HomeMy WebLinkAbout1997-05-21; Planning Commission; Resolution 4096a ‘>e4
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PLANNING COMMISSION RESOLUTION NO. 4096
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF A MASTER PLAN AMENDMENT TO
ESTABLISH PERMITTED USES AND DEVELOPMENT
STANDARDS FOR A 1.2 ACRE LOT IN AVIARA PLANNING
AREA 13 (LOT 308) AND ANNEX AZURE COVE AS A NEW
AVIARA PLANNING AREA FOR PROPERTY GENERALLY
LOCATED SOUTH OF AVIARA PARKWAY BETWEEN
BATIQUITOS DRIVE AND AVIARA DRIVE IN LOCAL
FACILITIES MANAGEMENT ZONE 19.
CASENAME: AVIARA LOT 308/AZURE COVE
CASE NO: MP 177tS)
WHEREAS, Aviara Land Associates and Brookfield Carlsbad, ”Develc
has filed a verified application with the City of Carlsbad regarding property owned by A
Land Associates and Brookfield Carlsbad, “Owners”, described as
ANNEXATION
Lot 308 of Carlsbad Tract 85-35, Unit E, according to Map No.
12413, filed June 29, 1989 in the Office of the County
Recorder, County of San Diego and all of Carlsbad Tract No
89-19, according to Map No. 12902, filed December 11,1991 in
the Office of the County Recorder, County of San Diego, State
of California
(“the Property”); and
WHEREAS, said verified application constitutes a request for a Master
Amendment as shown on Exhibit “X‘ dated May 21, 1997, attached, Master Plan Amend
MP 177(S), as provided by MP 177 and its amendments and Chapter 21.38 of the Ca
Municipal Code; and
WHEREAS, the Planning Commission did, on the 21st day of May
consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testi
and arguments, if any, of all persons desiring to be heard, said Commission considered all f;
relating to the Master Plan Amendment.
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WHEREAS, on December 8, 1987, the City Council approved MP 1
described and conditioned in Planning Commission Resolution No. 2594.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the P1:
Commission of the City of Carlsbad as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Comm
RECOMMENDS APPROVAL of Master Plan Amendment MP 177(S),
on the following findings and subject to the following conditions:
Findings:
1. That the proposed development as described by Master Plan Amendment MP 17:
consistent with the provisions of the General Plan and applicable specific plans, i
the development standards and design criteria for the development on Lot 30
consistent with other development standards contained within Aviara Plal
Area 13, the redesignation of 14.4 acres of new open space is consistent wit
General Plan Open Space requirement of increased quality and quantity of
Space, and the open space preservation and development scheme of the Azure
development is consistent with preservation and development within the A
Master Plan.
2. That all necessary public facilities can be provided concurrent with need and ad(
provisions have been provided to implement those portions of the Capital Improv
Program applicable to the subject property, in that all public facilities have a11
been installed for the Azure Cove planning area and are conditioned to be in
prior to, or concurrent with, development of Lot 308.
3. That the residential and open space portions of the community will constitu
environment of sustained desirability and stability, and that it will be in harmony w
provide compatible variety to the character of the surrounding area, and that the
proposed for public facilities, such as schools, playgrounds and parks, are adequ'
serve the anticipated population and appear acceptable to the public authorities h
jurisdiction thereof, in that the geographic distribution of residential and open
portions of the master plan will continue to be compatible with adjacent use,
the goal of the master plan to find a balanced mix of uses and the Azure
development has a balance of residential and open space lands which is consi
with the objectives and standards of the Aviara Master Plan.
4. That the proposed commercial and industrial uses will be appropriate in area, loc
and overall design to the purpose intended, that the design and development are such
create an environment of sustained desirability and stability, and that such develol
1 PC RES0 NO. 4096 -2-
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will meet performance standards established by Title 21 , in that no commerc
industrial lands are proposed to be added or deleted with this Master
Amendment and approval of this Master Plan Amendment does not precluc
continuation or provision of the above referenced uses.
5. That in the case of institutional, recreational, and other similar nonresidential uses:
development will be proposed, and surrounding areas are protected from any ac
effects from such development, in that no adjustment to the distributic
institutional, recreational or other non-residential uses is proposed and appro’
this Master Plan Amendment does not preclude the continuation of ‘the :
referenced uses.
