HomeMy WebLinkAbout2006-06-06; City Council; 18589; Villages of La Costa Ridge Neighborhood 2.5CITY OF CARLSBAD - AGENDA BILL
AB# 18,589
MTG. 6/6/06
DEPT. PLN
TITLE:
VILLAGES OF LA COSTA RIDGE NEIGHBORHOOD 2.5
PUD 04-03(A)
DEPT. HD. f
CITY ATTY J
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RECOMMENDED ACTION:
That the City Council ADOPT Resolution No.2006-144 _, APPROVING Major Planned
Development Permit Amendment PUD 04-03(A) for Villages of La Costa Ridge Neighborhood 2.5 as
recommended for adoption and approval by the Planning Commission.
ITEM EXPLANATION:
Project application(s)
PUD 04-03(A)
Administrative
Approvals
Reviewed by and
Final at Planning
Commission
To be Reviewed -
Final at Council
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On April 5, 2006, the Planning Commission conducted a public hearing for this residential project.
Since the Major Planned Development Permit Amendment is for more than 50 homes, the Planning
Commission has made a recommendation to the City Council for its action.
The project is located within the Villages of La Costa Ridge Neighborhood 2.5 and is for the approval
of architecture and plotting of 66 detached single-family dwelling units. Also included is a common
recreation area for the future neighborhood. The lots for this neighborhood were created through
Tentative Map CT 04-04 and Planned Development Permit PUD 04-03, both of which were approved
by the City Council on November 16, 2004. Lots in this neighborhood are a minimum of 6,000
square feet in size. A Planned Development Permit was required because the minimum lot sizes are
less than 7,500 square feet.
The Planning Commission discussed the merits of the application, and voted 7-0 to recommend
approval of the project to the City Council. There were no public requests to speak about the project
at the hearing.
A full disclosure of the Planning Commission's discussion is included in the attached minutes. A
complete description and staff analysis of the project is included in the attached report to the
Planning Commission.
ENVIRONMENTAL:
The proposed project has been reviewed pursuant to the California Environmental Quality Act
(CEQA). Staff has analyzed the project and has concluded that no potentially significant impacts
would result with the implementation of the project that were not previously examined and evaluated
in the certified Final Program Environmental Impact Report for the Villages of La Costa Master Plan
(2000) MP 98-01 (EIR 98-07). dated July 16, 2001, T & B Planning Consultants, Inc. EIR 98-07
evaluates the potential environmental effects of the development and operation of the "Villages of La
Costa Master Plan (2000)" and associated actions inclusive of the proposed neighborhood projects
reviewed here.
The City Council certified EIR 98-07 on October 23, 2001. At that time CEQA Findings of Fact, a
Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program were
approved. All mitigation measures contained in the adopted Mitigation Monitoring and Reporting
Program from EIR 98-07 applicable to the proposed Villages of La Costa Ridge Neighborhood 2.5
PAGE 2
project have been completed, incorporated into the project design or are required as conditions of
approval for the project. The EIR 98-07 "Findings of Fact and Statement of Overriding
Considerations" applies to all subsequent projects covered by the Villages of La Costa Final Program
EIR.
The proposed project would have no effects beyond those analyzed in the program EIR, as they are
a part of the program analyzed earlier. This project is within the scope of Final Program EIR 98-07
and no further CEQA compliance is required. EIR 98-07 is available for review at the Planning
Department.
FISCAL IMPACT:
No fiscal impacts have been identified.
