HomeMy WebLinkAbout2005-06-15; Planning Commission; Resolution 59231
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
PLANNING COMMISSION RESOLUTION NO. 5923
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF AN AMENDMENT TO THE BRESSI RANCH
MASTER PLAN (178), TO REPLACE REFERENCES IN THE
TEXT AND TABLES TO THE UNDERLYING “C-2”
(GENERAL COMMERCIAL) ZONE WITH THE “C-L” (LOCAL
SHOPPING CENTER) ZONE AND AMEND RELATED TEXT
TO REFERENCE THE SITE DEVELOPMENT PLAN
APPROVAL PROCESS ASSOCIATED WITH THE “C-L”
ZONE AND CLARIFY HOW C-L DEVELOPMENT
STANDARDS WOULD APPLY IN PLANNDIG AREA 15.
CASENAME: LOCAL SHOPPING CENTER ZONE AND
CASE NO: MP 178(C)
WHEREAS, the Planning Director has filed a verified application with the City of
REZONINGS
Carlsbad regarding property described as
Planning Area 15 of the Bressi Ranch Master Plan
(“the Property”); and
WHEREAS, said verified application constitutes a request for a Master Plan
Amendment as shown on Exhbit “W” dated June 15, 2005, on file in the Carlsbad Planning
Department, LOCAL SHOPPING CENTER ZONE AND REZONINGS - MP 178(C), as
provided by MP 178 (Bressi Ranch Master Plan) and Chapter 21.38 of the Carlsbad Municipal
Code; and
WHEREAS, the Planning Commission did, on the 15th day of June 2005,
consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, if any, of all persons desiring to be heard, said Commission considered all factors
relating to the Master Plan Amendment.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission of the City of Carlsbad as follows:
A) That the foregoing recitations are true and correct.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
B) That based on the evidence presented at the public hearing, the Commission
RECOMMENDS APPROVAL of LOCAL SHOPPING CENTER ZONE
AND REZONINGS (MP 178(C)) based on the following findings and subject to
the following conditions:
Findings:
1.
2.
3.
4.
5.
The Planning Commission finds that the project, as conditioned herein, is in conformance
with the Elements of the City’s General Plan, based on the facts set forth in the staff
report dated June 15,2005, including, but not limited to the following: concurrent with
or in advance of this proposed master plan amendment, the City adopted the “C-L”
(Local Shopping Center Zone) for the express purpose of implementing the “L”
(Local Shopping Center) General Plan designation, as called for by commercial land
use policy C-15 of the Land Use Element of the General Plan, which land use
designation has been assigned to Planning Area 15, a mixed-use area of the Bressi
Ranch Master Plan.
That all necessary public facilities can be provided concurrent with need and adequate
provisions have been provided to implement those portions of the Capital Improvement
Program applicable to the subject property, in that the existing Bressi Ranch Master
Plan (MP 178) was developed and approved with an associated Local Facilities
Management Plan and both the Master Plan and the Local Facilities Management
Plan anticipated the site and type of local shopping center development that would
be allowed under the proposed C-L zoning.
That the Planning Area 15 mixed-use site will be appropriate in area, location, and
overall design to the purpose intended, that the design and development are such as to
create an environment of sustained desirability and stability, and that such development
will meet performance standards established by Title 21, in that a principal tenet of the
C-L zone is to require all new local shopping centers to be developed via a site
development plan approved by the City Council, pursuant to an expanded list of
topics to be addressed in the site development plan and according to standards
designed specifically to create successful, well-designed, desirable, and stable
shopping centers to meet the everyday shopping needs of local residents.
That the streets and thoroughfares proposed are suitable and adequate to carry the
anticipated traffic thereon, in that the existing Bressi Ranch Master Plan (MP 178) was
developed and approved with an associated Local Facilities Management Plan that
addressed streets and thoroughfares, and both the Master Plan and the Local
Facilities Management Plan anticipated the locations and types of local shopping
center development that would be allowed under the proposed C-L zoning.
