion of the site, which has historically been used for agricultural purposes. Upland and riparian/wetland habitats surround this area along the northernmost and southem periphery of the property. The site is included as a "Standards Area" in the City's Habitat Management Plan (HMP). Topographically, the property ranges from approximately 80 feet above mean sea level (MSL) in the southwesterly portions of the property to approximately 200 feet above MSL in the northeasterly portions of the property. Agua Hedionda Creek flows from east to west along the southem boundary of the property, while an unnamed tributary of Agua Hedionda Creek flows from east to west along the property's northem boundary, hereon described as "the northem drainage". The surrounding environment can also be generally characterized as rural, interspersed by agricultural fields, native habitat, and scattered residential estate and ranch type properties. More specifically, the project site is bounded to the north by the Cantarini property, a 157-acre ranch property that was previously developed in agriculture, but is presently fallow. This property is approved for 105 half-acre single-family residential lots, an 80-unit multiple-family residential apartment complex, and several open space lots (Cantarini Ranch, CT 00-18). Immediately to the south is an existing multiple-family apartment complex, a 172-lot single-family residential development known as the Terraces at Sunny Creek, and the Madonna Hill residential care facility. To the east, the subject property is bounded by five large parcels of land, three of which are mral estate/ranch type properties with single-family residences, one (northeast Mandana property) is developed in agriculture, and the other (southeast parcel) is developed with a landscaping business (Brickman Landscaping), which takes access off of Cougar Drive near its intersection with El Camino Real. To the west is the Barlow property, which is developed with a single-family home, several small outbuildings, horse stables, and an outdoor equestrian facility. The proposed project consists of developing the 43.58-acre parcel with 19 single-family residential lots, four (4) open space conservation lots, and two (2) homeowner's association maintained open space lots. Residential Lots 1-19 range in size from 21,780 square feet (0.5 acres) to 27,050 square feet (0.621 acres). Open Space Lot 22 is approximately 29,248 square feet (0.671 acres) in size and will include a water quality detention basin for the project. Open Space Lot 25 is approximately 5,023 square feet (0.11 acres) in size and will include a riparian overlook seating area. Open Space Conservation Lots 20, 21, 23, and 24 total approximately GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO February 15, 2012 PAGE 3 29.3 acres. In total, the proposed open space lots account for approximately 30 acres, or 69% of the total property acreage. Primary access to the site will be provided via Streets "A" and stubbed Street "K" of the approved Cantarini Ranch tentative tract map (CT 00-18), and also through the extension of College Boulevard (Reach-A), a Circulation Element roadway, which will extend from its southem terminus at Sunny Creek Road to its northem terminus at the College Boulevard and Cannon Road intersection. Primary access to the site includes constraction of a bridge over the northem drainage that crosses the site at the narrowest section. The proposed crossing will consist of a Con-Span or similar three-sided 12-foot (width) by 5-foot (height) product that will span a 75 foot long section of the creek. The Con-Span or similar three-sided product maintains a soft soil bottom allowing for the natural flow of the creek beneath the crossing. Development includes constmcting the extension of a sewer line across Agua Hedionda Creek, in accordance with the approved South Agua Hedionda Interceptor Sewer project. An offsite sewer and trail easement is proposed across a small portion of the neighboring property adjacent to the west to accommodate this connection. Project grading requires 112,900 cubic yards of cut and 85,100 cubic yards of fill. Remedial grading, which will result in a balanced grading operation, involves over excavation and re- compaction of the disturbed areas of the site historically used for agricultural purposes. The development proposal will require the following discretionary permits: (1) General Plan Amendment 06-03 changes the existing land use designations of the property from RLM, OS, RH, C, and O to RLM and OS in order to 1) correct a mapping error, 2) adjust the General Plan Land Use boxmdaries to coincide with the Sunny Creek Specific Plan land use type and density pattem, and 3) preserve Open Space in a configuration that coincides with the conservation requirements of the City of Carlsbad Habitat Management Plan (HMP); (2) Zone Change 06-02 rezones the existing zoning classifications of the property from R-1- 20,000, OS, and L-C to R-1-0.5-Q and OS in order to be consistent with the proposed General Plan Land Use designations, HMP, and Sunny Creek Specific Plan (SP 191); (3) Tentative Tract Map 06-04 subdivides the 43.58-acre parcel into 19 single-family residential lots, four (4) open space conservation lots, and two (2) homeowner's association maintained open space lots in conformance with the Subdivision Ordinance (Titie 20) ofthe Carlsbad Municipal Code (C.M.C); (4) Floodplain Special Use Permit 06-05 is required to regulate development (i.e., installation of a new sewer and storm drain line) within an area of special flood hazard (i.e., Agua Hedionda Creek) in accordance with the Flood Plain Management Regulations (C.M.C. Chapter 21.110); (5) Hillside Development Permit 06-01 is required to regulate hillside grading in accordance with the Hillside Development Regulations (C.M.C. Chapter 21.95). Pursuant to the GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO February 15,2012 PAGE 4 Sunny Creek Specific Plan, special findings must be made by the City Council for impacts to slopes with slope gradients of 25% or greater. (6) Habitat Management Plan Permit 09-01 is required to regulate development in accordance with the Habitat Preservation and Management Requirements (C.M.C. Chapter 21.210). IV. ANALYSIS The project is subject to the following plans, ordinances, standards, and policies: A. Carlsbad General Plan Residential Low Medium Density (RLM) and Open Space (OS) Land Use designation regulations; B. One-Family Residential, 0.5-acre minimum lot size. Qualified Development Overlay (R- 1-0.5-Q) Zone (C.M.C. Chapters 21.10 and 21.06); and Open Space (OS) Zone (C.M.C. Chapter 21.33); C. Sunny Creek Specific Plan (SP 191); D. Subdivision Ordinance (C.M.C. Titie 20); E. Hillside Development Regulations (C.M.C. Chapter 21.95); F. Floodplain Management Regulations (C.M.C. Chapter 21.110); G. Habitat Preservation and Management Requirements (C.M.C. Chapter 21.210); H. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP); I. Inclusionary Housing (C.M.C. Chapters 21.85); and J. Growth Management Ordinance (C.M.C. Chapter 21.90) and the Zone 15 Local Facilities Management Plan. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in the sections below. A. Carlsbad General Plan Residential Low Medium Density (RLM) and Open Space (OS) Land Use Designation Regulations The northem half of the subject property, where residential development is proposed to occur, has a General Plan Land Use designation of Residential Low-Medium Density (RLM). The majority of the southem half has a General Plan Land Use designation of Open Space (OS) with the exception of two narrow portions of the property located along the southem boundary, which have a combination of Residential High Density, Commercial, and Office (RH/C/O). These existing RH/C/O General Plan Land Use designations are remnant designations from a previously approved project (Sycamore Specific Plan, 1984), which never developed and was eventually replaced by the Terraces at Sunny Creek project. A General Plan Amendment is proposed which will change the existing land use designations of the property from RLM/OS/RH/C/O to RLM/OS in order to 1) correct the remnant mapping error discussed above, 2) adjust the General Plan Land Use boundaries to coincide with the Sunny Creek Specific Plan land use type and density pattem, and 3) preserve sensitive habitat in a configuration that is consistent with the City of Carlsbad Habitat Management Plan (HMP) preservation requirements. The City's HMP requires designation of the project's open space GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febmary 15,2012 PAGE 5 habitat preserve areas as Open Space (OS) on the General Plan Land Use Map and also the Official Open Space & Conservation Map concurrent with development. Additionally, the property is subject to the preservation standards of the HMP, and is subject to additional HMP conservation standards. The RLM designation will be applied to the Lots 1-19, while the OS designation will be applied to Lots 20-25. As designed, the project complies with the HMP conservation standards and results in the need to amend the General Plan to reflect the preservation of sensitive habitat within Open Space Conservation Lots 20, 21, 23, and 24, which total approximately 29.3 acres and represents approximately 67% of the total property acreage. This action is consistent with the General Plan Open Space Element and is in accordance with the intent and purpose of the OS Zone to designate high-priority resource areas as OS at the time of development. The RLM designation allows low to medium density residential development (0 to 4 du/ac) with a Growth Management Control Point (GMCP) of 3.2 du/ac; which is also used for the purposes of calculating the City's compliance with Govemment Code Section 65584. According to the constraints analysis used for density calculations, 53 dwelling units could be located on the site based on 16.62 net developable acres. However, given the Sunny Creek Specific Plan's requirement for larger '/2-acre minimum sized lots, a total of only 19 dwelling units with an overall density of 1.14 du/ac could be accommodated on the site, which is 34 units below the GMCP. Pursuant to Govemment Code Section 65863, the City may not reduce the residential density on any parcel below that which was used by the Califomia Department of Housing and Community Development in determining compliance with Housing Element law, unless the City makes the findings that the reduction of residential density is consistent with the adopted General Plan, including the Housing Element; and that the remaining sites identified in the Housing Element are adequate to accommodate the City's share of the regional housing need pursuant to Govemment Code Section 65584. The project is consistent with the City's General Plan since the proposed density of 1.14 du/ac is within the RLM density range of 0-4 du/ac as specified for the site. The project's proposed density of 1.14 du/ac is below the Growth Management Control Point density (3.2 du/ac) used for the purposes of calculating the City's compliance with Govemment Code Section 65584. However, consistent with Program 3.2 of the City's Certified Housing Element, all of the dwelling units which were anticipated toward achieving the City's share of the regional housing need that are not utilized by developers in approved projects are deposited in the City's Excess Dwelling Unit Bank. These excess dwelling units are available for allocation to other projects. Accordingly, there is no net loss of residential unit capacity and there are adequate properties identified in the Housing Element allowing residential development with a unit capacity, including second dwelling units, adequate to satisfy the City's share of the regional housing need. Accordingly, 34 dwelling units will be deposited into the City's excess dwelling unit bank. In addition to the above, the project complies with all elements of the General Plan as illustrated below in Table A: GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febraary 15, 2012 PAGE 6 TABLE A - GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Land Use The site is designated as RLM (Residential Low-Medium Density; 0-4 du/ac with a GMCP of 3.2 du/ac). 