EXHIBITS:
1. City Council Resolution No. 2006-144
2. Location Map
3. Planning Commission Resolution No. 6050
4. Planning Commission Staff Report, dated April 5, 2006
5. Draft Excerpts of Planning Commission Minutes, dated April 5, 2006.
DEPARTMENT CONTACT: Corey Funk, (760) 602-4645, cfunk@ci.carlsbad.ca.us
1 RESOLUTION NO. 2006-144
2 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING AN AMENDMENT TO
3 PLANNED DEVELOPMENT PERMIT PUD 04-03(A) TO
APPROVE BUILDING FLOOR PLANS, ELEVATIONS AND
4 PLOTTING OF 66 SINGLE-FAMILY DETACHED HOMES ON
PROPERTY GENERALLY LOCATED ALONG THE FUTURE
5 CORINTIA STREET, SOUTH OF ALGA ROAD, WEST OF
MELROSE DRIVE, NORTH OF THE HCP OPEN SPACE IN
6 NEIGHBORHOOD 2.A, AND WITHIN LOCAL FACILITIES
MANAGEMENT ZONE 11.
7 CASE NAME: VILLAGES OF LA COSTA RIDGE
NEIGHBORHOOD 2.5
8 CASE NO.: PUD 04-03(A)
9 The City Council of the City of Carlsbad, California, does hereby resolve as
follows:10
WHEREAS, pursuant to the provisions of the Municipal Code, the Planning
Commission did, on April 5, 2006, hold a duly noticed public hearing as prescribed by law to
consider a Major Planned Development Permit Amendment; and
WHEREAS, the City Council of the City of Carlsbad, on the 6th day of14
June , 2006, held a duly noticed public hearing to consider the Major Planned
Development Permit Amendment, and at the time received recommendations, objections,16
protests, comments of all persons interested in or opposed to PUD 04-03(A); and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Carlsbad, California, as follows:
19 1. That the above recitations are true and correct.
20
2. That the recommendation of the Planning Commission for the approval of
21 Major Planned Development Permit Amendment PUD 04-03(A) is approved by the City Council
and that the findings and conditions of the Planning Commission contained in Planning
22 Commission Resolution No. 6050, on file with the City Clerk and made a part hereof by
reference, are the findings and conditions of the City Council.
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3. This action is final the date this resolution is adopted by the City Council.
24 The Provisions of Chapter 1.16 of the Carlsbad Municipal Code, 'Time Limits for Judicial
Review" shall apply:
25
"NOTICE TO APPLICANT'
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The time within which judicial review of this decision must be
27 sought is governed by Code of Civil Procedure, Section 1094.6,
which has been made applicable in the City of Carlsbad by
28 Carlsbad Municipal Code Chapter 1.16. Any petition or other
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paper seeking review must be filed in the appropriate court not
later than the nineteenth day following the date on which this
decision becomes final; however, if within ten days after the
decision becomes final a request for the record of the deposit in
an amount sufficient to cover the estimated cost or preparation of
such record, the time within which such petition may be filed in
court is extended to not later than the thirtieth day following the
date on which the record is either personally delivered or mailed to
the party, or his attorney of record, if he has one. A written
request for the preparation of the record of the proceedings shall
be filed with the City Clerk, City of Carlsbad, 1200 Carlsbad
Village Drive, Carlsbad, CA. 92008."
PASSED AND ADOPTED at a regular meeting of the City Council of the City of
Carlsbad on the 6th day of June . 2006, by the following vote, to wit:
AYES: Council Members Lewis, Hall, Kulchin, Packard, Sigafoose
NOES: None
ABSENT: None
ATTEST:
. kn 'Tr
LORRAINE(M. WOOD, City Clerk
(SEAL)
-2-
EXHIBIT 2
SITEMAP
NOT TO SCALE
Villages of La Costa Ridge Neighborhood 2.5
PUD 04-03(A)
EXHIBIT 3
1 PLANNING COMMISSION RESOLUTION NO. 6050
2 A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
6 APPROVAL OF A MAJOR PLANNED DEVELOPMENT
4 PERMIT AMENDMENT PUD 04-03(A) TO APPROVE
BUILDING FLOOR PLANS, ELEVATIONS AND PLOTTING
5 OF 66 SINGLE-FAMILY DETACHED HOMES ON PROPERTY
GENERALLY LOCATED ALONG THE FUTURE CORINTIA
6 STREET, SOUTH OF ALGA ROAD, WEST OF MELROSE
DRIVE, NORTH OF THE HCP OPEN SPACE IN
7 NEIGHBORHOOD 2.A, AND WITHIN LOCAL FACILITIES
MANAGEMENT ZONE 11.