6. That the streets and thoroughfares proposed are suitable and adequate to can
anticipated traffic thereon, in that the existing local streets of Azure Cove, app:
through CT 89-19, remain adequate to accommodate the residential traffic an
single family Lot 308 is conditioned to demonstrate adequate access thr
Planning Area 15.
7. That any proposed commercial development can be justified economically at the lo(
proposed and will provide adequate commercial facilities of the types needed at
location proposed, in that no commercial development is proposed with this M
Plan Amendment and approval of this amendment does not preclude develop
of any commercially designated areas.
8. That the area surrounding the development is or can be planned and zone
coordination and substantial compatibility with the development, in that all oj
surrounding residential, recreational and open space areas adjacent to Azure
and Lot 308 are completely developed or, in the case of Planning Area 15, are I
developed in accordance with the Aviara Master Plan.
9. That appropriate measures are proposed to mitigate any adverse environmental imp;
noted in the adopted Environmental Impact Report for the project, in that the proj
within the scope of EIR 83-02(A), EIR 89-01 and MEIR 93-01 and no
environmental document nor Public Resources Code 21081 findings are requ
All feasible mitigation measures identified in the previous EIRs which
appropriate to this project have been incorporated into the project.
Conditions:
1. The Planning Commission does hereby RECOMMEND APPROVAL of the M
Plan Amendment for the project entitled Aviara Lot 308/Azure Cove Annexation ’
177(S) (Exhibit “X” dated May 21, 1997, attached and incorporated by this referc
subject to the conditions herein set forth.) Staff is authorized and directed to mak
require Developer(s) to make, all corrections and modifications to the Master
Amendment documents as necessary, to make them internally consistent an
conformity with final action on the project. Development shall occur substantial ~
PC RES0 NO. 4096 -3-
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shown in the approved Exhibits. Any proposed development substantially different
this approval, shall require an amendment to this approval.
2. The Developers shall comply with all applicable provisions of federal, state, and
ordinances in effect at the time of building permit issuance.
3. Approval of MP 177(S) is granted subject to the approval of GPA 96-06, LCPA '9
and ZC 97-03. MP 177(S) is subject to all conditions contained in Plan
Commission Resolutions No. 4097, 4098 and 4117 for GPA 96-06, LCPA 96-13
ZC 97-03, respectively.
4. Prior to issuance of any Planning Director approved Site Development Plan
development of Lot 308, the developer shall submit a preliminary landscape pk
the Planning Director for review and approval that indicates the location o
required fire suppression zones on Lot 308.
Engineering: -
5. Prior to issuance of a building permit for Lot 308, the developer shall demons.
and receive approval for the method and design of sewer, water, access and ul
service to this lot. The design and method of providing these utilities shal
subject to the approval of the City Engineer and Planning Director.
General:
6. If any of the foregoing conditions fail to occur; or if they are, by their terms, t'
implemented and maintained over time; if any of such conditions fail to bc
implemented and maintained according to their terms, the City shall have the rig1
revoke or modify all approvals herein granted; deny or further condition issuance o
hture building permits; deny, revoke or further condition all certificates of occup
issued under the authority of approvals herein granted;*institute and prosecute litigatic
compel their compliance with said conditions or seek damages for their violation.
vested rights are gained by Developer or a successor in interest by the City's approv;
this Master Plan Amendment.
Code Reminders:
7. Approval of this request shall not excuse compliance with all applicable sections of
Zoning Ordinance and all other applicable City ordinances in effect at time of builc
permit issuance, except as otherwise specifically provided herein.
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PC RES0 NO. 4096 -4-
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PASSED, APPROVED AND ADOPTED at a regular meeting of the Plar
Commission of the City of Carlsbad, California, held on the 21st day of May 1997, b
following vote, to wit:
AYES: Chairperson Nielsen, Commissioners Compas, Heine
Monroy, Noble, Savary and Welshons
NOES: None
ABSENT: None
ABSTAIN: None
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ROBERT NIELSEN, Chairperson
CARLSBAD PLANNING COMMISSION
ATTEST:
I\
Planning Director
PC RES0 NO. 4096 -5-
0 0 EXHIBIT “X MAY 21,199
1 I1 ORDINANCE NO.
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AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA ADOPTING THE AVIARA
MASTER PLAN AMENDMENT RELATIVE TO LOT 308 IN
PLANNING AREA 13 AND THE ANNEXATION OF AZURE
COVE ON PROPERTY GENERALLY LOCATED IN THE
SOUTHWEST QUADRANT OF THE CITY IN LOCAL
FACILITIES MANAGEMENT ZONE 19.