53 single-family dwelling units could be constmcted on the site at the GMCP. 19 single-family dwelling units are being proposed. The project's density of 1.14 du/ac is within the RLM density range of 0-4 du/ac and 34 dwelling units will be deposited into the City's Excess Dwelling Unit Bank. The disparity (34 dwelling units) between what could be theoretically constmcted onsite (53 dwelling units) and what could be physically accommodated onsite (19 dwelling units) is a result of the Sunny Creek Specific Plan's zoning requirements for larger '/2-acre minimum sized lots and sensitive grading schemes, as well as other HMP constraints (i.e., 100 ft. wide wetiand buffer areas and preservation of sensitive habitats). A total of no more than 19 single-family lots could be accommodated on the site. Yes Contribute to and/or extend existing systems of pedestrian or bicycle path, equestrian trails, and/or greenbelts as provided in the various elements of the General Plan (Overall Land Use Pattem - Policy C.7.5). The project includes a five foot wide meandering decomposed granite trail along one side of proposed public Street "X" connecting with the approved Cantarini Ranch project to the north at stiibbed Sfreet "K". This trail connection will contribute to and extend a multi- use trail system that has been established within the Sunny Creek Specific Plan area through the approved Cantarini Ranch project. Yes GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febraary 15,2012 PAGE 7 TABLE A - GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Land Use (continued) Pedestrian and bicycle linkages should cormect with major transportation corridors and the Carlsbad Trail System (Residential - Policy Cll). Connection with the trail system approved as part ofthe Cantarini Ranch project to the north will provide the necessary pedestrian and bicycle linkages with the major transportation corridors and the Carlsbad Trail System. Yes Protect and conserve natural resources and fragile ecological areas (Environmental - Goal A). The project protects and conserves natural resources and fragile ecological area by limiting development to the least environmentally sensitive areas of the property, bridging the creek channel at its narrowest section, and preserving approximately 67% (29.3 acres) of the property in open space. Yes Restore and enhance the City's degraded natural resources (Environmental - Policy Cll). Where the property was previously disttirbed or utilized for agriculture, the project will be converting with natural vegetation that is consistent with the surrounding native habitats. Yes Circulation Provide adequate circulation infrastructure to serve the projected population; and provide a circulation system that promotes safety and livability of residential neighborhoods while maintaining adequate emergency access (Streets and Traffic Control - Goals A.2/A.7). Primary local access to the site will be provided via Streets "A" and stubbed Street "K" of the approved Cantarini Ranch tentative tract map (CT 00-18), and also through the extension of College Boulevard (Reach-A), a Circulation Element roadway, which will extend from its southem terminus at Sunny Creek Road to is northem terminus at the College Boulevard and Carmon Road intersection. The circulation system has been designed in conformance with Engineering and Fire Department design standards to ensure safety and livability of the residential neighborhoods, while maintaining adequate access for emergency service providers and prompt evacuation capabilities for residents. Yes GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febraary 15,2012 PAGE 8 TABLE A - GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Noise Ensure that land uses are not significantly impacted by noise and enforce the City's policies regarding acceptable noise levels for residential development (Land Use - Goal A.l/Policy C.5). The proposed project is located a distance greater than 500 feet from a General Plan Circulation Element roadway (i.e.. El Camino Real, and the future extension of College Boulevard (Reach-A)), and is outside of the 60 dB(A) CNEL noise contour as indicated in the City of Carlsbad's General Plan Noise Element and Noise Guidelines Manual (Carlsbad Future Noise Exposure Contours Map, forecast year 2010). Therefore, the project will not result in exposure of persons to or generation of noise levels in excess of standards established in the General Plan and/or the City of Carlsbad Noise Guidelines Manual for residential development. Yes Housing Require affordability for lower income households of a minimum 15 percent of all units approved for a qualified subdivision as defined in the Inclusionary Housing Ordinance (Policy 3.1). The project has been conditioned to enter into an Affordable Housing Agreement prior to approval of the final map to purchase three (3) credits in a combined inclusionary housing project or constmct three (3) inclusionary housing units on-site in the form of second dwelling units. The Affordable Housing Agreement is approved by City Council. Yes GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febraary 15,2012 PAGE 9 TABLE A - GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Open Space & Conservation To preserve, protect and enhance those areas of the City that provide unique and special open space functions, including, but not limited to, cultural and visual amenities, active and passive recreational uses, landmarks, buffers between incompatible land uses, wildlife habitats, and unique and desirable vegetation (Open Space Planning and Protection - Objective B.l). Approximately 30 acres, or 69% of the total property area, is being set aside in open space. For purposes of habitat protection, the project is preserving sensitive habitat within open space conservation Lots 20, 21, 23, and 24. All development has been setback a minimum of 100 feet from all wetland habitat areas. Areas within the buffer previously disturbed are being restored to native habitat. Active and passive public recreational uses are provided in the form of a riparian overlook seating area within Lot 25, and a meandering decomposed granite pedestrian trail along the perimeter of the development envelope. These amenities have been designed with the intent of bringing pedestrians and residents of this and the surrounding community closer with the natural environment. Yes Control storm water pollutants and design storm water conveyance systems which do not adversely impact sensitive environmental resources (Water Quality - Objectives B.l and B.2. The project has been designed in accordance with the City's Stormwater regulations. It has been conditioned to implement Best Management Practices for water quality protections; and to comply with the City of Carlsbad's Standard Urban Stormwater Mitigation Plan (SUSMP), Order R9-2007-0001 issued by the Califomia Regional Water Quality Control Board for the San Diego Region, and with the City of Carlsbad's Municipal Code. Yes GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febraary 15, 2012 PAGE 10 TABLE A - GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Public Safety Require a Special Use Permit (SUP) for all development proposed within the 100-year floodplain; review all such proposals to ensure that all building elevations are higher than peak flow level of a 100- year flood and not adversely impact other properties (Flood Hazard - Policy C.2). A SUP is included as part of the project applications for the installation of a new sewer and storm drain system within a 100-year floodplain area along Agua Hedionda Creek. All proposed building pads are located higher than the peak flow level of a 100-year flood. The sewer and storm drain improvements are subterranean and will not affect conveyance of storm water through the Agua Hedionda Creek channel. Therefore, the project will not impact surrounding properties as a result of flooding. Yes Require all drainage facilities to comply with the City's "Standard Design Criteria" and ensure compliance with Titles 18 and 20 pertaining to drainage and flood control stractures (Flood Hazards - Policies C.3/C.5). The project is required to install properly sized drainage facilities to handle the 100-year flood conditions and to ensure compliance with Titles 18 and 20 pertaining to drainage and flood control stractures. Yes Review new development proposals to consider emergency access, fire hydrant locations, fire flow requirements, and wildland fire hazards (Fire and Emergency Medical Services - PoUcy C3). The project has been reviewed with respect to emergency access requirements, fire hydrant locations, fire flow requirements, and wildland fire hazards. Future residences will be required to install fire sprinkler systems, and fire protection buffers will be required between development and wildland areas. Yes B. One-Family Residential, 0.5-Acre Minimum Lot Size, Qualified Development Overlay (R-1-0.5-Q) Zone (C.M.C. Chapters 21.10 and 21.06); and Open Space (OS) Zone (C.M.C. Chapter 21.33) The site is currently zoned One-Family Residential, 20,000 square foot minimum lot size (R-1- 20,000), Open Space (OS), and Limited Control (L-C). The intent and purpose of the L-C GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febmary 15,2012 PAGE 11 zoning classification is to provide an interim zone for areas where planning for fiiture land uses has not been completed. After proper planning or plan approval has been completed, properties zoned L-C may be rezoned in accordance with Title 21 of the C.M.C. The proposed project includes a Zone Change from R-1-20,000, OS, and L-C to One-Family Residential, 0.5-acre minimum lot size. Qualified Development Overlay (R-1-0.5-Q) and OS. The proposed single-family residential zoning classification of R-1-0.5-Q is the implementing zone for the RLM General Plan Land Use designation and further identifies the property as requiring a half-acre minimum lot size in accordance with Sunny Creek Specific Plan (SP 191). The Qualified Development Overlay Zone ("Q" Overlay) is intended to be applied to properties with unique circumstances such as those proposed to be developed as hillside development or other physically sensitive areas. The "Q" Overlay supplements the underlying zoning by providing additional regulations for development and will insure that the future residences of Rancho Milagro are consistent with SP 191. The "Q" Overlay will require submittal of a Site Development Plan (SDP) for the development of future production homes in order to review architectural design and plotting. However, it is important to note that single-family homes on custom lots would not require any additional review. It is also important to note that the R-l zoning regulations would allow a three-story, 35-foot maximum building height for lots designated as having a minimum lot size of 20,000 square feet or greater. This provision of the code is consistent with SP 191. Lots 20, 21, 23, and 24, consisting of sensitive native habitat and wetland buffer areas, will be dedicated as permanent open space in accordance with the City's HMP and will be rezoned to OS in order to be consistent. Additionally, Lots 22 and 25, consisting of a decomposed granite maintenance access road/pedestrian trail, public utility easement, drainage basin, and riparian overlook seating area will be rezoned to OS. The development proposal requires compliance with the provisions of the OS zone and with the City's HMP. The HMP requires a conservation easement to be dedicated over Lots 20, 21, 23, and 24 to preclude any use of the open space area beyond the proposed decomposed granite maintenance access road/pedestrian trial, all-weather access road (within the northem drainage), public utility easements; and four private storm drain easements (one in Lot 21 and three in Lot 24). The proposed rezone of approximately 13.5 acres to the R-l-O.5-Q zone and approximately 30 acres to the OS zone will ensure consistency between the General Plan and Zoning since the proposed zone boundaries are consistent with the proposed adjustment to the