8 CASE NAME: VILLAGES OF LA COSTA RIDGE
9 NEIGHBORHOOD 2.5
CASE NO.: PUD 04-03(A)
10
WHEREAS, KB Home Coastal, Inc., "Developer," has filed a verified
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application with the City of Carlsbad regarding property owned by Real Estate Collateral
12
Management Company, "Owner," described as
14 La Costa Ridge.Neighborhood 2.5
15 Lots 1-66 of the City of Carlsbad Tract CT 04-04, Villages of
La Costa - La Costa Ridge - Neighborhood 2.5 in the City of
16 Carlsbad, County of San Diego, State of California, according
to map no. 15103 filed in the Office of the County Recorder of
17 San Diego County on September 16, 2005 as file no. 2005-
080253418
19 ("the Property"); and
20 WHEREAS, said verified application constitutes a request for a Major Planned
21 Unit Development Permit Amendment as shown on Exhibits "A" -'"HHH" dated April 5, 2006,
22 on file in the Planning Department, VILLAGES OF LA COSTA RIDGE NEIGHBORHOOD
23 2.5 - PUD 04-03(A) as provided by Chapter 21.45 of the Carlsbad Municipal Code; and
24 WHEREAS, the Planning Commission did, on the 5th day of April, 2006, hold a
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duly noticed public hearing as prescribed by law to consider said request; and
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WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, if any, of persons desiring to be heard, said Commission considered all factors
relating to the Major Planned Unit Development Permit Amendment.
4 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
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Commission of the City of Carlsbad as follows:
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A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission
RECOMMENDS APPROVAL of VILLAGES OF LA COSTA RIDGE
9 NEIGHBORHOOD 2.5, based on the following findings and subject to the
following conditions:
10
Findings:
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That the proposed project complies with all applicable development standards included
12 within Chapter 21.45 of the Carlsbad Municipal Code, and the Villages of La Costa
Master Plan, in that the project is for the approval of architecture and plotting for
66 single-family detached units located on approved lots with a minimum area of
1 , 6,000 square feet, including a common recreation area. The proposed project is
consistent with Chapter 21.45 of the Carlsbad Municipal Code and all proposed
homes and the common recreation area comply with the architecture and site
planning standards of the Villages of La Costa Master Plan.
16 2. That the proposed project's density, site design and architecture are compatible with
17 surrounding development, in that the existing surrounding residential neighborhoods
contain single-family detached homes and the future surrounding neighborhoods in
18 the Villages of La Costa Master Plan will be developed with single-family detached
homes.19
3. The Planning Director has determined that:
the project is a subsequent activity of the Villages of La Costa Master Plan, a
project for which a program EIR was prepared, and a notice for the activity has
22 been given, which includes statements thatithis activity is within the scope of the
program approved earlier, and that the program EIR adequately describes the
23 activity for the purposes of CEQA); [15168(c)(2) and (e)]; and/or
f
24 b. this project is consistent with the Master Plan cited above; and
c. the Villages of La Costa Master Plan EIR 98-07 was certified in connection
with the prior project or plan; and
27 d. the project has no new significant environmental effect not analyzed as significant
in the prior EIR; and
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1 e. none of the circumstances requiring a Subsequent EIR or a Supplemental EIR
under CEQA Guidelines Sections 15162 or 15163 exist; and
2
f. The Planning Commission finds that all feasible mitigation measures or project
alternatives identified in the Villages of La Costa Master Plan EIR 98-07,
4 which are appropriate to this Subsequent Project, have been completed,
incorporated into the project design or are required as conditions of approval for
5 this Subsequent Project.