That any proposed commercial development can be justified economically at the location
proposed and will provide adequate commercial facilities of the types needed at such
location proposed, in that as detailed in the staff report dated June 15,2005, the Local
Shopping Center (“L”) General Plan designation was assigned to Planning Area 15
within the Bressi Ranch Master Plan area only after conducting a multi-year study
of the local shopping center land use needs for the entire city, which study included:
surveys of resident shopping needs, three public workshops to develop a policy
PC RES0 NO. 5923 -2-
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
framework for the types of shopping centers the city desired, and the development
and application of trade area criteria to determine the optimum spatial distribution
of local shopping centers throughout the city, and the creation of an inventory of
desired sites, which inventory included Planning Area 15 of Bressi Ranch.
Conditions:
1. The adoption of this Master Plan amendment is subject to the prior or concurrent
adoption of ZCA 00-07 - LOCAL SHOPPING CENTER ZONE AND
REZONINGS, which adds Title 21.31 to the Municipal Code, creating the “C-L”
Local Shopping Center Zone.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning
Commission of the City of Carlsbad, California, held on the 15th day of June 2005, by the
following vote, to wit:
AYES: Chairperson Segall, Commissioners Baker, Cardosa, Dominguez,
Heineman, Montgomery, and Whitton
NOES:
ABSENT:
ABSTAIN: m JEFFRE N. SEGALL, Chairperson
CARLSBAD PLANNING COMMISSION
ATTEST: n
DON NEU
Assistant Planning Director
PC RES0 NO. 5923 -3-
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
Exhibit “W”
June 15,2005
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, AMENDING THE BRESSI RANCH MASTER PLAN, MP 178, TO REPLACE REFERENCES IN THE
TEXT AND TABLES TO THE UNDERLYING “C-2” (GENERAL
COMMERCIAL) ZONE WITH THE “C-L” (LOCAL SHOPPING CENTER) ZONE AND AMENDING RELATED TEXT TO
REFERENCE THE SITE DEVELOPMENT PLAN APPROVAL
DEVELOPMENT STANDARDS WOULD APPLY IN PLANNING
AREA 15.
CASENAME: LOCAL SHOPPING CENTER ZONE AND
CASE NO.: MP 178(C)
The City Council of the City of Carlsbad, California, does ordain as follows:
WHEREAS, the City Council of the City of Carlsbad, has reviewed and
considered a master plan amendment to the Bressi Ranch Master Plan (MP 178(C)) to change
text and charts by replacing the underlying “C-2” (General Commercial) zone with the new “C-L”
(Local Shopping Center) zone and amending related text to reference the site development plan
approval process associated with the “C-L” zone and clarify how the development standards of
the C-L zone would apply to Planning Area 15; and
PROCESS OF THE C-L ZONE AND CLARIFYING HOW C-L
REZONINGS
WHEREAS, the City Council did on the day of , 2005, hold a duly
noticed public hearing as prescribed by law to consider said request; and
WHEREAS, said application constitutes a request for a master plan amendment
consistent with Chapter 21.38 of the Carlsbad Municipal Code as shown on Exhibit “MP
178(C)”, incorporated by reference.
NOW, THERERFORE, the City Council of the City of Carlsbad, California, does
ordain, as follows:
SECTION 1: That Master Plan Amendment MP 178(C) changes text and charts
by replacing the underlying ”(2-2” (General Commercial”) zone with the new “C-L” (Local
Shopping Center) zone and amending related text to reference the site development plan
approval process associated with the “C-L” zone and clarify how the development standards of
the C-L zone would apply to Planning Area 15.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
SECTION 2: That the findings and conditions of the Planning Commission in
Planning Commission Resolution No. 5923 shall also constitute the findings and conditions of
the City Council.
EFFECTIVE DATE: This ordinance shall be effective thirty days after its
adoption, and the City Clerk shall certify to the adoption of this ordinance and cause it to be
published at least once in a publication of general circulation in the City of Carlsbad within
fifteen days after its adoption.
INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City
Council on the day of 2005, and thereafter.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of
Carlsbad on the day of 2005, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
APPROVED AS TO FORM AND LEGALITY
RONALD R. BALL, City Attorney
CLAUDE A. LEWIS, Mayor
ATTEST:
LORRAINE M. WOOD, City Clerk
(SEAL)
-2-
MP 178(C)
Bressi Ranch
Master Plan
Amendment
Text
Bressi Ranch Master Plan Amendment MP 148(C)
I. Introduction
Section F.l is amended to read as follows”
“F. Applications
1. Applications Processed with the Master Plan
The following applications were processed concurrently with this
master plan:
General Plan Amendment - The General Plan Amendment revised
land use designations within the Master Plan area. The existing
General Plan designations did not accurately reflect existing
topography or constraints based on up-to-date surveys and current
development standards. The proposed revision resulted in a variety of
residential and non-residential land uses including large natural open
space areas that more accurately reflect the natural constraints of the
Zone Change - The zone change brought existing zoning into
conformance with General Plan designations of the Master Plan (see
Exhibit 1-9 on page ). The Limited Control (L-C) zoning was
replaced with Planned Community (P-C) Zoning. Since the Planned
Community Zone does not have any development standards, such as
setbacks or building heights, an underlying zoning of RD-MI R-I, P-M,
0-SI C-2 and CF was provided to implement the proposed General
Plan designations. In 2005, with amendment MP 178(C), the C-2
zoning designation was replaced with the C-L Local Shopping Center
Zone, a new zone created and applied throughout the city to sites with
the L General Plan designation.
Certification of a Program Environmental Impact Report - The
Program Environmental Impact Report constituted all environmental
review required for approval of this Master Plan and all related
discretionary approvals.
Hillside Development Permit - A Hillside Development Permit was
required since the project has a slope gradient of 15% or greater and a
slope height of 15 feet or greater. The approval of a Hillside
Development Permit ensures that the proposed grading is in
conformance with the requirements of Carlsbad’s Hillside Development
0 rd i na nce.
Tentative Maps - A Master Tentative Map was processed concurrently
with the Master Plan. The lots created by this map correspond to the
site (see Exhibit 1-9 on page 1.
Page 1
boundaries of the Planning and Open Space Areas and establish the
alignments of the major roadways within the Master Plan.
Special Use Permits - A Special Use Permit was required for grading
and development of the portions of the Master Plan within the El
Ill. Land Use and Entitlement Provisions
Section C is amended to read as follows:
“C. Zoning
Concurrent with the approval of the Bressi Ranch
Camino Real Scenic Corridor and within the IOO-year floodplain.”
laster Plan, the zoning o
this site was changed from Limited Control (L-C) to Planned Community-(P-
C). Since the P-C Zone requires the designation of underlying zoning, each
of the planning areas and open space areas has been assigned an underlying
zoning designation. Pursuant to the powers of Chapter 21.38 of the Carlsbad
Municipal Code (Planned Community Zone), this Master Plan shall constitute
the zoning of all lands within the Master Plan. No person shall use or develop
contrary to the provisions of the Master Plan. All provisions of the Master
Plan are imposed as a condition of zoning. Approval of this document does
not excuse compliance with all other applicable City ordinances in effect at
the time building permits are issued. Unless modified by this Master Plan, or
approval of a Planned Development Permit or Non-Residential Planned
Development Permit, all development shall comply with the requirements of
the underlying zoning as shown by Exhibit 1-9 on page -. These underlying
zoning designations are provided below:
Planning Areas Zone
1, 2, 3,4, 5, 14 P-M (Planned Industrial)
6, 7, 8, 12
9, IO, 11 R-1 (One Family Residential)
13 CF (Community Facilities)
15 C-L/RD-MICF (Local Shopping CentedResidential
RD-M (Residential Density - Multiple)
Density-Multiple/ Community Facilities)”
VI. Development Review Process
Section E is amended to read as follows:
“E. Mixed Use and Community Facilities (PA 15)
Planned Development Permits
Subdivision of non-residential units for the purpose of separate ownership
shall be processed in accordance with Chapter 21.47 “Non-Residential
Planned Developments” of the Carlsbad Municipal Code and is subject to
Page 2
the Design Guidelines and Development Standards specified for Planning
Area 15.
Subdivision of residential units for the purpose of separate ownership shall
be processed in accordance with Chapter 21.45 “Planned Developments”
of the Carlsbad Municipal Code and are subject to the Design Guidelines
and Development Standards specified for Planning Area 15.