RLM and OS General Plan designation boundaries. Additionally, the project is consistent with and satisfies all requirements of Title 21 (Zoning Ordinance) with respect to minimum lot size requirements and development standards. The proposed R-l-O.5-Q zone requires a minimum half-acre (21,780 square foot) lot size with a minimum lot width of 80 feet as measured at the front yard setback for standard lots, or 33 feet for cul-de-sac lots as measured at the public right-of-way line. Each of the proposed single- family lots meets or exceeds the minimum lot size and lot width requirements. A panhandle lot is proposed on Lot 4 in order to reduce grading quantities, reduce impacts to sensitive vegetation communities, and to maintain the natural topography and ridgelines of the property in accordance with the design requirements of the specific plan. The provision of panhandle lots does not preclude or adversely affect the ability to provide full public street GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febraary 15,2012 PAGE 12 access to other properties within the subdivision; the lot size (32,022 square feet) is such that no future subdivisions will occur on the lot; and the panhandle dimensions are such that the length does not exceed 150 feet, and the access width is not less than the required 20 foot minimum. In addition, the buildable portions of the panhandle lot (27,516 square feet) excluding the panhandle area exceeds the 21,780 square foot minimum requirement; and the front, side, and rear property lines of the lot, for purposes of determining required yards, are appropriately indicated on the tentative map exhibits. The proposed OS zone has no minimum requirements. The detention basin, maintenance access roads/pedestrian trail, and drainage facilities located within open space Lots 20, 21, 22, and 24 are permitted within the OS zone. C. Sunny Creek Specific Plan - SP 191 The Sunny Creek Specific Plan (SP 191) was approved in 1985 to establish standards for development in the area which promotes a raral estate atmosphere. The specific plan area encompasses approximately 570 acres. The northem boundary of this area is the ridgeline south of the fiiture alignment of Cannon Road (Reach 4) and the Ocean Hills development located in the city of Oceanside. The westem boundary of the specific plan is the new alignment of College Boulevard (Reach-A) and the eastem boundary is the Dawson/Los Monos Preserve. The southem boundary includes the Sunny Creek drainage basin, which follows the Agua Hedionda Creek. The specific plan was developed primarily to ensure protection of the environmental features of the area, and to maintain a raral estate type character consistent with the Sunny Creek area. To achieve these goals, the specific plan includes project density standards, development regulations, and some additional design standards. The specific plan allows for a transition of density from lowest to highest in an east to west and a south to north direction with half-acre minimum lot sizes in the highest density areas and one- acre minimum lot sizes in the lowest density areas. The Rancho Milagro subdivision is located in an area of highest density, which requires the half-acre minimum lot size and a density of one to two dwelling units per acre. The proposed subdivision is consistent with this requirement in that the proposed density is within the allowed range (1.14 dwelling units per acre) and each of the proposed residential lots meets or exceeds the half-acre (21,780 square foot) minimum lot size. In addition to the large lot sizes, the development regulations of the specific plan require that homes located along local, cul-de-sac, and loop streets include 35-foot front yard setbacks, 25- foot street-side setbacks, 20-foot interior-side setbacks, and 30-foot rear yard setbacks. Street "X" is considered a local street, while Street "Y" is a cul-de-sac. Future homes would be permitted to reach a maximum building height of 35 feet. While the plotting and architectural design of production homes is not made part of this current proposal, they will be reviewed subsequently through the SDP process due to the inclusion of the "Q" Overlay on the zoning designation. However, it is important to note that individual custom single-family homes would not require any additional review other than a building permit. The specific plan states that in addition to the findings required by Title 20 and the Subdivision Map Act, the subdivision must also be found consistent with the Sunny Creek development regulations. These standards include: 1) preserving the raral and natural characteristics of the GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febraary 15,2012 PAGE 13 area; 2) designing property lines in keeping with the terrain by following natural drainage courses, ridge lines, and tops of graded slopes wherever practicable; and 3) creating buildable lots with usable access without undue alteration of the terrain. The project has been designed to preserve the raral and natural characteristics of the area in a number of ways. Foremost, the project has been designed to preserve the critical habitat areas in accordance with the HMP and is clustering development on the least environmentally sensitive portions of the property where land has historically been used for agricultural purposes. In this manner, the natural setting has been maximized. This has resulted in 67% of the property being placed into open space preserve and achieving a fully restored 100-foot wide wetland buffer along the northem drainage. To further assist in maintaining a raral and natural character, the subdivision has been designed to generally utilize a single-loaded circulation system adjacent to the preserve area in order to maintain and preserve public views out into the open space area to the maximum extent practicable. Where feasible, a five-foot wide meandering decomposed granite trail has been proposed within the public right-of-way of Street "X" located adjacent to the open space area, along with a riparian overlook seating area within Lot 25, which have been designed with the intent of bringing pedestrians and residents of this and the surrounding community closer with the natural environment. The landscape design exhibits a raral flavor with randomly spaced trees, informal groupings of shrabs and groundcovers, and will utilize topographic mounding and boulders where practical. Due to the topography of the site and also the desire to maintain a raral and natural character, a curving street system and cul-de-sac have been used rather than imposing an artificial grid pattem. Residential pad designs are terraced on the hillside in a manner that is generally consistent with and follows the original topography and natural drainage courses of the site. A panhandle lot has been used in one instance (Lot 4) to assist in reducing grading quantities and to generally maintain the natural topography of the development area. Lastly, each lot has been designed with adequate access and a usable pad area without undue alteration of the natural terrain. Design standards related to grading, building orientation, and streetscapes also apply to the proposed subdivision. Building orientation will be reviewed in conjunction with a future SDP for architecture and plotting of production homes. Streetscape elements such as streetlights, street fiimiture, fencing, and neighborhood entry signage are designed or have been conditioned where possible to be consistent with the rastic raral character design theme required by the specific plan. In addition, the bridge stracture spanning the northem drainage will have a soft bottom to promote natural conditions, incorporates a stone veneer with a three rail wood fence railing to be consistent with the raral character design theme, and the retaining walls supporting the main access road is of a plantable design to assist it in blending in with the natural surroundings. In general, grading has been designed to blend with the natural topography where practicable, and the areas proposed for grading and development of the subdivision have been limited primarily to the areas historically used for agriculture. Through this process, unique features of the site, such as mature trees, rock outcroppings, mounds, etc., are being preserved in the open space areas outside of the development footprint. Despite these efforts, the project will still impact some steep slope areas with slope gradients of 25% or greater, which the specific plan generally prohibits except for providing public or private streets. The specific plan allows the GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febraary 15,2012 PAGE 14 City Council, on a case by case basis, to make exceptions to this restriction provided that certain findings can be made. These findings with justification for each are contained in the Planning Commission Resolution No. 6865 associated with the Hillside Development Permit. This section summarizes the necessary findings and provides support for each. 1. A soils investigation conducted by a licensed soils engineer has determined the subject slope area to be stable and grading and development impacts mitigatable for at least 75 years, or the life of the structure. Geotechnical Exploration Inc. (GEI), a licensed geotechnical firm, conducted a preliminary geotechnical report and update for the project. The report included slope stability analyses and concluded that the on-site soils would support the proposed slopes with a stability factor of at least 1.5, which is considered the industry standard of practice. In addition, GEI provided a subsequent letter stating that subject to certain conditions being maintained on-site during and after constraction, the slopes will remain stable for at least 75 years, or for the useful life of the proposed stractures. 2. Grading of the slopes is essential to the development intent and design. The intent of the proposed project is to develop a residential project exhibiting a raral character while preserving the environmentally constrained areas. This is being accomplished by limiting the development envelope primarily to those areas of the site which have historically been used for agricultural purposes. In this manner, the natural setting can be maximized and areas predominated by steep slopes can be preserved in open space. The point of ingress for the main access road was established by the previously approved Cantarini Ranch project entry point, while egress to the adjacent Mandana property is fixed pursuant to HMP exhibits. The intervening alignment between these two points was set to meet engineering design standards and minimize disturbance of the natural areas, while also providing an opportunity for residents to enjoy the natural, raral surroundings from the proposed decomposed granite trail and riparian overlook seating area forming the perimeter of the development envelope. Additionally, in order to maintain gravity flow of sewer, the elevation of the site dictates that sewer connection must be made at the Sunny Creek sewer main. This necessitates disturbance of a limited amount of the subject slope areas. In order to accomplish the stated desires of the specific plan to create a raral character, care has been taken to cluster lots in areas that would otherwise be disturbed by grading for access or utilities. This approach has been used to reduce grading quantities and contribute to a raral design character in accordance with the design guidelines of the specific plan. The project design preserves critical habitat areas and linkages in accordance with the HMP. Lastly, slope area and habitat impacts are minimized by designing a residential lot layout to overlap grading impacts necessary to accommodate area wide circulation and infrastracture extension. 