CASENAME: AVIARA LOT 308/AZURE COVE
CASE NO.: MP 1776)
The City Council of the City of Carlsbad, California, does ordain as follows:
WHEREAS, the City Council of the City of Carlsbad, California has revj
ANNEXATION
11 and considered a Master Plan Amendment for future development of the site; and
12 WHEREAS, the Aviara Master Plan was adopted by City Council Ordinanc
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9839 on December 22, 1987 and constitutes the zoning for the subject property; and
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18 WHEREAS, after procedures in accordance with requirements of law, the
19 Council has determined that the public interest indicates that said plan amendment be appro.
WHEREAS, the Aviara Master Plan has been amended a total of sixteen
since original adoption, most recently for MP 177(Q) through City Council Ordinance Nt
on July 16, 1996; and
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follows: 21
NOW, THEREFORE, the City Council of the City of Carlsbad does ord:
22 ll SECTION I: That the Aviara Master Plan MP 177 as amended to date is fi
23 /I amended by the Master Plan Amendment relative to Aviara Lot 308 in Planning Area 13 i~
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25 I/ annexation of the Azure Cove development, MP 177(S), dated May 21 , 1997, attached I
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27 the zoning for this property and all development of the property shall conform to the plan.
and incorporated by reference herein, is approved. The Master Plan Amendment shall con:
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SECTION 11: That the findings and conditions of the Planning Commiss
Planning Commission Resolution No. 4096 shall also constitute the findings and conditic
the City Council.
EFFECTIVE DATE: This ordinance shall be effective thirty days afi
adoption, and the City Clerk shall certify to the adoption of this ordinance and cause it
published at least once in a newspaper of general circulation in the City of Carlsbad \
fifteen days after adoption. Not withstanding the preceding, this ordinance shall not be effc
until approved by the California Coastal Commission.
INTRODUCED AND FIRST READ at a regular meeting of the Carlsbac
Council on the day of 1997, and thereafter.
PASSED AND ADOPTED at a regular meeting of the City Council of the C
Carlsbad on the day of 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CLAUDE A. LEWIS, Mayor
ATTEST:
ALETHA L. RAUTENKRANZ, City Clerk
(SEAL)
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PLANNING AREA 13: SINGLE FAMILY RESIDENTIAL
DESCRIPTION :
This 65.4 acre planning area consists of a private gated community of single family residential homes. The neighborhood in general is boounded by the golf
course to the east and west. Access is provided to both Alga Road and Pacific
Rim Drive. Home sites generally are located along the central ridge line. The
remainder of the site will be reserved as open space.
DEVELOPMENT STANDARDS: R-1-8
All development in Planning Area 13 shall conform to the standards of the R-1
one-family residential zone (Carlsbad Municipal Code, Chapter 21.10) unless
otherwise noted in this chapter.
USE ALLOCATION:
Maximum of 72 residential units. (1.1 DU/AC)
PERMITTED USES:
Single family detached residential units are allowed in this planning area.
SITE DEVELOPMENT STANDARDS:
Heiqht :
The maximum height allowed in this planning area is 30 feet to the peak of the
roof. All heights shall be determined per section 21.04.065 of the Carlsbad
Municipal Code.
Lot Size:
The minimum lot size for Planning Area 13 shall be 8,000 square feet. The
minimum lot width shall be 70 feet. At least 15% of the lot area shall be
reserved for open space. This open space shall be located in the rear yard and
shall not exceed a gradient of 5%.
Setbacks :
The minimum front yard setback for split-level lots shall be 20 feet. All other
setbacks shall maintain a minimum 25 foot front yard setback. For units that
include side loaded garages, a minimum 20 foot setback is allowed (for the
garage) as long as the section of the garage within the 25 foot setback is no
greater in width than 40% of the allowed building frontage (lot width minus side yard setbacks); and that the ground floor habitable portion of the building
maintain a setback a minimum of 40 feet. This reduced front yard setback is
allowable for side loaded garages only. No living area is allowed inside or above the structure within the reduced setback area. The minimum side yard setback shall be 10 feet. All other setbacks shall be per Chapter 21.10 of the
Carlsbad Municipal Code.
Parkinq :
Parking shall conform to the standards of Chapter 21.44 of the Carlsbad Municipal
Code.