6 4. The project is consistent with the City-Wide Facilities and Improvements Plan, the Local
Facilities Management Plan for Zone 11 and all City public facility policies and
' ordinances. The project includes elements or has been conditioned to construct or
provide funding to ensure that all facilities and improvements regarding: sewer
collection and treatment; water; drainage; circulation; fire; schools; parks and other
o recreational facilities; libraries; government administrative facilities; and open space,
related to the project will be installed to serve new development prior to or concurrent
10 with need.
11 5. That all necessary public facilities required by the Growth Management Ordinance will
be constructed or are guaranteed to be constructed concurrently with the need for them
12 created by this project and in compliance with adopted City standards, in that the project
is being proposed and will be implemented consistent with the requirements of the
Villages of La Costa Master Plan and Zone 11 Local Facilities Management Plan.
14 6. The project is consistent with the Comprehensive Land Use Plan (CLUP) for the
15 McClellan-Palomar Airport, dated April 1994, in that as conditioned the applicant shall
record a notice concerning aircraft noise. The project is compatible with the projected
16 noise levels of the CLUP; and, based on the noise/land use compatibility matrix of the
CLUP, the proposed land use is compatible with the airport, in that the project is not
17 within noise contours greater than 60 CNEL as created by airport operations.
18 7. That the project is consistent with the City's Landscape Manual (Carlsbad Municipal
I n Code Section 14.28.020 and Landscape Manual Section I B).
20 8. The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed
21 to mitigate impacts caused by or reasonabfy related to the project, and the extent and the
degree of the exaction is in rough proportionality to the impact caused by the project.
22 '
Conditions:23 /-, Note: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of
Building Permit.
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1. If any of the following conditions fail to occur; or if they are, by their terms, to be
26 implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to
27 revoke or modify all approvals herein granted; deny or further condition issuance of all
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future building permits; deny, revoke or further condition all certificates of occupancy
issued under the authority of approvals herein granted; record a notice of violation on the
property title; institute and prosecute litigation to compel their compliance with said
conditions or seek damages for their violation. No vested rights are gained by Developer
or a successor in interest by the City's approval of this Major Planned Development
4 Permit Amendment.
5 2. Staff is authorized and directed to make, or require the Developer to make, all corrections
and modifications to the Major Planned Development Permit Amendment documents,
6 as necessary to make them internally consistent and in conformity with the final action on
the project. Development shall occur substantially as shown on the approved Exhibits.
Any proposed development different from this approval, shall require an amendment to
this approval.o
o 3. Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
10
4. If any condition for construction of any public improvements or facilities, or the payment
11 of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project
are challenged, this approval shall be suspended as provided in Government Code
Section 66020. If any such condition is determined to be invalid this approval shall be
invalid unless the City Council determines that the project without the condition complies
with all requirements of law.
14 5. Developer/Operator shall and does hereby agree to indemnify, protect, defend and hold
15 harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims
16 and costs, including court costs and attorney's fees incurred by the City arising, directly
or indirectly, from (a) City's approval and issuance of this Major Planned Development
17 Permit Amendment, (b) City's approval or issuance of any permit or action, whether
discretionary or non-discretionary, in connection with the use contemplated herein, and
(c) Developer/Operator's installation and operation of the facility permitted hereby,
including without limitation, any and all liabilities arising from the emission by the
facility of electromagnetic fields or other energy waves or emissions.
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6. Developer shall submit to the Planning Department a reproducible 24" x 36" mylar
21 copy of the Site Plan reflecting the conditions approved by the final decision making
body.
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7. Prior to the issuance of a building permit, the Developer shall provide proof to the
Director from the San Marcos Unified School District that this project has satisfied its
obligation to provide school facilities.
25 8. This project shall comply with all conditions and mitigation measures which are required
as part of the Zone 11 Local Facilities Management Plan and any amendments made to
26 that Plan prior to the issuance of building permits, including, but not limited to the
following.