3. Slope disturbance will not result in substantial damage or alteration to major wildlife habitat or native vegetation areas. RECON prepared a Biological Technical Report (BTR) for the project, which demonstrates that the proposed development will not result in substantial damage or GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febraary 15, 2012 PAGE 15 alteration to major wildlife habitat or native vegetation. Specifically, the BTR demonstrates that the proposed project, while not located within a core area, will however enhance core or linkage areas in the area and will contribute to implementation of the HMP through the preservation of more than 67% of the on-site coastal sage scrab while minimizing impacts to other habitats. 4. If the area proposed to be disturbed is predominated by steep slopes and is in excess of 10 acres, no more than one-third of the total steep slope area shall be subject to major grade changes. The area of the project to be graded is 14.24 acres in size with 1.87 acres (13.1%) consisting of steep slopes with a slope gradient of 25% or greater. Grading for the main access road, decomposed granite trail areas, and other public improvements account for 0.97 acres of impact to this slope category, while grading for the residential pads account for 0.90 acres. As evidenced here and on the Hillside Development Constraints Map included as part of the project exhibits, the area to be disturbed is not predominated by steep slopes. 5. If the area proposed to be disturbed is predominated by steep slopes and is less than 10 acres, complete grading may be allowed only if no interruption of significant wildlife corridors occurs. As demonstrated above in Findings No. 3 and 4, the disturbed area of the site is not predominated by steep slopes, and the project will not interrapt any wildlife corridors. 6. Because north-facing slopes are generally more prone to stability problems and in many cases contain more extensive natural vegetation, no grading or removal of vegetation from these areas will be permitted unless all environmental impacts have been mitigated. As illustrated in the RECON prepared Biological Technical Report and Hillside Development Constraints Map, no grading or removal of natural vegetation will occur on north facing slopes. D. Subdivision Ordinance The Land Development Engineering Division has reviewed the development proposals and has concluded that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance. All major subdivision design criteria have been complied with including the minimum lot depth of 90 feet, provision of public access, required street frontage, and minimum lot area. The developer will be required to offer various dedications (e.g., drainage and sewer easements, sfreet right-of-way, trails) and will be required to install street and utility improvements, including but not limited to, curbs, gutters, sidewalks, sewer facilities, drainage facilities, fire hydrants, and street lights. The project will require 112,900 cubic yards of cut, 85,100 cubic yards of fill, and some remedial grading, which will result in a balanced grading operation for the project. All required infrastracture improvements including the constraction of a bridge over the northem drainage, installation of sewer and water lines, and all drainage and flood control facilities will be installed concurrent with development. GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febraary 15,2012 PAGE 16 E. Hillside Development Regulations A Hillside Development Permit is required for the subdivision because the property contains slopes of 15 percent and greater with elevation differentials greater than 15 feet. The purpose of this permit is to review the proposed development for conformance with the Hillside Development Regulations (C.M.C. Chapter 21.95). The development proposal is in conformance with the purpose and intent of this chapter as well as the other provisions of the regulations. Development of Natural Slopes Over Forty Percent Gradient The hillside slope conditions have been identified on the project constraints map for the subdivision. Approximately 5.22 acres (12%) of the total 43.58 acre property is comprised of natural slopes having a slope gradient of 40% or greater. The majority of these slope areas are located within proposed Lots 20, 21, 23, and 24, which are being preserved in open space as part of development. However, grading for the main access road will impact a small area south of Lots 15-18 consisting of this slope category. Under the Hillside Development Regulations these types of natural slopes are generally protected. However, in order to be considered undevelopable, the slope must contain all of the following: 1) a slope gradient of greater than 40%), 2) an elevation differential of greater than 15 feet, 3) a minimum area of 10,000 square feet, and 4) comprise of a prominent land form feature. The subject slope area has three of the four specific criteria; however the slope does not comprise of a prominent land form feature. Therefore, this slope area does not qualify as undevelopable under the Hillside Development Regulations and can be graded to accommodate the main access road through the site. Volume of Grading The standards require that volumes of grading be minimized. The relative acceptability of hillside grading volume falls into the following three categories: 1) Acceptable: 0 - 7,999 cubic yards per acre (cti/ac), 2) Potentially Acceptable: 8,000 - 10,000 cy/ac, and 3) Unacceptable: greater than 10,000 cy/ac. Grading quantities for project are balanced and result in an acceptable grading volume of 7,928 cy/ac. Slope Height Manufactured slopes may not exceed 40 feet in height, unless an exclusion is provided pursuant to C.M.C. Section 21.95.130, or a modification is granted pursuant to C.M.C. Section 21.95.140. The project complies with this standard in that none of the proposed manufactured slopes extend to or exceed 40 feet in height. Contour Grading The Hillside Development Regulations require that all manufactured slopes which are greater than 20 feet in height and two hundred feet in length and which are located adjacent to or are substantially visible from a circulation element roadway, collector street, or useable public open space area shall be contour graded. The project complies with this standard in that none of the proposed manufactured slopes are greater than 20 feet in height and two hundred feet in length. GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febraary 15, 2012 PAGE 17 Screening Manufactured Slopes The Hillside Development Regulations require that all manufactured slopes be landscaped in accordance with the City's Landscape Manual. With the exception of the perimeter slopes adjacent to the open space preserve, which will be planted with naturalizing species to avoid the introduction of invasive plant species to adjacent natural areas, all manufactured slopes will be landscaped in accordance with the City's Landscape Manual. Roadway Design The Hillside Development Regulations require that hillside roadway design be consistent with the City's Hillside Development Guidelines. Accordingly hillside roadways should follow the natural hillside landform and avoid large notches in ridgelines, or by defining wide, straight alignments. For this project, the point of ingress for the main circulation access road is established by the previously approved Cantarini Ranch project at stubbed Street "K", while the egress point to the easterly adjacent Mandana property is established pursuant to exhibits within the City's HMP. The intervening alignment was set to meet engineering design standards and minimize disturbance of natural areas to the maximum extent practicable while providing an opportunity for the public and local residents to enjoy the natural raral surroundings of the site from the vantage point of the proposed trail system forming the perimeter of the development envelope. Because of the unique character of the site, a short cul-de-sac (Street "Y") is proposed to reduce additional grading quantities that would be associated with providing an interconnected street system. In general, the proposed circulation system exhibits a curvilinear street design which follows the natural undulating topography, avoids large notches in ridgelines, and does not greatly alter the physical and/or visual character of the hillsides. Hillside Drainage The project incorporates undulating graded slopes and a curvilinear street design which reduces the effects of the proposed grading on the drainage pattem. The natural hillside drainage networks will be utilized and enhanced, in that the majority of the anticipated ranoff will be directed to several locations within the open space areas in an effort to reduce the locations of concentrated flow and to maintain and promote growth of the natural vegetation. Modification to Development and Design Standards The Hillside Development Regulations allow for a maximum retaining wall height of 6 feet, unless a modification to the development and design standards is granted pursuant to C.M.C. Section 21.95.140. There are three instances where proposed retaining walls exceed the height limit. The first is located where Street "K" is built up to bridge the northerly drainage channel and wetland habitat area. In this area, the project proposes a combination retaining wall/bridge stracture with a maximum wall height of 18.2 feet (directly over the channel) on the west side of Street "K" and 17.2 feet on the east side. The other two walls are located on the south side of Street "X" east of Lot 25 and west of Lot 6. In the area east of Lot 25, the maximum wall height is 9.3 feet, while the area west of Lot 6 is 18 feet at its maximum. Altematives showing a design using a maximum 6 foot high retaining wall were submitted and reviewed with the development proposal. The reduced wall height altemative for the area where Street "K" crosses the northem drainage channel resulted in an increased impact to wetlands habitat of 7,388 square feet. For GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febraary 15,2012 PAGE 18 . the area south of Street "X", the reduced wall height altemative resulted in an additional 5,924 square feet of impacts to sensitive vegetation communities. In these instances, a modification is allowed since the design using the higher retaining walls would result in more open space and would reduce disturbance to wetland habitats and impacts to other sensitive vegetation communities. Given that the walls are located below the roadways and are not situated in highly visible areas, allowing an increase in wall height to offset impacts to sensitive vegetation communities is warranted. Views of the walls will be obscured and minimized by the adjacent wetland plant species which are generally characterized by lush dense growth, and also the dense upland and riparian habitats existing in the open space areas south of Street "X". To reduce the potential for any visual impacts, the project is being conditioned to use a natural earth-tone block for all retaining walls, consisting of a plantable design and planted with plant species that are compatible with the adjacent native habitat. Additional Standards The future residential developments will be required to comply with the remaining standards of the Hillside Development Regulations including hillside and hilltop architecture and slope edge building setback requirements. These items will be reviewed with the future SDP that is required to review the plotting and architectural design of production homes. Custom home lots will be reviewed for compliance with these standards during each building plan check. F. Floodplain Regulations The project proposes to constmct sewer and drainage improvements, as well as a decomposed granite maintenance access road/pedestrian trail in an area subject to the City's Floodplain Regulations. Drainage improvements include extending a 12-inch storm drain line from the outlet of the bio-retention swale to Agua Hedionda Creek. Sewer improvements include extending an existing 18-inch diameter sewer line across Agua Hedionda Creek in accordance with the approved South Agua Hedionda Interceptor Sewer (SAHT IE Phase II) project, which was designed to provide sewer accommodations to the Sunny Creek area. This portion of the project was previously analyzed and mitigated for in EIA 97-05 and will be constracted in accordance with City approved DWG#361-6E. The crossing will occur in the location where Sunny Creek Road crosses the