SPECIAL DESIGN CRITERIA:
Des iqn :
All community-wide design standards described in Section A of Chapter IV shall be
embodied in the architecture of this planning area. The following specific
guidelines shall also be included for this planning area:
* Development shall only be allowed along the ridgetop of this planning area except for Lot 308.
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I. INTRODUCTION
Chapter I includes an explanation of the scope and legal basis for the Master Plan. A description of the project and statement of the major goals for the Pacific Rim Country Club and Resort are also provided.
A. PURPOSE
This Master Plan constitutes the zoning for the Pacific Rim Country Club and Resort consistent with the City of Carlsbad General Plan, the Planned Community (P-
C) Zone (Chapter 21.38) of the Carlsbad Municipal Code and the City of Carlsbad's Local Coastal Rogram. This Master Plan consists of a map and text.
The map designates specific planning areas within the project and the land uses established for each planning area. The text describes the allowable uses and densities of development in each planning area and provides detailed development standards, public facility requirements, phasing and timing of development of planning areas and the method by which the project will be implemented. Adoption of the Master Plan by the Carlsbad City Council, pursuant to Chapter 21.38 of the
Carlsbad Municipal Code, will establish the zoning and development standards applicable to the project as a whole as well as with respect to the permissible type
and density of development by planning area and by phases. Approval of this Master Plan, however, does not vest development rights for the project. Construction of a portion of the project pursuant to this Master Plan shall not vest any right to construct the balance of the plan.
Development within the Master Plan shall be subject to all present and future Growth Management plans, policies or ordinances adopted by the City council or by citizen vote including but not limited to Chapter 21.90 of the
Carlsbad Municipal Code and the City Council policy or General Plan amendment limiting the number of dwelling units to a "control point" within the density ranges.
The residential development potential for the Master Plan area has been established by applying the density ranges and the "control points" of the General Plan Land
Use designations which were applicable to the property prior to the adoption of the Master Plan. Concurrently with the approval of this Master Plan, a General Plan amendment has been processed establishing the maximum number of residential units and commercial acreages permitted within the Master Plan area. The number of dwelling units which may be approved shall not exceed the total of 2,861 except as may be permitted under the City's Growth Management Ordinance. If additional units are permitted they shall comply with the provisions of Section I1 D.l of the Master Plan.
The developer shall pay all fees and implement all improvements established by the Citywide Facilities and Improvements Plan and the Zone 19 Local Facilities Management Plan. The Zone 19 Local
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B. PROJECT DESCRIPTION
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The project area includes 1,443 acres and is comprised of
the portion of the upper Batiquitos Lagoon east of Interstate 5, surrounding wetlands and approximately 1,040 acres north of the lagoon. Exhibit 1-1 locates the project on a map of the region. The project area is situated in the southernmost portion of the City of Carlsbad generally north of La Costa Avenue, east of Interstate 5, west of El Camino Real and south of Palomar Airport Road. Exhibit 1-2 locates the project within the City of Carlsbad.
Specific land uses for the Pacific Rim country Club and Resort, are illustrated on Exhibit 11-3. It illustrates
the distribution of the various land uses and major components of the circulation system. The actual general plan designations for the Master Plan are shown on Exhibit
11-1. Underlying the plan are a number of fundamental concepts:
* The core Planning Areas 1,2 , 9,lO and 11 consist of the
golf course, hotel, condominiums, sports center and restaurants.
* Surrounding the core area is a low-medium density
community oriented to permanent residents of the Pacific Rim Country Club and Resort.
* Open Space, including the golf course, is the
predominant land use which serves as a recreational resource, as a buffer between land uses, as a means of providing visual relief, and ensures protection of the environment.
* Batiquitos Lagoon is the focal point of the open space
system. Stringent development standards will be applied for all planning areas in proximity to this sensitive and valuable ecological resource.
* Special attention has been given to the transition
between the planning areas on the periphery of the project and existing residential developments to ensure compatibility.
MASTER PLAN GOALS
The following goals have been established to guide the development of this Master Plan. All portions of the plan (specific development applications) will be related to compliance with these goals :
* The world class destination resort, which is the focal
point for the entire Master Plan Community, is oriented to and dependent upon a preserved and enhanced lagoon, providing a year round attractive water feature as a part of a comprehensive integrated open space program for the entire development.
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e) The Master Association shall control the operation and maintenance of the RV storage
areas, trail system, entry features, common slopes and other common features identified in the Master CC&R's.