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9. Building permits will not be issued for this project unless the local agency providing
water and sewer services to the project provides written certification to the City that
adequate water service and sewer facilities, respectively, are available to the project at the
time of the application for the building permit, and that water and sewer capacity and
facilities will continue to be available until the time of occupancy.
4 10. Developer shall construct the required inclusionary units as stipulated in the First
5 Amended and Restated Affordable Housing Agreement (dated February 21, 2003)
between Morrow Development and the City of Carlsbad concurrent with the project's
6 market rate units, unless both the final decision making authority of the City and the
Developer agree within an Affordable Housing Agreement to an alternate schedule for
7 development.
11. Prior to the issuance of the building permits, Developer shall submit to the City a
Notice of Restriction to be filed in the office of the County Recorder, subject to the
satisfaction of the Planning Director, notifying all interested parties and successors in
interest that the City of Carlsbad has issued a Major Planned Development Permit
Amendment by Resolution No. 6050 on the property. Said Notice of Restriction shall
note the property description, location of the file containing complete project details and
all conditions of approval as well as any conditions or restrictions specified for inclusion
12 in the Notice of Restriction. The Planning Director has the authority to execute and
record an amendment to the notice, which modifies or terminates said notice upon a
13 showing of good cause by the Developer or successor in interest.
14 12. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy
#17, the License Tax on new construction imposed by Carlsbad Municipal Code Section
5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by
,,• Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable
Local Facilities Management Plan fee for Zone 11, pursuant to Chapter 21.90. All such
17 taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this
approval will not be consistent with the General Plan and shall become void.
18
13. Developer shall establish a homeowner's association and corresponding covenants,
19 conditions and restrictions. Said CC&Rs shall be submitted to and approved by the
Planning Director prior to final map approval. Prior to issuance of a building permit the
20 Developer shall provide the Planning Department with a recorded copy of the official
CC&Rs that have been approved by the Department of Real Estate and the Planning
Director. At a minimum, the CC&Rs shall contain the following provisions:
22 a. General Enforcement by the City. The City shall have the right, but not the
23 obligation, to enforce those Protective Covenants set forth in this Declaration in favor
of, or in which the City has an interest.
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b. Notice and Amendment. A copy of any proposed amendment shall be provided to the
25 City in advance. If the proposed amendment affects the City, City shall have the right
to disapprove. A copy of the final approved amendment shall be transmitted to City
within 30 days for the official record.
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1 c. Failure of Association to Maintain Common Area Lots and Easements. In the event
that the Association fails to maintain the "Common Area Lots and/or the
2 Association's Easements" as provided in Article , Section the
City shall have the right, but not the duty, to perform the necessary maintenance. If
the City elects to perform such maintenance, the City shall give written notice to the
4 Association, with a copy thereof to the Owners in the Project, setting forth with
particularity the maintenance which the City finds to be required and requesting the
5 same be carried out by the Association within a period of thirty (30) days from the
giving of such notice. In the event that the Association fails to carry out such
6 maintenance of the Common Area Lots and/or Association's Easements within the
period specified by the City's notice, the City shall be entitled to cause such work to
be completed and shall be entitled to reimbursement with respect thereto from the
Owners as provided herein.
d. Special Assessments Levied by the City. In the event the City has performed the
necessary maintenance to either Common Area Lots and/or Association's Easements,
the City shall submit a written invoice to the Association for all costs incurred by the
City to perform such maintenance of the Common Area Lots and or Association's
11 Easements. The City shall provide a copy of such invoice to each Owner in the
Project, together with a statement that if the Association fails to pay such invoice in
12 full within the time specified, the City will pursue collection against the Owners in
the Project pursuant to the provisions of this Section. Said invoice shall be due and
payable by the Association within twenty (20) days of receipt by the Association. If
14 the Association shall fail to pay such invoice in full within the period specified,
payment shall be deemed delinquent and shall be subject to a late charge in an
15 amount equal to six percent (6%) of the amount of the invoice. Thereafter the City
may pursue collection from the Association by means of any remedies available at
16 law or in equity. Without limiting the generality of the foregoing, in addition to all
other rights and remedies available to the City, the City may levy a special
assessment against the Owners of each Lot in the Project for an equal prorata share of
the invoice, plus the late charge. Such special assessment shall constitute a charge on
the land and shall be a continuing lien upon each Lot against which the special
i n assessment is levied. Each Owner in the Project hereby vests the City with the right
and power to levy such special assessment, to impose a lien upon their respective Lot
20 and to bring all legal actions and/or to pursue lien foreclosure procedures against any
Owner and his/her respective Lot for purposes of collecting such special assessment
21 in accordance with the procedures set forth in Article of this Declaration.