Agua Hedionda Creek channel. The method of constraction for this segment will be to "jack-and-bore" undemeath the creek so there is no blockage of stream flows and no disturbance of surface waters. On the north side of the creek channel, the Rancho Milagro residential project will connect a new 8-inch diameter sewer line to the newly stubbed segment of the South Agua Hedionda Interceptor Sewer project. The decomposed granite access road/pedestrian trail will be located above these improvements. The proposed improvements are subject to the provisions of the Floodplain Special Use Permit. The purpose of these regulations is to promote the public health, safety and general welfare, and to minimize public and private losses due to flood conditions. This area is located within areas which would be inundated by a 100-year flood. A 100-year flood is defined as a flood which has a one percent annual probability of being equaled or exceeded. A Special Use Permit (SUP) is required to be obtained in addition to any other required permits or entitiements before constraction or development begins within an area inundated by a 100-year flood. GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febraary 15,2012 PAGE 19 The proposed sewer and drainage improvements are subterranean, while the proposed decomposed granite maintenance access road/pedestrian trail follows the existing grades within the area inundated by a 100 year flood. Therefore, the proposed improvements are adequately flood-proofed; will not cause any obstractions and/or alteration to the existing flood course; and will not adversely affect the public health, safety, or general welfare. G. Habitat Preservation and Management Regulations The City of Carlsbad has an adopted Habitat Management Plan (HMP), which is a comprehensive, citywide, program to identify how the City, in cooperation with the federal and state wildlife agencies, can preserve the diversity of habitat and protect sensitive biological resources within the City while allowing for additional development consistent with the City's General Plan and its Growth Management Plan. In so doing, the Plan is intended to lead to citywide permits and authorization for the incidental take of sensitive species in conjunction with private development projects, public projects, and other activities, which are consistent with the Plan. The HMP identifies the subject property as a Standards Area (Zone 15); is located adjacent to and south of an Existing Hardline Preserve Area; and includes a small finger shaped portion of Core Area 5 covering its southem half (which runs east/west following the Agua Hedionda Creek). The HMP conservation goals for Zone 15 require developments to establish, enhance, and maintain a viable habitat linkage across Linkage Area C (located to the northeast) to ensure connectivity for gnatcatchers and other HMP species between Core Area 3 (located to the north) and Core Area 5 (located south and southeast of Linkage Area C); and that they conserve the majority of sensitive habitats in or contiguous with biological core and linkage areas, including a no-net-loss of wetland habitats and coastal sage scrab within Core Area 3 and Linkage Area C. Protection of coastal sage scrab (CSS) is of particular importance in the Standards Areas, and therefore 67% of the CSS is required to be conserved. The HMP identifies mitigation ratios for impacts to habitat types identified as sensitive, and furthermore allows for impacts to agriculture, eucalyptus, and disturbed lands to be mitigated through the payment of an in-lieu mitigation fee. A Biological Technical Report for the Rancho Milagro Study Area was prepared by RECON (dated April 27, 2011) along with a summary letter dated May 4, 2011, for which eleven vegetation communities were identified within the project study area. In addition, a Wetland Delineation Study was also prepared by RECON (dated April 24, 2009), for which jurisdictional areas belonging to both the United States Army Corp of Engineers (USACE) and the Califomia Department of Fish and Game (CDFG) were identified. Extensive analysis of the project's consistency with the HMP, disclosure of the biological impacts (both direct and indirect), and inclusion of mitigation measures to reduce the associated project impacts are fiilly discussed and included within the Environmental Impact Assessment Form - Initial Study (EIA) (see pages 13- 21) attached to Planning Commission Resolution No. 6860. Because the project site is located within a proposed Standards Area, concurrence from the Califomia Department of Fish and Game (DFG) and the United States Fish and Wildlife Service (USFWS), collectively referred to as the Wildlife Agencies, is required. It is important to recognize that the final design of the project was reached with extensive involvement and input by the Wildlife Agencies; and that an HMP Consistency Determination from them was received on September 27, 2011 acknowledging the project's consistency with the HMP. GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febraary 15,2012 PAGE 20 Therefore, as demonstrated in the attached Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, and Addendum; and fiirther supported by the Wildlife Agencies determination of consistency; the project does not conflict with the provisions of the HMP and all findings to support the Habitat Management Plan Permit (HMP 09-01) can be made. H. McClellan-Palomar Airport Land Use Compatibility Plan (ALCUP) The proposed project falls within the boundaries of the McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP). The ALUCP was adopted on March 4, 2010 and all projects within its boundary are required to be reviewed for consistency with its goals and policies. The ALUCP identifies four types of airport impacts that must be considered for each development: Noise, Safety, Airspace Protection, and Overflight. Noise Compatibility The purpose of the ALUCP noise compatibility policies are to avoid the establishment of new incompatible land uses and exposure of the users to levels of aircraft noise that can disrapt the activities involved. Noise compatibility is evaluated pursuant to the policies and noise contours as set forth in the ALUCP, Section 3.3 Noise Compatibility Policies for McClellan-Palomar Airport. The proposed project is located outside of the 60 dB CNEL Noise Exposure Range pursuant to Exhibit III-l of the ALUCP. The ALUCP identifies residential uses located outside the 60 dB CNEL Noise Exposure Range as compatible with airport uses. Safety Compatibility The purpose of the Safety compatibility policies is to minimize the risks of an off-airport aircraft accident or emergency landing to people and/or property on the ground close to the airport and to people on board an aircraft. Safety criteria relates primarily to "usage intensity" of people on a site as projected by a particular land use type. "Usage intensity" is defined as the maximum number of people per acre that can be in a given area at any one time. If a proposed use exceeds the maximum intensity, then it is considered inconsistent with the safety compatibility policies of the ALUCP. Six separate safety zones (Zones 1-6) are defined by the ALUCP. Each zone has maximum intensity levels for each zone. Zone 1 is the boundary of the Runway Protection Zone (RPZ) and is the most restrictive of the safety zones. Increased intensity is permitted with each higher safety zone with Zone 6 being the least restrictive. The proposed project is located within Zone 6. The ALUCP identifies residential uses located within Zone 6 as compatible with airport uses. Airspace Protection Compatibility The purpose of the Airspace Protection compatibility policies is to ensure that stractures and other uses of the land do not cause hazards to aircraft in flight within the airport vicinity. Hazards to flight include: physical obstractions to the navigable airspace; wildlife hazards such as bird strikes; and land uses that create visual or electronic interference with aircraft navigation or communication. The airspace protection policies of the ALUCP rely primarily upon regulations enacted by the Federal Aviation Administration (FAA) and the State of Califomia. The regulations require notification of the FAA of any proposed constmction that could interfere GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febraary 15,2012 PAGE 21 with aircraft flight pattems. A component of a project containing any stracture or objects that may exceed the height standards defined in the FAA's Part 77, Subpart C, must submit notification of the proposal to the FAA. The proposed project is within the boundaries of the notification area pursuant to Exhibit III-3 of the ALUCP incorporated herein by reference. As part of the General Plan Amendment associated with this project, the San Diego County Regional Airport Authority (SDCRAA), acting in its capacity as the San Diego County Airport Land Use Commission (ALUC) reviewed the project for consistency with the ALUCP. In a letter dated March 16, 2011, the ALUC determined the proposed project to be in compliance with the ALUCP airspace protection surfaces because the maximum potential height of the stractures would not exceed the 35 foot height limit as specified by the ALCUP. As such, the project meets all requirements of the Airspace Protection policies of the ALUCP. Overflight Compatibility The purpose of the Overflight Compatibility policies of the ALUCP is to help notify people about the presence of aircraft overflights near airports so that they can make an informed decision regarding acquisition or leasing of property, especially residential properties, in the affected area. The overflight policies are contained in Section 3.6 and the Notification Area is depicted on Exhibit III-4 of the ALUCP. The proposed project is located within the Airport Overflight Notification Area, as is the majority of the City of Carlsbad. Therefore, the ALUC determined the project to be "conditionally compatible" with the ALUCP and has required as a condition of approval that an overflight notification be recorded for the project with the County Recorder. A condition to this affect has been added to the project, which can be found in Planning Commission Resolution No. 6863. I. Inclusionary Housing Since the application is proposing 19 lots for future single-family dwelling units. Chapter 21.85 (Inclusionary Housing Ordinance) requires that the project offset its impact on housing by providing 15% of the total on-site residential units as affordable to lower income households. Satisfaction of the on-site housing requirement may also be satisfied through the purchase of affordable housing credits in an existing development. This project has been conditioned to enter into an Affordable Housing Agreement prior to approval of the final map, subject to City Council approval, to purchase three (3) housing credits in lieu of providing affordable housing on site. The first choice is to secure credits in the approved, but not yet built, Cantarini Ranch/Holly Springs affordable housing project. If that cannot be secured, two other altematives exist which are to either purchase credits in the Glen Ridge affordable housing project located in the Robertson Ranch Master Plan development, or instead provide the affordable housing on-site in the form of three (3) second dwelling units (SDU). It is important to highlight that pursuant to Section 21.53.120 of the Carlsbad Municipal Code, a request to satisfy Inclusionary Housing through the development of SDUs on-site would require the approval of a Site Development Plan (SDP) in the future, and Section 21.85.070 requires that the City Council be the final decision making body. GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febraary 15,2012 PAGE 22 J. Growth Management The proposed project is located within Local Facilities Management Zone 15 in the northeast quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized below in Table E. TABLE E - GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLY City Administration 66.06 sq. ft. Yes Library 35.23 sq. ft. Yes Waste Water Treatment 19 EDU Yes Parks 0.13 acres Yes Drainage 35 CFS / Drainage Basin "B" Yes Circulation 228 ADT Yes Fire Fire Stations 3 and 5 Yes Open Space Acres Provided = 30 acres Yes Schools (Carlsbad) Elementary = 6.46 Middle School = 2.25 High School = 1.96 Yes Sewer Collection System 19 EDU Yes Water 10,450 GPD Yes The proposed project is 34 units below the Growth Management Control Point (GMCP) for RLM properties. These units will be deposited in the City's Excess Dwelling Unit Bank. The unit yield of the property at the RLM GMCP (3.2 du/ac) is 53 dwelling units and 19 units are proposed. V. ENVIRONMENTAL REVIEW Pursuant to the Califomia Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact assessment to determine if the project could have any potentially significant impact on the environment. The environmental impact assessment identified potentially significant impacts to biological resources, cultural resources, geology and soils, as well as exposure of people or stractures to wildland fire. Mitigation measures have been incorporated into the design of the project or have been placed as conditions of approval for the project such that all potentially significant impacts have been mitigated to below a level of significance. Consequently, a Notice of Intent to adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) was published in the newspaper and sent to the State Clearinghouse (SCH#2011081091) for public agency review. Two public comment letters were received during the 30-day public review period from August 25, 2011 to September 26, 2011, along with a request from the San Luis Rey Band of Mission Indians for 10 additional days to review and comment. The comment letter from the Native American Heritage Commission (NAHC) was received on September 22, 2011. No response to comments was necessary, as compliance with all points of the NAHC comment letter had already been addressed through compliance with Senate Bill 18 procedures pertaining to Native American Consultation. The comment letter from GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 - RANCHO MILAGRO Febraary 15, 2012 PAGE 23 Preserve Calavera was received on September 26, 2011. Comments were raised relating to Biological Resources, Hydrology, and Traffic. Following closure of the 30-day public review period, a joint comment letter/HMP Consistency Determination from the United States Fish & Wildlife Service (USFWS) and the Califomia Department of Fish & Game (DFG), collectively referred to as the Wildlife Agencies, was received on September 27, 2011 acknowledging that the project was consistent with the City of Carlsbad's HMP. No response letter was necessary. Comments were later received by the San Luis Rey Band of Mission Indians on October 7, 2011 requesting minor changes to Cultural Resources Mitigation Measure No. 19 a-f as it pertains to Native American involvement. A response letter addressing the concems of the San Luis Rey Band of Mission Indians was sent on January 5, 2012, while a response letter to Preserve Calavera was sent on Febraary 1, 2012. Both letters are included as attachments to the back of the MND. An addendum has also been prepared in accordance with Section 15164 of CEQA to include a revision to Biological Resources Mitigation Measure No. 15 and Cultural Resources Mitigation Measure No. 19 a-f These revisions have no new significant environmental effects not analyzed in the previously circulated MND, and none of the circumstances requiring recirculation or a subsequent Mitigated Negative Declaration under CEQA Guidelines Section 15162 exist. ATTACHMENTS: 1. Planning Commission Resolution No. 6860 (MND) 2. Planning Commission Resolution No. 6861 (GPA) 3. Planning Commission Resolution No. 6862 (ZC) 4. Planning Commission Resolution No. 6863 (CT) 5. Planning Commission Resolution No. 6864 (SUP) 6. Planning Commission Resolution No. 6865 (HDP) 7. Planning Commission Resolution No. 6866 (HMP) 8. Location Map 9. Background Data Sheet 10. Local Facilities Impact Assessment Form 11. Disclosure Statement 12. Reduced Exhibits 13. Full Size Exhibits "A" - "Y" dated Febraary 15, 2012 SITE IVIAP NOT TO SCALE Rancho Milagro GPA 06-03 / ZC 06-02 / CT 06-04 SUP 06-05 / HDP 06-01 / HMP 09-01 BACKGROUND DATA SHEET CASE NO: GPA 06-03/ZC 06-02/CT 06-04/SUP 06-05/HDP 06-01/HMP 09-01 CASE NAME: RANCHO MILAGRO APPLICANT: Lyall Enterprises. Inc. REQUEST AND LOCATION: Request for a recommendation of adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Addendum: a recommendation of approval for a General Plan Amendment and Zone Change, and a request for approval of a Tentative Tract Map. Floodplain Special Use Permit. Hillside Development Permit, and Habitat Management Plan Permit for the subdivision and grading of a 43.58-acre site into 25 lots (19 single-family residential and 6 open space) on property generally located approximately one half-mile northeast of the intersection of College Boulevard and El Camino Real, in the Sunny Creek Specific Plan Area (SP 191) and Local Facilities Management Zone 15. LEGAL DESCRIPTION: Remainder Parcel "A" of Carlsbad Tract 96-02 according to map thereof no. 11242, filed in the Office of the County Recorder of San Diego County on October 27. 2000 all in the citv of Carlsbad, county of San Diego, state of Califomia. and "K" Street remainder parcels of Carlsbad Tract 00-18. APN: 209-060-61 and portion of APN 209-060-23 Acres: 43.58 Proposed No. of Lots/Units: 25 lots (19 single-family residential and 6 open space) GENERAL PLAN AND ZONING Existing Land Use Designation: RLM, OS, RH, C. and O Proposed Land Use Designation: RLM and OS Density Allowed: 0-4 du/ac. Density Proposed: 1.14 du/ac Existing Zone: R-1-20.000, OS. and L-C Proposed Zone: R-l-O.5-0 and OS Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site R-1-20,000/OS/L-C RLM/OS/RH/C/O Open space and agricultural land. North R-1-0.5-Q/OS RLM/OS Fallow agricultural land and open space. South RD-M/OS RM/OS Single-family homes, multi-family apartment complex, a residential care facility, and open space. East M-Q/R-A-10,000/L-C/ R-A-2.5/ R-E PI/OS/RLM/RL Single-family homes, agricultural land, and a landscape business. West L-C RLM/OS Single-family home, equestrian facilities, and open space. Revised 01/06 LOCAL COASTAL PROGRAM Coastal Zone: Q Yes ^ No Local Coastal Program Segment: N/A Within Appeal Jurisdiction: Q Yes ^ No Coastal Development Permit: [Ji Yes ^ No Local Coastal Program Amendment: []] Yes ^ No Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A Existing LCP Zone: N/A Proposed LCP Zone: N/A PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 19 EDU ENVIRONMENTAL IMPACT ASSESSMENT I I Categorical Exemption, 1X1 Mitigated Negative Declaration, issued August 25, 2011, and Addendum, dated Febraary 2, 2012. I I Certified Environmental Impact Report, dated • Other, Revised 01/06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Rancho Milagro - GPA 06-Q3/ZC 06-02/CT 06-04/SUP 06-05/HDP 06- 01/HMP 09-01 LOCAL FACILITY MANAGEMENT ZONE: 15 GENERAL PLAN: RLM, OS, RH, C, and O ZONING: R-l-20,000, OS, and L-C DEVELOPER'S NAME: Lyall Entemrises, Inc. ADDRESS: 15529 Highway 76, Pauma Valley. CA 92061 PHONE NO.: (760) 742-3256 ASSESSOR'S PARCEL NO.: 209-060-61, 209-060-23 (portion) QUANTITY OF LAND USE/DEVELOPMENT (AC, SQ. FT., DU): 43.58 AC ESTIMATED COMPLETION DATE: Unknown A. B. C D. E. F. G. H. I. K. L. City Administrative Facilities: Demand in Square Footage •• Library: Demand in Square Footage •• Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Drainage: Circulation: Fire: Open Space: Schools (Carlsbad): Sewer: Water: Demand in Acreage = Demand in CFS Identify Drainage Basin = Demand in ADT = Served by Fire Station No. Acreage Provided = Demands in EDU Identify Sub Basin Demand in GPD = 66.06 sq. ft. 35.23 sq. ft. 19 EDU 0.13 acres 35 CFS Basin "B' 228 ADT 3 and 5 30 acres Elementary = 6.46 Middle = 2.25 High = 1.96 19 EDU 15B 10,450 GPD The project is 34 units below the Growth Management Dwelling unit allowance. Citv of parisbad Planning Department DISCLOSURE STATEMENT Applicanfs statement or disclosure of certain ownership Interests on all applications which will require discretionary action on the part ofthe City Council or any appointed Board, Commission or Committee. The foilowing information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this Information is completed. Please print. liifiatemal oirgahliation;i 1. APPUCANT (Not the applicant's agent) S>f^^ ^TrtKC.^^e.t^ Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application, if the applicant Includes a corporation or oartnershio. include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPlllCABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person UJAI^A) C Ly^u^ Corp/Pert ^AAlC Bjurt-p^so-j, ItOC. Title \/ltL- f^<,iJ>^\T Title Address /S'T^'i jhoj Address AflMt^^ \/fMs>i, ^^zcCet 2. OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership= interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of ail individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES. PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Title Title Address Address 163S Faraday Avenue • Cartsbad, CA 92008-7314 • {760> 602-4600 • FAX <760) 602-8559 • wwvw.ci.carlsbadca.us ^ NON-PROFIT ORGANIZATION OR TRUST ATme^M^M-T If any person Identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or benefidary of the. Non Profit/Trust Non Profit/Trust Title Title Address Address Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? • res ffl No If yes, please indicate person(s): NOTE: Attach additional sheets if necessary. certify that ali the above infonnation is true and correct to the best of my knowledge. Signature of owner/date Signature of appiicant/date Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:A0MIN\COUNTER\DtSCLOSURE STATEMENT 12/06 Page 2 Of 2 RECEIVED \sn9^CT'CITY OF CARLSBAD Pauma Valley, CA 92061 PLANNING DEPT Attachment to: City of Carlsbad Disclosure Statement Persons holding more than ten percent ownership of Lyall Enterprises, Inc. Warren C. and Janice R. Lyall 15524 Hwy76 Pauma Valley, CA 92061 Charles A. and G. Kathleen Lyall Trustees of the Lyall Family Trust 15529 Hwy 75 Pauma Valley, CA 92061 William F. and Brenda K. Eisemann Co-trustees of the Eisemann Family Revocable Trust 41810 Calle Cerro Temecula, CA 92592 end RESOLUTIONS ADOPTED BY THE DIRECTORS OF LYALL ENTERPRISES, INC ATTHE DECEMBER 24, 2007 ANNUAL MEETING Resolved, to elect as Corporate Officers: Charles A. Lyall, President Warren C. Lyall, Vice President & General Manager G. Kathleen Lyall, Secretary Brenda K. Eisemann, Treasurer Oficer compensation will be unchanged from previous year. Resolved, all actions taken by the Officers of the Corporation since the December 28, 2006 meeting of the Directors are hereby approved and ratified in all respects. Dated: December 24, 2007 iy^L/LAis^ i':9.. jAjrilL- Charles A. Lyall, Direjftor President ill, Dffector Warren C. Lyall, Dfrector Vice President, General Manager G/Kathjien Lyall, Directo Secretary William F. Eisemaiin, Director .A Jl /aomi R. Lyall, Pirector Timothy P. Lyall, Director ''d!i!A L ly J. CodK, Director Brenda K. Eisemann, Director Treasurer ,^^anice R. L^all, Directo: Andrew W. LyaU, ©irecfor K^ie A. Eisemann, Director BEING " -iUBDMSiON Of REtWINOER PiiRCEL X OF CARLSB" I TfWCT 95-oa ACCORDING TO MAP THERE; ' NO. 1'2*:. U.£0 IN WE OFPCE OF THE COUNTY RECC*-NER OF SAN MECO COUKTV ON OCTOaER 27. 2000 ALL ' THE CITV OF i>RLSB*0. COUNTY Of SM DIEGO. STATE Cl CALirOPi.*. AMD K" STREET BEMWNDER PARCELS P "• CT-OO'B. LAND USE SUMMARY 19 - fi 1 SINGLE FAMILY LOTS 21.780 Sa Fl » - C CN SPACE / CONSEFWATION LOT 2 - IA*IMTAiNm LOTS ASSESSOR PARCEL NUMBERS APPL RANCHC- I.IILAGRD Li-ALL Et ERFBISES (NC I 55Z9 ^ 'jtfmAr 70 PAUMA i.£Y. CA 92C61 TEN TATIVE MAP - CARLSBAD TRACT 06-04 RANCHO MILAGRO CARLSBAD, CALIFORNIA OWNERS GRADI PER ACRE [ONSITE OM.V) SASEC- OUAM'I'li:S REFLECT Yds FIL - SUBSIDENCE (AORICULTURAL A THE ABOVE QIJAWTITIES TWE SIE BALAHtl' A.24 ACHES DF CRlDED *»Ei SHEri INDEX FITLE SHEET 4 hJOTES .or EXHIBIT jl DETAILS -ENTATIVt MAP GRAOiNC. LOTS ^7 - 22 EffTATIVt WAP GfiAOINC. LOTS 1 - 16 ,0T UNES 4 BUILDWC EETBACHS LCT 1 .OT UNES <lE SUILDINO SCrBACKS LDT 1 alOLOCICAL EKHIBIT INDEX aWLOOICAL EXHIBIT. LOTS 17-22 jWLOClCAL EXHIBIT. LOTS 1-16 CHOPOSEO SniEET CL PROFILES t^OPOSED CWDWC EXMIBTT , THE • ilWER MAIN IH "H" STREET IS LOCATED SUi;( CAN liE EiTENDED EASTEPL* iNTD THE MAHCiAO, I TO " 1|: NATTJRAL GRACE BREAf APPROi'l kt*TEL>" •••':> FEET EAST yF ThC PBOIECT'S EAST BC^-iWDAfCi-. 