Conditional Use Permits
A Conditional Use Permit shall be required for churches, assisted care
facilities, service stations and community facilities as well as all other uses
designated as allowed by conditional use permit in Chapters 21.24 (RD-
M), 21.25 (C-F), 21.31 (C-L) and 21.42 (Conditional Uses). The
Conditional Use Permit shall also address building placement,
architecture, parking, and access. Conditional Use Permits for these uses
will supersede the need for a Site Development Plan, as set out in the
next section, except where such uses are conditionally allowed under the
C-L Zone.
Site Development Plan
Under Chapter 21.31 (C-L Zone) the table of allowed uses includes those
allowed under Chapter 21.25 (C-F Zone). Within PA-15 all uses that are
allowed in the C-L zone, but excepting those uses allowed within the C-F
zone, are allowed and shall be subject to the provisions of Chapter 21.31,
including the preparation and approval by the City Council of a Site
Development Plan for a local shopping center. Where the uses under the
C-L Zone are conditionally permitted, development shall also require the
processing and approval of a Conditional Use Permit.
Those uses that are not allowed by Chapter 21.31 (C-L Zone) but a) are
allowed by Chapters 21.24 (R-DM Zone) and 21.25 (C-F Zone) and b) do
not require a Conditional Use Permit, Planned Development Permit, or
Non-Residential Planned Development Permit shall be subject to the
preparation and approval by the Planning Commission of a Site
Development Plan, pursuant to Chapter 21.06 (Q Overlay Zone). These
uses include, but are not limited to, residential apartment development
and the Village Square.”
Section F shall be amended to read as follows:
“F. Amendments
Master Plan Amendments
Master Plan Amendments shall be processed pursuant to the
requirements of Chapter 21.38.120 (P-C Zone) of the Carlsbad Municipal
Code and all applicable City and Planning Department Policies. Minor
Page 3
Master Plan Amendments shall be reviewed and approved by the
Planning Commission. Major Master Plan Amendments shall be reviewed
and approved by the Planning Commission and City Council. A Minor
Master Plan Amendment shall not change the densities of a planning
area, the boundaries of the subject property, or involve an addition of a
new use or group of uses not shown in the original Master Plan or
rearrangement of uses within the Master Plan.
The Master Plan provides an estimate of the approximate number of units
that will be developed within each Planning Area. The exact number of
units that will be developed within each Planning Area will be determined
during the subsequent review of the tentative maps that divide each
Planning Area into individual residential lots. A Minor Master Plan
Amendment shall be processed concurrently with each tentative map
requesting 10% (or less) above or below the anticipated number of
dwelling units stated for the Planning Areas. This amendment will revise
Exhibit XIV-1 on page of the Master Plan to indicate exactly how
many units have been approved in each Planning Area and how many
remaining units exist in the Master Plan. If the number of units requested
in an individual Planning Area varies by more than IO%, a Major Master
Plan Amendment shall be processed concurrently with the proposed
Tentative Map. In no case shall the number of dwelling units approved in
an individual Planning Area exceed that allowed by its General Plan
designation (see Exhibit 111-1 on page ), nor shall the total number of
residential units in the Master Plan exceed 623.
Tentative Map/Planned Development Permit Amendments
Amendments to Tentative Maps and Planned Development Permits may
be permitted in accordance with the requirements of Chapter 20 and
Section 21.45.100 of the Carlsbad Municipal Code.
Site Development Plan Amendments
Amendments to Site Development Plans shall be processed in
accordance with the requirements of either Chapter 21.06 (Q Overlay
Zone) or Chapter 21.31 (C-L Zone), as appropriate, of the Carlsbad
Municipal Code.
Substantial Conformance
Minor revisions to Tentative Maps, Parcel Maps, Planned Development
Permits, Site Development Plans and Conditional Use Permits may be
administratively approved by the Planning Director subject to the
requirements of the Planning Department‘s Substantial Conformance
Policy in effect at the time of the proposed minor revision.’’
Page 4
Vlll Commercial/Community Facilities Development Standards and Design
Section A.2. shall be amended to read as follows:
Guidelines
“2. Planning Area 15
Description
Planning Area 15 is located in the northern portion of the Master Plan
area, south of Planning Area 4, east of Planning Area 6, and west of El
Fuerte Street. The southern edge of Planning Area 15 borders Planning
Area 7. Planning Area 15 has a gross area of 27.7 acres and a net
developable area of 26.7 acres (see Exhibit Vlll-2 on page -).