16. Each Planning Area shall have its own separate homeowner's association. This association shall be an equal member of the Master Association and may be required to pay a reasonable amount of dues to the Master Association. The provisions of the Master CC&R's shall be binding to the provisions of the CC&R's for the individual planning areas and may not conflict. Slope and other planning areas shall be maintained by the Master Association if exposed to major streets. The developer shall submit a master maintenance plan showing all areas to be maintained by the Master Association to be approved by the Planning Director prior to any final map approval.
17. an extensive trail system shall be provided for the Master Plan area. The trail system shall be consistent with the Batiquitos Lagoon Enhancement Plan.
18. No grading or development (exclusive of a public access trail along the lagoon shoreline which
shall be consistent with the Lagoon Enhancement Plan, and drainage structures and facilities) shall be allowed within 100 feet of the wetland boundary.
19. To ensure that all development areas of the Master Plan shall be adequately served, the developers of the Master Plan or portions thereof shall be required to provide for the
construction of all necessary public facilities pursuant to the approved Zone 19 Local Facilities Management Plan.
20. The applicant shall comply with all provisions of the Carlsbad Municipal Code, Section 21.90 (Growth Management Program).
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F. Land Uses
The specific land uses included within this Master Plan are shown on Exhibit 11-3.
1. Residential
The Pacific Rim Country Club and Resort Master Plan provides for a maximum of 2,861 dwelling units. Both single and multi-family categories have been designated on the Master Land Use Plan to offer a variety of housing opportunities consistent with the City's General Plan, which requires a variety of housing types, as well as sensitivity to topography and environmental constraints, such as the lagoon and steep slopes.
SF Single Family - Planning Areas 3, 13, 21, 22, 25, 27,
28, 29, and 33 will accommodate a maximum of 463 standard single family residences (minimum R-1-7500) on the Master Land Use Plan. Planning Areas 4, 8, 14 and 24 will include a maximum of 423 small lot single family dwelling units. These areas consist of approximately 339 acres. The SF classification will accomodate detached product types including custom homes and traditional subdivisions. It is anticipated that minimum lot sizes for standard single family residences will range from 7,500 - 10,000 square feet. Small Lot single family planned development lots will range in size from 4,500 - 7,400 square feet. According to the provisions of this Master Plan, zero lot line products may also be developed with the approval of the Planning Commission.
MF Multi-Family - Planning Areas 5, 7, 9, 12, 15, 16, 17, 18, and 22 allow the development of 1,238 multi family dwellings. These areas account for a total of approximately
405 acres. The multifamily category encompasses a broad range of attached housing types: duplex and triplex units, townhomes and stacked flats. Clustered housing configurations will be utilized extensively for this residential category in order to retain natural slopes whenever possible and to maximize open space opportunities.
Planning Areas 17, 18, 19, 20, 21, 26 and 30 may be used for either single family or multi-family dwelling units. The number of dwelling units that may be constructed in these planning areas shall be determined as provided in Section IID. 1.
2. Commercial
A total of approximately 45 acres has been designated for commercial use. Two commercial classifications are included within the plan; neighborhood commercial, and recreational commercial.
N Neighborhood Commercial - An approximate 15 acre neighborhood commercial center site (Planning Area 23) has been designated at the intersection of Alga Road and "J" Street. The neighborhood
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STREET TREE EXHIBIT IV-14
PROJECT ENTRIES
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* NOTE: &WENT W THIS TRAiL HAS NOT BEEN FUJAUZED
BATlQUlTOS LAGOON (
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@ TRAUL SVSTEM EXHIBIT IV-23
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PLANNUNG AREAS EXHIBIT V-1
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PLANNING AREA 33: SINGLE FAMILY RESIDENTIAL
DESCRIPTION:
This 40.9 acre planning area is to be developed with sinqle family detached homes: The neighborhood is- located within a
north-south trending valley on the western edge of Aviara, immediately north of Batiquitos Lagoon, and west of Planning Areas 29 and 30. Batiquitos Drive bisects the northern portion of the Planning Area
DEVELOPMENT STANDARDS: R-1-7500-Q
All development within Planning Area 33 shall conform to the development standards of the R-1-7500 One-Family Residential Zone described in Chapter 21.10 of the Carlsbad Municipal Code, unless otherwise stated in this chapter.
USE ALLOCATION:
A maximum of 72 single-family residential units (3.1 DU/AC).