2 A n-iKlTV F(A)T (3D"; PUOLC UTiLiTi »^JC• t^ClV- EASeMENT ts PI- JPOSEC ALONG SUNNT CREE* fOAD TO f<'^»0 P\J^IK SER'H :ES. INCLUDING SEWER, T(j TKE SOUTHERL' ND OF THE MANt,;'J.M PROPERTV. THiS EASEMENT ANO R-tTUfl IMPROVEMENTE CAN l^tJVlDE SEWER FCfl ALL THE DEVELOP-AGU! '^OPERTv iWJm THE i. TV OF CfiPlS8*D) TO T"t EAST AND MCRU AST SEE -.pi^R 5TU0-1' PREPARED BY MANITOU EHdrj RING COMPANY AND ULED WITH THIS TEKTATWE MAP. VICINITY MAP 0 r 9\Unilpr oJ«c-t»3\Sai2-l&7*\dwg\v-T t20 (TVP.J Xll WviST. TRAIL PROFILE SCALE; i"-;Lr PREPARED FOR '.• «.L Lri-ERPHiSES. LLC PLANNING CONSULTANT JAC HLNTHOBM t AaSOCiSTE': GENERAL NOTES LAND USE NLIWHER OF LOTS (RESIDENTIAL) SEWER DISTRICT AVFBACF SEWER DEMAND (19 UWnS » 220 QPD/UNIT) **TER DISTRICT AVERAGE POTABLE WATER DEMAND PEAK POTABLE WATES DEMAND (nRE) < iRtfnc.cmFRATFi; VACANT BCULTURAL (19 UNITS < 12 ADT/UNIT) METAL BEAU GUARD RAIUNG PER 50RS0 >, SEE PEDESTRIAN FENCING NOTE ANO OETAI ON LANDSCAPE PLAN -38 OBAOEO SLOPES 5:1 MAXIMUM - CUT / FILL CONTOURS ICCETATTON UHE. LOT NUWSER PAD ELEVATION SEWER HAIN (8" PVC, SDR-JS-ONLESS SHOWN OTMERWBt LATERAL ACCESS HOLE 5" LOW PRESSURE WATER MAIN (376) LATERAL AIR VAC, BLO* OFF STRETT UGHT CASEMENTS 12't5' PPECA5T STORM DRAIN CaVERT IB" STORM DRAIN jt CLEAN OUT •I 6ASIN MOORED 0-.*5 NOfiTH AMERtCAH .OfiEEN SC-250 LINED OfTCH IN LIEU OF P.C.C. Dl BIP-RAP ENERGY DISSPATOR (D-*0) FiJEL HOpiRCATtON ZONE SEE SHEETS 3 & 4 E>:I5TNC '00-vp FUXIO PLAIN LIMITS GRASS LINED eO-SWALE PROPOSED TRAIL IMPROVEMENTS EXISTING LWITS OF RIPARIAN HABITAT HILLSIDE DEVELOPMENT REGUIjlTIONS (CHAFFER 21.95 OF CMC) k THE ULL' DEVELOPMENT Ac DESIGN CUiOELINES EXPOSED AGGREGATE CONCftETE SIDEWALK (FRONTING LOT l-S', CT 06-04 HDP 06-01 zc 06-02 GPA 06-03 SUP 06-05 HMP 09-01 PROPOSED DENSfTY (723,970±/ie,62± SF,'ACRES Of DCELOPABLE *Bi'-,i EXISTtJC 20NiNC PROPOSED ZONIMC EVISTtJC GENERAL PLAN 0E5ICNATCN PROPOSED GENERAL PLAN DCSCNATION SITE ACREAGE PROJECT PHASING AERIAL SUf^^Y SY LEGEND SUBDIVISION BOUNDARY LOT LINE WIGHT OF WAY CORNER SIGHT DiSTANCE UNE BUILDING SET SACK UNE RETAINING WALL (WALLS 6' IN HEIOHT ANO LOWER) PUWTAa£ AFTICUmTEO WALL (WALLS C^ff B' IN ME IGHT: PEDESTfflAN RAIL TOP OF WALLS ALONG ROW CURB, O-iTTER, S1D£"*ALK. DRIVEWAY A,180 C.P.D. RESIDENTIAL CAflLSSAD MUNICIPAL WATtR DISTRICT 9.200 G,P.O. 1.500 CP.H CARLSBAO UNIFED SCHOOL DISTRICT SAN DIEGO OAS ± ELECTRIC SBC TELEPHONE ADELPHIA CTt- OF CARLSBAO cnv OF CARLSBAD R-1-2O.0O0/O-S 1-1-O.S-O/O-S RLM/RH/C/0 /OS/BM RLM & OS A3.50 ACRES mSSICN AER,*L [ ; - Fce. I9B! PROPOSED EXISTING V V V TITLE SHEET SHEET 1 OF 11 SHEETS ENGINEER CF WOPk •DOLFC MCTA. I DESIGNED I DRAWN ff' PROJECT ,., _ DATE; 08-07-06 _ SCALE: AS SHOWM LOT EXHIBIT, AREA TABLE, SUMMARY k DETAILS RANCHO MILAGRO CARLSBAD, CALIFORNIA CT 06-04 HDP OB-01 ZC 06-02 GPA 06-03 SUP 06-05 HMP 09-01 LOT AREA TABLE LOT NUMBER GROSS AREA (AC) NET A'*EA fac) PAD AREA (SFl PANHANDLE (SFl 1 0 554± 14.S70± 2 0 551± 10.275± 3 0.560± 14.644± 0.735± 14,90a± 5 • 0 502± I4,a77± 6 -0.601* 7 ' 0.500± 12.*«5± 0 5001 14.274± 9 0 5001 19,09a± 10 • o.5*ai 1*.D70± 12,505i 12 ' 0.58i± 13,a36± 19.002* 0.539± 19,3B2± 0.&*1± 17,0e9i 16 1Z.?7H± 0.556* 13.119± IS 15.941 i 0.621± 12.660+ 16 AAO* 0,571± 23 " 2.042± 4 976± o.n5± 3 060± PUBLIC STREETS NpTE - LOTS MARKED - ARE SUBJECT TO HILLSIDE SLOPE SETet.r;KS. NflTF - LOTS MARKED " ARE OPEN SPACE CONSERVATION LOTS NOTF - LOTS MARKED """ ARE HOA MAINTAINED t s3^ EC 02 -1674\ d«g\ V - THE-S TU D" .d. W Buffol o\ihareMoniiBroJec-ts3\ Elite -1674\i*i'gSV-TH2-STUD'J,qJ«g 10/3- iftndproJectsS' iDf)^-]674\d•a^ V-TME-STUI1T7.^«9 CT 06-04 HDP 06-01 ZC 06-02 GP* 06-03 SJP 06-05 CRAPMC SCALE SHEET 6 REVISIONS ENGlhEEB OF WORK REVISION DESCRIPTION OTHER APPROVAL LOT UNES k BLDG SHBACKS - LOTS 17-22 SHEET 5 OF 11 SHEETS PREPARED FOR LYALL ENTEPPRISES. LLC PLANNING CONSULTANT JACl.^ HENTHOPN * ASSOCIATES »\BufF(,lo\Ehvir«\lorwttroJei:tt3>axB-lt74%d^\V-Tka-STUin'7_5-&_SCRCE«0*o 10/31/3010 HMO PDT ADOLFO MQTA. R.C E 70767 DATE: YtANITOU ENGINEERING COMPANY DESIGNED BY: FW.F. DWWN BY: CMcK. PROJECT MCR..Xai. _0*TE; 0E-C7-Q6 _SCAl£. AS SHOWI SH;ET 3 120 i«0 GRAPHIC SI..'.LE REVISIONS ENGINEER QF KfiX REVISION DESCRIprXJN crrv APPBCN'Al LOT UNES k BIDG SEIBACKS - LOTS 1-16 SHEET S OF 11 SHEETS PREPARED FOR LYAU. ENTERPRISES. LLC ENGINEER OF U MQTA. P 7Q7S7 DATE: fil MANITOU ENGINEERING COMPANV DESIGNED ai: f F. DRAWN 8Y: JEvX^L- PROJECT MGR.: j: .iJL- _D*rE: 06-07-06 -SCALEl AS SHOWM _ JOB NO: 1674 \\Buffolo\srt>re\loni»roJects3\t'.OC-1674\0»oSV-TfC.STUDY7_5-6.SCRE£H.(lf^ lO/Ol/eulO tilled PM PDT TENTATIVE MAP - CARLSBAD TRACT 06-04 RANCHO MILAGRO BIOLOGICAL EXHIBIT CT 06-04 HDP 06-01 ZC 06-02 GPA 06-OJ SUP 06-05 HMP 09-01 / « / / # / -- INDICATES CALIFORNIA DEPARTMENT OF FISH AND GAME USACE INDICATES UNITED STATES ARMY CORPS OF ENGINEERS STUDY AREA VEGETATION COMMUNITIES COASTAL LIVE OAK WOODLAND 100 200 SCO 400 GPAPWIC SCALE COASTAL SAGE SCRUB DISTURBED COASTAL SAGE SCRUB EUCALYPTUS WOODLAND FRESHWATER MARSH MULE FAT SCRUB SOUTHERN WILLOW SCRUB SYCAMORE/OAK WOODLAND AGRICULTURE NON-NATIVE GRASSLANDS DEVELOPED CT 06-04 HDP 06-01 ZC 06-02 GPA 06-03 SUP 06-05 HMP 09-01 BIOLOGICAL EXHIBIT - LOTS 17-22 SHEET 8 OF 11 SHEETS GRAPHIC SCALE REVISIONS DATE T INITIAL ENO-I.EER VVC-R RPJISIDN DESCRIPTION paTE I INITIAL OTHER .APPRWAL •ATE I INITIAL C-IT-^ AFPBCTAL PREPARED FQR LYALL ENTE=PF':":c'-. ^Lc PLANNING CONSULTANT |-L.^.T•o^•. i AS^CCWTES ADOLFO UOTA. R.C.E. 70'S7 OAJE: I MANITOU E:NGINEE:RIMG DESIGNED 9Y: F.W.F DRAWN BV: C.McK. _ DATE; Oe-07-06 _ SCALE: as 5HQ^N _ JOB NO; 1ft74 SHEET 6 CT 06-04 HDP 06-01 ZC 06-02 GPA 06-03 SUP 06-05 HMP 09-01 PRI\/ATr POAn FACCK/irMT BIOLOGICAL EXHIBIT - LOTS 1-16 SHEET 9 OF 11 SHEETS GRAPHIC SCALE REVISIONS VISION DESCPPTiOfj DA7t I INITIAL ;:i'--F ciTiAi. PREPARED FOR PLANNING CONSULTANT J.ACK NENTHc-.RN s III MANITOU ENGINEERING COMPANY DESIGNEO av: F.'-Y,f DATE: DRAWN BY: G.McK, SCALE: PROJECT MC^R-: F.W.F JOB NO: 10 WICH PIOPIE 8 7ja * OFF-SITE CT 00-18 "K" STREET STA 7+38.70 - 10+00.00 ON-SITE "X" STREET STA 10+00.00 - 20+00.00 CT 06-04 HDP 06-01 ZC 06-02 GPA 06-03 SUP 06-05 HMP 09-01 SIS 1 sf SE S3 z ss II 1 II i i Si POSSIBLE q GRADE lc EXISTING E:3 = Si _2 aL_ ,e „ -3 . er? ..^ .8 ~H -a „s ,s 85 Ss Ss ii ON-SITE "X" STREET STA 20+00.00 - 30+10.28 OFF-SITE FUTURE CONNECTION STA 30+10.28 - 33+00.00 "Y" STREET : STA 10+00 - 11+84 HORIZ. SCALE: 1 = 50 VERT. SCALE: 1" = 50' REVISIONS OATE REVISION DESCRPTION DATE DATE ENGINEER OF WORK REVISION DESCRPTION OTHER A PPROVAL CfTY APPROVAL PREPARED FOR LYALL ENTERPRISES, LLC PLANNING CONSULTANT JACK HENTHORN Sc ASSOCIATES PROPOSED STREET CL PROFILES SHEET 10 OF 11 SHEETS ENGINEER OF WORK: ADOLFO MOTA. R.C.E. 70787 DATE: DESIGNED BY: F.fff, DRAWN BY: G.McK. PROJECT MGR.:XMJ^ „DATE Oa-07-OS _ SCALE: AS SHOWN _JOB NO: 1fi7A HILLSIDE DEVELOPMENT PERMIT HDP 06-01 / CONSTRAINTS MAP RANCHO MILAGRO CITY OF CARLSBAD, CALIFORNIA VICINITY HAP SHEET INDEX SHEET CESCRIPTION Kfv Mi,p 5t ML^TES CROSS 3ECTIC.H5 CL." /• FILL i.lAP SLOPE AN,AL'-5l5 EASEMENTS ALJ EASEWEH LU IS. 19SI. ¥ m HI H m B Z\ 3 B EASEMENT FCR PMtn.f- IJTIUTES, PER MAP NUMBER 140ISO. II.' r?HiiAiN) i7. iO0i, AS I'm, i: iii'i'i-'AJEMT i: •ii::;ii^Mi/ENT • ltiLi..:HWDED "NOTE: THE E'lSTINC iL.-.f-E -!^E-^. WiTHiN ^-f-i'-. ^PACE LOT 20 ARE Fv;L,.i:-L: :0f OFN:,I'/ ::,iL:...:L^T.::yJ ..RP^-^ES. THFL ARE INCLUDED IN THE HILLSDE 0RD<NAfXE IMPACT CALL-ULiHOM. HILLSIDE ORDINANCE/ SUNNYCREEK SP 191 SLOPE ANALYSIS =*ijAD. -i-iC PJf^..:..- DENSITY CALCULATIONS"* CROSS ACBCS (LOT 201 PL. EJUT. eE>cnL^ WATER SOtJIES , .1 ; 2!-4s *«EA/3 UAILBCWD • -.•L..>V. EV. :-aiv&v on il) ACRES CL;;II,-.. LICr-ITN.''! IJNTS 1644 27,14 0,00 2.70 5,4S COD 1,15 1S.«S *9.0 D.U.i • NOTE : CVERLAPPiNi OIEOOPIES AfE »55CNED TC THE liOST RESflCTiVE CONFTFIWT. fl) DENSTTY CALCULATIONS DCLUOe LOT 20. (2)(3! SLOPE Oy.CUL»TONS EVCLLipE «CR£ACES •LREAD> COUNTED WIT«N GENERAL pLiN OS 6c CCnSER\.'AT10N EiSEftr-iT. •" anSEO ON THE ZONE '5 UANACEWENT PLjifJ. THE PLU DENS-Tv FDf PAPCO. nUJ-i 1 IS *5 2,80 D,U./*C. FQR HQN-CtffJETPilNEO CROWTH CONTBOL POINT 2.aS D.U...'AC. . ie.fi2 AC. • 48.0 D.U.«. THE NUMBER OF UNITS PWJPOOTO - IS. LEGEND m m CONSTRAINTS NOTES MAJOR RiDCe LINES DISTATfT WE*S INTERNAL VIEAS RIPARIW-1 OR WOODLANDS INTEUMHTENT DRAINAGE COURSE 25% - AOS SLOPES iSEE LESEUDi 5L0PE5 OPEATEfi TmN ISEE LEOENOl K,*JOft fK-Cf. OLTTCflOPPHC EASCKEt-F^ FLOODPLJUHS ARCMEOLOWCAL SITES SPECIAL H-tUmo tREf BIOLOGICAL H.ABITATS RERIMW-JENT BODIES OF WATER WE:TLANDS MAJOR POi-'EB TRflNSMISSlCiN £ASEt,<£rJTS RAILRO:^ T!tA-.K BEOS OIRCULATIOH ELEMENT RftaDWAvS GRADING NOTES TOP NOTES A'-JC CUT/FILL AREAS SEE SH£ET 3 OF * CT 06-04. HDP 06-01 ZC 05-02 GPA 06-03 SUP 06-05 iwTERI-JAL VIEV;S CU' AREAS {SHEET 3) FILL AREAS (SHEET 3) SLQRES LESS THAN 15K (SHEET 4) SLOPES ^SK - 25'! (SHEET A-, SLOPES 2S« - 40^ [SHEET 41 SICPES OREATER TH4N ADS ;SHEET HILLSCE DCVUOPWENT PERMIT 5LC'PE PROFILE LOCATlOh NOME AS SHOWN AS SHOWN II AS SHOWN 4«-3H0#N Ais-5H0#N hiJUE *S-iHOWN A^-SHOifN nm AS SHOWN l| Nt>N£ NONE AS SHOWN NONE BlDLOGV REPORT REVISIONS ENGINEER OF ^OPK: I MANITOU E:NGIMEERING DESIGNED BT; F.'^'.F. DPAWN BY; .GJJ£!l. PROJECT MCR. FW'.F. _ SCALE: AS SHrj.VN -•JOB NO: 1E74 HILLSIDE DEVELOPMENT PERMIT CONSTRAINTS MAP - STUDY 7 RANCHO MILAGRO CITY OF CARLSBAD, CALIFORNIA SHEET 1 OF 4 SECTION A-A CT OS-01 HDP 06-01 ZC 06-02 GPA 06-03 SUP 06-05 • V. P4C EL.-1» DKltH 5LWACE ^ [•'SUMO eiWUHO-—^* S i! 8 5 * i S! S A t, ? 1 1 ! i iiiii fl S fi ^ * ; a s s ^ ^ 1 5 s i 3 £ 8 —r-—5——— t i i i i = S £ 1 t 5 s 1 s s 1 S SECTION B-B SECTION C-C HORIZ. SCALE : VERT. SCALE = 1" = 50' 1" = 50' REVISIONS DATI IMTIAL ENGINEER OF ti'-J*>i.: ADOLFO MOTA CROSS SECTIONS REVISION OESCRIPTlor-J QTV^ER APPPOVAL WTE IHTW. •wlANaOU ENGINEERING COMPAN'r OESICNED BY: F.'A.!'. OATE: 3,6-0,7-0,;, , DRAWN BY: G.M;K.; SCALE AS SHOiVN PROJECT MCP,'Xi!LL.,~ JDS NO' '67' HILLSIDE DEVELOPMENT PERMIT CONSTRAINTS MAP - STUDY 7 RANCHO MILAGRO CITY OF CARLSBAD, CALIFORNIA SHEET 2 OF 4 CT 06-01 HDP OS-01 ZC 06-02 GPA OB-03 SUP 05-05 GRADING QUANTITIES 1 12,900 Cu Yds CUT SHRINKAGE S 12.5% = 14,100 Cu Yds 85,100 Cu Yds FILL 7,928 Cu Yaa PER ACRE (ONSITE ONLY) RFMFDIAl OLJAMTItlFS 8,400 Cu Yds CUT 10,100 CiJ YOB FILL 12,K» Cu Yds RLL - SUBSIDENCE (AGRCL'LUJKAL AREA) BOEED ON THE ABOVE OUANTFTIES THE SITE flAUtfcES QUANTITIES REFLECT >4.!4 ACRES OF GRADED ."Rt". TME CUBIC YARDS PER ACRE PER SEC, TVBS.'jW.lXJJ ARE 7.B;B C.Y./AC AND THE RELATIVE SENSITf.'ITY OF HILLSIDE CPADINO i5 'XXfPTABLE' (112.900 C,Y,/U.24 AC.) THE LARGEST ONSITE CLfT SLOPE HEIGHT IS 30" THE LARGEST ONSITE FILL SLOPE HEIGHT IS i^D' [-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:] CL.I AREAS CS.:':. «'.r. CUT / FILL MAP :NGiNEER OF WORH REVISIONS RrJiSION DESCRIPTION ENGINEER OF WORI^: QThFR .^PP^:-;/;.,. IMAN'tOU ENGINEERING COMPAN DESIOMED FT': DRAWN BT; jg^Mi^, PROJECT M:R.„F:,/fi_ _ SCALE: AS SMMN _JOB NO: 1674 HILLSIDE DEVELOPMENT PERMIT CONSTRAINTS MAP - STUDY 7 RANCHO MILAGRO CITY OF CARLSBAD, CALIFORNIA SHEET 3 OF 4 CT 06-041 HDP 06-01 ZC 06-02 GPA 06-03 SUP 06-05 HMP 09-0 TENTATIVE MAP - CARLSBAD TRACT 06-04 RANCHO MILAGRO PROPOSED GRADING EXHIBIT GRAPHIC SCALE LANDSCAPE Al TSCTL T PU CITY OF CARLSBAD, CA OP D.G. TRAIL HIGHWAY VICINITY MAP NTS SHEET INDEX SHEET DESCRIPTION SHEE- TITLE SHEET COMCErrUAL PLANTING, FENC.IN&. ANP FIRE PROTECTION ZONE PLAN PLANTING, FENOINS ANP FIRE PROTECTION LESEND> S NOTES CONCEPTUAL FENCING ANC ENTRY DETAILS CONCEPTUAL HATER CONSERVATION PLANS CONCEPTUAL RECLAIMED HATER PLANS CONCEPTUAL MAINTENANCE RESPONSIBILITY PLAN e>-T PLANS PREPARED FOR: LYALL ENTERPRISES, INC 15521 HIc&HHAr 16 PAUMA VALLEY, CA 12061 PLANS PREPARED BYi &ILLESPIE MOODY PATTERSON, INO. 4125 SORRENTO VALLEY BLVD., SUITE D SAN DIESO, OA 12121 T e56.55&.