Implementation of Master Plan Vision and Goals
The purpose of this planning area is to allow for the creation of a unique
mixed-use neighborhood that will create a sense of place within the Bressi
Ranch Master Plan that is not dependent on the automobile. Planning
Area 15 will function like a small traditional village, which may include
residential and commercial uses surrounding a Village Square. Within this
planning area there will be a mixture of commercial/retail, office, housing,
and community facilities.
Many of the goals of the Bressi Ranch Master Plan will be incorporated
into the design of this planning area. Housing, jobs, daily needs and other
activities are all within easy walking (Goal 2). A variety of uses are also
within easy walking distance of transit stops on El Fuerte (Goal 3).
Planning Area I5 will contain housing that satisfies the City’s Affordable
Housing Criteria and possibly market rate units (Goal 4). There will be a
variety of job opportunities in Planning Area 15 (Goal 5). Planning Area
15 will serve as the central activity focus for the Bressi Ranch Master Plan
by combining residential, commercial, civic and recreational uses (Goal 7).
A Village Square may be centrally located in Planning Area 15 to
encourage frequent use by the public (Goals 8 and 9).
Exhibit Vlll-3 on page -. shows a possible scenario for the development
of Planning Area 15 and how the uses can tie into the adjacent residential
areas of the Master Plan. The exact location and details of the various
land uses will be determined as a part of the review of the Site
Development Plans and/or Conditional Use Permits for the various land
uses listed below.
General Plan & Zoninq
General Plan Land Use: RH/L/CF
Zoning : RD M/C-L/C-F
Page 5
Discretionaw Permits Required for Development
Prior to issuance of any grading or building permits for this planning area,
discretionary applications shall be processed in accordance with the
requirements of Chapter VI of this Master Plan.
Uses Allowed
All commercial uses shall be developed and conducted pursuant to the
provisions of Chapter 21.31 (C-L) of the Carlsbad Municipal Code.
The Master Plan anticipates the following uses will be developed in
Planning Area 15:
Up to 120 housing units, of which 100 units must be “affordable” per an
approved housing agreement with the City of Carlsbad.
Up to 200 assisted care living units
A Village Square that serves as the major public gathering area for the
Master Plan. The intention for the Village Square is to provide an area
where office workers, shoppers and the surrounding neighborhoods
can frequent this open space throughout the day and evening for
strolling, lunch and/or recreation and provide an area for small-scale
weekend events. A community facility may be included to serve as a
focal point and backdrop for the Village Square.
A temporary information center
Up to 130,000 square feet of commercial/office/community facilities
space
In addition, incidental outdoor dining is allowed, subject to the
development standards set forth in Section 21.26.01 3(c) of the
Carlsbad Municipal Code
In addition to the listed anticipated uses, those uses identified in Chapters
21.24 (RD-M), 21.25 (C-F), and 21.31 (C-L) of the Carlsbad Municipal
Code are permitted in Planning Area 15.
Uses and structures permitted subject to approval of a Conditional Use
Permit include all uses permitted by Conditional Use Permit in the C-L
zone with the exception of the uses established as prohibited by the next
section:
Prohibited Uses
The following uses, though allowed by right or by approval of a Conditional
Use Permit in the RD-M (Chapter 21.24), C-F (Chapter 21.25 or C-L
(Chapter 21.31) zones of the Carlsbad Municipal Code, do not support the
vision of a walkable, mixed-use Village Center and are therefore
prohibited in Planning Area 15:
Drive-through facilities
Hospital
Page 6
0 GasEervice Station
0 CarWash
0 Auto Repair
Upholstery Shop
0 Commercial Printing - Photo Engraving
Development Standards
Unless specified otherwise in this section, all development in Planning Area
15 will comply with the corresponding regulations and development standards
of Chapters 21.31 (C-L) and 21.44 (Parking) of the Carlsbad Municipal Code
as outlined below:
Height limitations for buildings shall be governed pursuant to Chapter
21.31 (C-L), Section 21.31.080.C and shall not exceed 35 feet or three
levels, except as approved via Site Development Plan approved by the
City Council, in which case additional height may be approved to 45 feet.