Also a public access pedestrian trail, trail parking spaces, and a permanent desiltation basin. Private recreation facilities are allowed but not required in conjunction with the residential units.
PERMITTED USES : Single family residential housinq. Pedestrian trails, trail parking lot,- and a permanent desiltation basin. Private recreation facilities may be included in this planning area.
SITE DEVELOPMENT STANDARDS:
Heiqht :
The maximum height of structures in this planninq area is 30 feet as measured to the peak of the highest roof: At least
20% of the structures in this Planning Area shall be no more than one story, and shall not exceed a height of 22.5 feet to
the roof peak.
Setbacks: The minimum setback from Gabbiano Lane shall be 20 feet for all structures. The minimum front yard setback for all units shall be 20 feet. All side yard setbacks shall be a minimum of 10% of the lot width, with street-side yards not less than 10 feet. Rear yards shall be a minimum of 20% of the lot width. All setbacks are as measured and in conformance with Section 21.10 of the Carlsbad Municipal Code.
PARKING : Parking shall conform to the standards of Chapter 21.44 of
the Carlsbad Municipal Code.
SPECIAL DESIGN CRITERIA:
Desiqn:
All community-wide design standards described in Chapter IV, Section A of this Master Plan shall be embodied in the
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Design Criteria - Planning Area 33 Exhibit V-31
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architecture of this planning area. The following specific guidelines shall also be included for this planning area, as approved in Carlsbad Tract CT 89-19:
* As shown on the Special Design Criteria exhibit for
this planning area, the identified natural slopes shall be preserved and maintained as open space.
* The existing eucalyptus grove in the southwesterly
* Strong architectural relief features shall be
portion of the planning area shall be preserved.
incorporated into all structures visible from Gabbiano Lane.
* Buildings in this neighborhood shall relate to the
sloping site, and shall avoid large, flat pad areas.
* Residential units shall be constructed with
earthtone colors, and detailed roof forms.
* Prior to the issuance of building permits,
structural elevations shall be submitted for review and approval by the Planning Director.
Entry Treatment:
A neiahborhood entrv with monument sian shall be located at the intersection ofA Gabbiano Lane wit6 Batiquitos Drive, and at the entrance to the northerly segment of the Planning Area
at Anatra Court and Batiquitos Drive. A primary community entry with signage shall be located at the westerly entry to
this Planning Area, along both sides of Batiquitos Drive.
Fencinq:
A noise wall shall be constructed along the southwestern edge of the development in locations as determined through a noise analysis, in order to mitigate noise impacts from 1-5.
Landscape:
All community-wide landscape standards described in Section
A, Community Design Elements of Chapter IV shall be incorporated into this Planning Area. In addition, the following specific landscape concepts shall be included in
the development of this Planning Area, as approved in
Carlsbad Tract CT 89-19:
* Landscaping shall be incorporated to screen the
structures from 1-5, La Costa Avenue and Batiquitos Drive, to the extent feasible.
* Streetscape areas shall conform to community
requirements. Street trees, landscape planting intensity zones, paving, entry monuments,
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irrigation systems, walls, fences, lighting, etc., have been pre-determined to provide consistency in design and quality.
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* A fire suppression zone, subject to the approval of
the Planning Director and Fire Marshal shall be established between native/naturalized areas, and structures. The fire suppression plan shall be consistent with the approved Aviara Fire Suppression Program.
Street Trees : The primary community entry on Batiquitos Drive shall utilize Bottle Tree (Brachychiton populneus) as a theme tree and Nichol' s Willow (Eucalyptus nicholii) as a support tree. Batiquitos Drive shall be planted with Torrey Pine (Pinus torreyana). Gabbiano Lane shall be planted with Jacaranda (Jacaranda mimosifolia).
Open Space :
The steep slopes on the western and eastern edges, and a portion of the north-central segment of the Planning Area
shall remain in native open space. These open space corridors shall be maintained by the Aviara community open space maintenance program. A minimum 100 foot setback from the lagoon wetlands shall be maintained for all structures.
A permanent desiltation basin and trail-related facilities may be allowed within this wetlands setback.
Trails :
A pedestrian nature trail shall be located along the north shore of Batiquitos Lagoon consistent with the Local Coastal Program.
Gradinq: Any development within this planning area shall comply with
the City's Hillside Developmnent regulations and the slope and resource preservation policies of the underlying local coastal program and subsequent coastal permit. Any application for development within this planning area shall require a slope analysis/biological resource map during site development plan review.
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