&m F &5&.556.1ISa IPREPARED BV: SjlteD San Dlego CalihurvB 9^12' TelS5e5S5K77 =a.SM 565 9188 RANCHO MILAGRO City of Carlsbad, California SHEET 1 OF 10 VP OVD' TIE FOLLtWINS RESTRICTION MUST BE INCiiAJED IN Tt£ PflO±C.TCCiK» >t€RE A FRE PRfTTKTiON ZONE INTRUDES JO WITHIN 10 FT 0* DWELOPE, Tt€ LOT SHALL HAVE VO EXTERIOR FLA^E PRCUCIN6 EtViMfy. OUTDOOR FIRE PLACEfSj, OITOOOR FtR PlTfS;. ANP OPBi FLAME TOROH^&I. PATIO COVER5 MILL DE COeJKlC-jn} OF lajlTlON RESISTANT MATERIAL, OF THE SAW RATINfe AS T^C STRUCTURE ^ALL IT 15 BEIHS ATTACttO TO, SEE SHEETS I SEE SHEET 2-3 SEE SHEET 4 SEE SHEET b ^E SHEETS 6-1 BEE SHEETS e-1 SEE SHEET \0 FOf? TITLE SHEET FOR PLANTING ANCJ FENC1N& CONCEPT PLAN FOR PLANT. FENCE C FIRE PROTECT, LE6ENDS 'FOR FENCIN& A^D CONSTRUCTION DETAILS FOR )\ATER CONSERVATION PLAN FOR RECLAIMED WATER PLAN FOR MAINTtNASCE RESPONSIBILITY EXHIBIT S HI&H Vim CO^JW CHAIN UW ADjfcBiT TO OPEN 5FAi££ rreT^ b HISH SPLIT FACE SLlXA FIRE FRDTKTION JWi flJETAIL i. 5HT5J RANCHO MILAGRO City of Carlsbad, California OF 10 I PLANTING LEfS^END RESIPENTIAL STREETS ANE7 PARKhAYS SIZE APPROX, 5PACII*& TREES CASSIA LEPTOPHYLLA CHITALPA TA5HKENTENSIS LAfeERSTROMIA INDICA PECOS' JACARANDA MIMOSIFOLIA UMBELLULARIA CALIFORNICA 4' BOX 4' SOX 4' BOX 4' BOX 4' BOX PAR<I^Y ZONE 3 SHRUBS BOU&AINVILLEA SF=^OIES CEANOTHUS SPECIES SALVIA &RE&II SALVIA LUECANTHA ALOE ARBORESCENS ROSA BANKSIAE 6ROUNPCOVERS ACACIA REDOLENS MYOPORUM PARViFOLIUM 'PROSTRATUM' ROS^MARINUS OFFICINALIS I SAL I <&AL I i5AL I &AL I SAL I (SAL I 6AL FLATS I i&AL AS SHO/SN AS SHOi^N AS SHOtAiN AS SHO^N AS SHOVNN 6' O.O. &' O.C- 3' O.C. £>' O.C. &' O.C. 6' O.C. & O.C. 12" O.C. 3' O.C. OF&i SPACE AND STREET RELATED SLOPES o HETEROMELES ARBUTIFOLIA aUERCUS Ai&RIFOLIA RHUS LANCEA TRISTANIA CONFERTA TURF fonlyj MARATHON 111 SHRUBS PITTOSPORUM TOBIRA "tNHEELERI" RAPHIOLEPIS INDIOA PHORMIUM TENAX SALVIA SREiSII SALVIA LLECANTHA ALOE ARBORESCENS 15 iSAL IS iSAL 15 &AL IS i5AL 5 iSAL 5 (SAL 5 SAL 5 6AL 5 iSAL 5 6AL SROUNDCOVER5 ZONE 3 (OCCURIN& OUTSIDE OF FIRE PROTECTION ZONES ONLY^ SHRUBS I SAL I &AL I <&AL CEANOTHUS SPECIES HETEROMELES ARBUTIFOLIA RHUS OVATA RHUS INTEiSRIFOLIA SIMMONDSIA CHINENSIS 6ROUNPCOVER5 BACCHARIS PILULARIS •MYOPORUM PARVIFOLIUM 'PROSTRATUM' VINES g CRIB )AiALL VITIS CALIFORNICA 'RO&ERS RED' •NOTE: WILL NOT BE USED IN TEMPORARILY IRRI&ATED AREAS UNDISTURBED NATIVE VE&ETATION 4' O.C. 4' O.C. 4' 0,C, 6' OC. fc' O.C. &• O-O »• O.O. &' O.C. &• O.C. £>• O.C. LANDSCAPE PERCENTASES FIRE PI^CTECTICN ZC>NE LE6^END AREA CALCULATED TOTAL PROPERTY SIZE - 43.3 AC A AREA USED FOR NEl^ DEVELOPMENT (INOLUDINiS PADS, ROADS, REPLANTED SLOPES AND REPLANTED BM ZONESJ - 15.45 AC RETAINED UNDISTURBED Cff'EN SPACE 27.1 AC PERCENTA&E 36* fe2* PERCENT OF TOTAL SITE USED FOR NE)N LANDSCAPIMtS - PERCENT OF LANDSCAPE AREA FtR ZONE: 1. PAR<|AiAY AREA 2. ZONE 2 3. ZONE 3 ZONE 4 - RETAINED OPEN SPACE (SEE ABOVE; NOTE: ALL PLANS SHALL COMPLY I^IITH THE LANDSCAPE MANUAL SLOPE REVE&ETATION/EROSION CONTROL REQUIREMENTS 50S6 27.1 ACRES OR 64* OF THE TOTAL SITE ACREA&E 'IRE PROTge.TION ZONE A-1 • IRRIifrATEP • FIRE iiJETATOANT PL*NTI><6 • NO TWES OR SHRUBS BAiSCHAiRIS PILULAJRIS -1 FARVIFDLIUM T'RlDSTRATVM' • IRRieATEp • FIRE RETARDANT PLANTIH1& NO TREES OR SHRUBf. REMOVAL HI&H F1;EL SPECIES I 6AL FLATS HYDROSEED S>f^CIFiCATIONS I, HYDROSEEDIN& MIXTURES AND RATES OF APPLICATION flN NON-iRRI&ATED LOCATIONS, THESE MIXES SHALL BE HYDROSEEDED ONLY DURIN& THE PERIOD OF OCT. I THWJ JAN. 1, OR ESTABLISHED THROU&H AN ALTERNATIVE APPROVED MEANS OF IRRI6ATIONJ MINIMUM % HYDROSEED MIX "A" POUNDS/ACRE ALYSSUM 'CARPET OF SNOkN' 3 iSAZANlA RliSENS 'FIESTA RED' ID ALYSSUM 'ROYAL CARPET' 3 'IRE PROTECTION ZONE A-2 * IRRI&ATED * LO*^ Fl^L FT.AWTIN6 * NATURALIZING aRODNPCl-OVERS, BACCHARIS PILULARIS KirCiPORLW PARVIFOLILJ^ • TEMPORARY IWSISATIOht • LOI-I FLeL SPECIES • fed* SELECTIVE PRUNINS • WEMtJVAJ. Of HI*H FUEL •PROSTRATUM' PURITY/&ERM, qe/ao =!0/60 qs/so C-EANOTHIJS SPECIES hETEROMELCS ARBin-IFOLIA RHUS (7/ATA SIMMOh^lA CHINENSIS HYDROSEEDINfS SUSPENSION OR SLURRY COMPOSITION iSREEN WOOD MULCH FERTILIZER fl6-l&-l6; AZ-TAC BINDER FERROUS SULFATE OR IRON CHELATE FIRE SUPPRESSION MAINTENANCE PRO&RAM 2,250 0 LB/AC. 400.0 LB./AC. ISO.O LB/AC. 2 6 6ALS./AC. FIRE PROTECTION ZONC A-3 • 1RRI6ATEP ' LOW FUEL PLANTIN& ' KO IRRI&ATION ' 4C1» SELECTIVE PRUNIN6 ' REMOVAL OF HI&H FUEL SPECIES THE FOLLOHINS MEASURES SHALu BE FOLLOWED IN MAINTAININiS FIRE PROTECTION LANDSCAPE ZONES: 2. REGULAR PRUNING SHALL K REOUIRED FOR TREES AND LARi&E SHRUBS IN ZONES TWO AND THREE TO PROVIDE CLEARANCE EOUAL TO THREE TIMES THE HEISHT OF THE SURROUNDINC UNDERSTORY PLANT MATERIAL OR 6', WICHEVER IS HI&HER. DEAD AND EXCESSIVELY TWI&iSY GROWTH SHALL ALSO BF REMOVED. 4. RE6ULAR REMOVAL OF LP TO fe05fe OF THE VOLUME OF THE 'MODERATE FUEL SPECIES' 15 REOUIRED IN ZONE TWO NATIVE SLOF^ AREAS- REGULAR REMOVAL OF UP TO 40* OF THE VOLUME OF THE 'MODERATE FUEL SPECIES' IS REOUIRED IN ZONE THFSEE OF NATIVE SLOPE AREAS 6. ALL BUILDINGS SHALL BE SPRINKLERED. BUILDINGS ON LOTS 1,2,3,4. lO, 20, 21 « 22 MUST COMPLY WITH THE SPECIAL BUILDING CONSTRUCTION REGULATIONS OF THE URBAN-WILPLAND INTERFACE CODE AND THE CA BUILDING CODE FOR ONE HOUR FIRE RESISTIVE CONSTRUCTION ON THOSE WALLS THAT FACE THE FPZ'S. i. ALL SLOPES AND FIRE ZONES ON HOME OWNER LOTS SHALL BE MAINTAINED BY THE HOME OWNER. • 'HIGH FUEL SPECIES' AND 'MODERATE FUEL SPECIES' AS LISTED IN THE CITY OF CARLSBAD LANDSCAPE MANUAL. &HOUNP0QVEW5 SIZE BACCHARIS PILULARIS I &AL MYOPORUM PARVIFOLIUM 'PROSTT?ATUM' FLATS t«TEROMELES AREUTFOLI* OI.ERCUS AARIFOLIA PLATAt*;S RACf MOSA NOTE: ON SLOPES. SHRUBS TO ^ UNDERPLANTED WITH MYOPORUM PARVIFOLIUM 'PROSTRATUM' FROM FLATS @ 12" OC ON ALL SLOPES 3H OR GREATER, REINFORCED STRAW MATS SHALL BE INSTALLED NOTE: APPROVAL OF THE MODIFIED DESI&N OF THE FIRE PROTECTION ZONES AND REDUCED rtlDTHS OF THE FIRE ZONES, AS SHOWN HEREON ARE PER THE DECEMBER 15, 200=1 MEETINS VNITH A FIRE DEPARTMENT REPRESENTATIVE THROUtSH THIS MEETING IT NAS A&REED THAT ALL SUILDIS&S HILL HAVE FIRE SPRINKLERS, AND THE SPECIAL CONSTRUCTION RE&ULATIONS OF THE URBAN-kNILDLAND INTERFACE FIRE CODE JMLL BE APPLIED TO ALL BUILDINSS —WHICH FACE NATIS/E OPEN SPACE SPECIAL MOTES TO THIS EFFECT ARE INCLUDED HEREON. SEE SHEETS I SEE SHEET 2-3 SEE SHEET 4 SEE SHEET i SEE SHEETS fo-T SEE SHEETS SEE SHEET (O FOR TITLE SHEET FOR PLANTING AND FENCING CONCEPT PLAN FOR PLANT, FENCE « FIRE PROTECT. LEGENDS FOR FENCING AND CONSTRUCTION DETAILS FOR )\ATER CONSERVATION PLAM FOR RECLAIMED WATER PLAN FDR MAINTENANCE RESPONSIBILITY EXHIBIT THE PLANTING CHARACTER AND OVERALL APPEARANCE OF THE LANDSCAPE IS TO BE RURAL IN NATURE THIS SITE IS DOMINATED BY NATIVE OPEN SPACE AND THE NEW LANDSCAPE PLANTING SHOULD FIT INTO THIS PALETTE. THE PROPOSED PLANTS ARE TO ^ DROUSHT TOLERANT ANP CREATE A RUSTIC AND RURAL APPEARANCE NATIVE PLANTS SHALL BE U^D TO THE GREATEST EXTENT FEASIBLE IN THE AREAS ADJACENT TO THE OPEN SPACE AREAS. NO INVASIVE EXOTIC PLANTS/SEEDS SHALL BE INTROPUCED TO THE LANDSCAPE AREAS ADJACENT TO AND/OR NEAR OPEN SPACE AREAS. EXOTIC PLANT SPECIES NOT TO BE USED INCLUDE THOSE SPECIES LISTED ON LIST A 1 B OF THE CALIFORNIA EXOTIC PEST COUNCIL'S LIST OF EXOTIC PLANTS OF GREATEST ECOLOGICAL CONCERN IN CALIFORNIA AS OF OCTOBER l'^1=1. f^R JO FIRE SECTIONS F.2- AND F.2-2 CITT OF 0ARLS6AD .ANP5CAPE KAWAL IPREPARED BY: CalltQiT^ 9212' Td SSS 665 8977 PUMMTING, FENCING AND FIRE PROTECTION LEGENDS RANCHO MILAGRO City of Carlsbad, California SHEET 4 OF 10 AjCHAIN LIN< FENCE Ol ©s NOTES, Z INSTAUATION SU 3 B'-O- (3.44 Ml SetTIONS TC SJ 13-1305 - 4 It '-O'«86 M) S&T IHCUCf O- (305 W 5 *Lumi*M STAiis I:JK)B;S -CiUT BASE H»H& UP MALFnAT AW FOfW A COtTIWOJS COtiCS. h PWMALOC CLEA^tllt A5 MAWACTHfED BT F^RMALOC COBPORATKW. jp)ALUMINUM HFTAIl I PAfNP /?VDEtWW5£IJ 6RAMTE SEATP* /•Tw^'*" EoeiNS fseE PCTAIL D 'C/THIiSttET QTWP Ara* /V\BEN!>es • TO BE saeTEp er ©TIASH RECEPTACLE - TO BE 5ELECTB) BT D6VEL0PB* I^aJW 3 fVAJCTINS (SH SHT 3 POR ^TFffi LOCATIOW 0zo*e I FAieowT S*fT. 3J (£)SEATIN1& AREA ENLARSEMENT ,pwfiaJ:ii'B/»B •• 'ins 7^ rON LDCATtW nllHIU OPEN SPACE OS LANOSCAPED AFtEAS. B tOmSACTOR SHALL PRWtDE F'05nt\^ PRAiNASE roK T>e TISAIL , MIN, a CROSS SLOPE IN DIRECTION OF rlATa; SNEP OR WOWED FHOM CENTEHLB€ THAL C. SPLICES TO EE [X4 RECWCO. f Ot. 0. NAILS TO EC SALV dJ^WON HML5-MAIL AS BSSUIREO FOR SOLID IfeTAU-ATICN E ON T1W6 Affil CURVES, rax BENDER BOARDS* 4' MFTH) IN PLACE CP 3 X 4 StWJ.SEl&B? F INSTALL 2 liOE »«XH WINTtNAfCE AREA ON BOtH SIDES OF niA.IL. ( OMIT IN NATI^ OPEN SPACE AREAS), SK hJOTE 3 AT RI6HT 6. MATERIALS AND HE1M0DS FOR TRAIL CCNS1WCT1CT' SHALL EE IN ACCOKDAXSE rtllM OF CARLSBAD SPECIFICATiae H. ON SCAPES SREATER THAN 8*, TRAIL MATEHLALS SHALL HECIM A TCriCAL APPLICATION ce POLY PAVE TO SATMJATE/"" CePTH OF D£. AFTER TT*AL EASEMW AS SrtOf* DN DEVEL£**1EW IMPROVEftVT Al &RA^IN6 PLf^ie. |3TAB^L1ZEP 06 TRAIL SEE PLA16 FOR HIDTH zoNEitxcm IN WTIVE OPEN SPACE). DM.T IN UWSCAPED AREAS . to IRRISATION ItACS WAU- EE PLAtEP IN THIS ZONE. LOH 6RCWC1C0VSJS f • MAY ffi ALLO^CD STABILIZER SOLLTTIO^ STABILIiER COLOR SHALL BE F OR TAN SUBMIT SAm.E TO CHW CLASS 3 BAK nJH 3" STABI P6 COMPACT TC*" COURSE IN ACCORDANCE niTn SFtCinCATlONS {e^FmiStED SRADE (•^ «C* CCWACTED NATIVE St {iS^SALVINIZED NAILS « AREA OH OPEN niTH ICADER BOARD DM.Y IN AREAS NOT ADJACOfl- TO NATIVE KAEITAT AREAS B) STABILIZED DECOMPOSED SRANITE TRAIL mKrD.bD/lOIX S*»ECIPlCATk»fi I INSTALLATION "E)ARTICULArED RETAINING WALL O; PETAIL LE&ESJP AGROSns PAiLLENS • SAH DIECO BANK SRASSTKroRDSEEDf I COMPACTED SLe6RA£E WJTE M5N-IRRI6ATID 6RAi55 SHAU EE HA4.Y E Tte PftSJECT AND TEMWRARY IRRI&ATION SHALL EE PROVIDED AS APPROPRIATE TO FROTIDE H) BIO-SWALE SECTION BEVfeED \2/^30IO PETAIL LEfiENP 06"X6' 5MJ.ATED n50D MATERIAL POST ©3\b' SIHLLATaS rCOD MATERIAL POST RAILS ©FINISH 6RADESIFFACE OF D 6. COkfACTEOt-K* ©BUTT JOINTS SEOUtt RAIL WIH 6ALVANIZE0 NAILS (TJCC^^TH? SUBSRADE PER SOILS fi\5IABLIZED OS TRAIL f^lCCWRETE FCOT1N6, 5u:ire TOP ^MIN 7* ArtAY FROtJ POST (t^b" LATH? OF y," CRl&«D KOCJC QVIVn. COATED FEICIMS RAIL COMPOSITE RANCH FENCE WITH CHAIN LINK QSPLIT FACE BLOCK WAL"L T^TTSHJ-lin'KIO REFER 10 FIRE ^TI0t6 F.3-1 AND F.2-3 CITY OF tARL£BAri LAWPSCAPE MANUAL SEE SHEETS I SEE SHEET 2-3 SEE SHEET 4 SEE SHEET 5 SEE SHEETS 6-1 SEE SHEETS 6-q SEE SHEET IO FOR TITLE SHEET FOS PLA.NTIIM& AND FENCIN& CONCEFT PL. FOR PLANT. FENCE t F=iRE PROTECT. LE&ENDS| FOR FENCINS AND CONSTRL^TION PETAIL5 FDR JAIATER CONSERVATION PLAM FOR RECLAIMED VNATER PLAN FOR MAINTENANCE RESPONSIBILITY EXHIBIT IPREPARED BY: I wiNw.gmpUndarch.cD CONCEPTUAL FENCE DETAILS RANCHO MILAGRO City of Carlsbad, California SHEET 5 OF 10 I City of Carlsbad, California KOTE. RECYCLED INATCR SHALL BE ALLOI-OJ IN PAIRKnArS ONLY IF I30MESTIC 1-IATER METERS BE INSTALLED BEHIND SICEnALC. t.HD OLJT Of THE PARKkSAY RECYCLED (SATER AREAS. WTS P. s. SEE SHEETS I SEE SHEET 2-3 SEE SHEET 4 SEE SHEET S 5EE SHEETS 6-1 SEE SHEETS S-q SEE SHEET IO FOR TITLE SHEET FOR PLANTING ANP FENOIN& CONCEPT PLAN FOR PLANT. FENCE t FIRE PROTECT. LE&ENDS| FDR FENCIN6 AND CONSTRUCTION DETAILS FOR >\ATER CONSERVATION PLAN FDR RECLAIMED 1^ATER PLAN FDR MAINTENANCE RESPONSIBILITY EXHIBIT IPREPARED BY: www, gmpUndarch.to 412S So'^riinValey BM. Califcmta 3212: Trf866 65 3 8577 CONCEPTUAL WATER CONSERVATION PLANS RANCHO MILAGRO City of Carlsbad, California SHEET 7 OF 10 LANPSg-APE IRRIiSATIgNJ LEGEND RECLAIMED ^^ATER SEE SHEETS I FDR TITLE SHEET SEE SHEET 2-3 FOR PLANTING AND FENCIN& CONCEPT PLAN FOR PLANT, FENCE I FIRE PROTECT, LE6ENDS FOR FENCINS AND CONSTRUCTION DETAILS FDR mTER CONSERVATIDN PLAN SEE SHEETS 6-'f FOR RECLAIMED WATER PLAN SEE SHEET IO FOR MAI^^rENANOE RESPONSIBILITY EXHIBIT SEE SHEET SEE SHEET 5 SEE SHEETS City of Carlsbad, California PROPOSED BRIDGE SEE SHEETS I SEE SHEET 2-3 SEE SHEET 4 SEE SHEET 5 SEE SHEETS FOR TITLE SHEET FOR PLANTING AND FENCING CONCEPT PLAN FOR PLANT, FENCE t FIRE PROTECT. LEGENDS FOR FENCING AND CONSTRUCTION DETAILS FDR mTER CONSERVATION PLAN SEE SHEETS &-q FOR RECLAIMED l«iATER PLAN SEE SHEET IO FOR MAINTENANCE RE5PONSIBILn~r EXHIBIT IPREPARED BY: mp MAINTENANCE RESPONSIBILITY LE6ENP aiVATE HOME OIAJNER MAINTENANCE THE TERRACES AT SUNNY CREEK HOME OINNERS ASSOCIATION/OF^N SPACE MANAiSER RANCHO MILACRO HOA NOTE ALL PUBLIC STREETS TO BE MAINTAINEO BY THE CITY OF CARLSBAD LMLESS OTHERl-ilSE NOT^D Sjlle :> San Dlego Calltomla 92IZ' MAINTENANCE RESPONSIBILITY EXHIBIT RANCHO MILAGRO City of Carlsbad, California SHEET 10 OF 10