Architectural features such as flagpoles, steeples, or architectural towers
are allowed to a maximum of 55 feet when specified findings are made.
No setbacks are required except that residential buildings that are not an
integrated component of a mixed-use building or group of attached
buildings within the same block shall maintain setbacks consistent with
Chapter 21.24 (RD-M) of the Carlsbad Municipal Code.
Residential “Planned Developments” that are an integrated component of
a mixed-use building or group of attached buildings within the same block
shall include:
i. 200 square feet of centralized community recreational space per unit.
The required recreational space may be part of a larger community
facility.
ii. 480 cubic feet of enclosed storage area shall be provided for each unit.
iii. Either a 10’ x IO’ ground floor patio or 6’ x 10’ balcony.
iv. 20 square feet of recreational vehicle storage per unit for projects of 25
or more units. The storage area may be provided as part of a larger
community facility.
Residential “Planned Developments” that are not an integrated component
of a mixed-use building or group of attached buildings within the same
block shall comply with all of the applicable development standards of
Chapter 21.45 of the Carlsbad Municipal Code.”
Page 7
MP 178(C)
Bressi Ranch
Master Plan
Amendment
Tables and Charts
Planning General
27.7
16.9
4.0
PA 2 PI
PA 3 PI
0.4 0.1 1 .o 0.5 26.7
0.4 3.6 12.9
0.2 0.5 3.3
SUBTOTAL I
PA 14 PI
19 RH/UCF ll+-l--F 507
os2 os
Zoning
P-M
P-M
P-M
39.5 5.6
98.9 12.9
11.0 0.1
20.4 0.5
28.0 0.4
585.1
P-M
__
0.0 33.9
0.0 86.0
0.8 10.1
5.7 14.2
0.2 27.4
P-M
RD-M
RD-M
OS3
R- 1
R- 1
os
R- 1
RD-M
CF
OS5
P-M
RD-M/
C-UCF
os
os os os
OS6
~- os
os os os
Roads Road
PROPOSED LOCAL SHOPPING CENTER REZONING
BRESSI RANCH
GENERAL PLAN STASTICS BY PLANNING AREA*
Proposed General Plan
Net Partially
I ‘Onstrained Developable Constraints Gross
1.1 I 0.0 0.0 1.1
I I **
I I **
11.5 210
11.5 21 3
3.2 77 I
3.2 86
~~ 3.2 74
11.5 246
138,000
975
I I I I 1482 ****
** Acres are subject to engineering and boundary verification.
Total of 2,160,500 square feet, which equates to 15,000 ADT based on an assumption of 40% Light Industrial/40%Research and Development and 20%
office. This breakdown of uses was used for traffic modeling purposes. The percentage of the various uses may vary at the time of development, as long as the traffic generated by the uses in Planning Areas 1,2, 3,4 and 5 do not exceed 15,000 ADT.
Mixed use development - Max 130,000 s.f. of commercial, church, boys and girls club, day care, assisted living, and 100 units Max of
high density residential. Although the net acreages of the residential planning area would allow for the development of up to 1482 dwelling units, the master Plan will establish a maximum cap of 623 welling units.
Definitions: D=SloDes > 40%. E and F = Wetlands. lncludina Tamarisk Scrub. and J = Slot>es of 25% to 40%
***
****
PROPOSED LOCAL SHOPPING CENTER REZONING
I I Open Space: I I "' I I
** Total of 2,160,500 sq. fi. of non-residential space (PA 1-5, & 14)
Conoept Sketch urn illlLFLrat've ppses only)
V V 7 Fire Protection Zone
oooQ CityTrail
General Plan Land Use: -------I RHZL/CF
Zoning:
RD-M/C-L/CF
Product:
Affordable Housing Assisted Living,
Twn Green
Commercial Ofice, Community Facilitie
Setbacks(W1dth in Feet)
Bus Stop/ Bus Turnout Q
6 m m Runway Protection Zone
m = = m Airport Influence Area
~ Flight Activity Zone
Aptanned community in the City of Carisbad, California VI 11-6 m
3-2602 Bressi PA15.cdr