22 e. Landscape Maintenance Responsibilities. The HOAs and individual lot or unit owner
landscape maintenance responsibilities shall be established by the HOA and set
23 forth in the CC&Rs.
24 f. The proposed project CC&Rs shall provide a list of invasive plant species
25 prohibited from landscaping adjacent to conserved habitat areas.
26 g. Outdoor lighting restrictions for private residential lots located adjacent to the
HCP/OMSP shall be noted in the proposed project CC&Rs.
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1 h. Educational materials regarding the sensitivity of the HCP/OMSP shall be given
to the proposed Project Residents as part of the CC&Rs. The material shall
state the importance of the conserved habitat areas and ways to avoid impacts to
_ them.
4 i. No combustible patio covers, decks or similar structures to homes shall occur
within the first 20 feet (Zone 1) of the 60-foot Fire Protection Zone unless fire
5 rated or heavy timber materials are utilized and approval of said materials shall
be obtained prior to installation from the Building Department.
6
j. Unless the Fire Protection Zone begins at the property line, trees and shrubs
^ shall be prohibited in the first 20 feet of the 60-foot zone.
Q
14. If satisfaction of the school facility requirement involves a Mello-Roos Community
o Facilities District or other financing mechanism which is inconsistent with City Council
Policy No. 38, by allowing a pass-through of the taxes or fees to individual home buyers,
10 then in addition to any other disclosure required by law or Council policy, the Developer
shall disclose to future owners in the project, to the maximum extent possible, the
11 existence of the tax or fee, and that the school district is the taxing agency responsible for
the financing mechanism. The form of notice is subject to the approval of the Planning
12 Director and shall at least include a handout and a sign inside the sales facility stating the
fact of a potential pass-through of fees or taxes exists and where complete information
regarding those fees or taxes can be obtained.
14 15. Prior to occupancy of the first dwelling unit the Developer shall provide all required
15 passive and active recreational areas per the approved plans, including landscaping and
recreational facilities.
16
16. Developer shall report, in writing, to the Planning Director within 30 days, any address
17 change from that which is shown on the permit application.
18 17. Developer shall display a current Zoning and Land Use Map, or an alternative, suitable to
1 Q the Planning Director, in the sales office at all times. All sales maps that are distributed
or made available to the public shall include but not be limited to trails, future and
20 existing schools, parks and streets.
21 18. Developer shall post a sign in the sales office in a prominent location that discloses which
special districts and school district provide service to the project. Said sign shall remain
22 posted until ALL of the units are sold.
••J-5 19. Prior to the issuance of building permits, the Developer shall prepare and record a Notice
24 that this property may be subject to noise impacts from the proposed or existing
Transportation Corridor, in a form meeting the approval of the Planning Director and
25 City Attorney (see Noise Form #1 on file in the Planning Department).
26 20. Prior to the issuance of building permits, the Developer shall prepare and record a Notice
that this property is subject to overflight, sight and sound of aircraft operating from
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1 McClellan-Palomar Airport, in a form meeting the approval of the Planning Director and
the City Attorney (see Noise Form #2 on file in the Planning Department).
21. Developer shall post aircraft noise notification signs in all sales and/or rental offices
associated with the new development. The number and locations of said signs shall be
4 approved by the Planning Director (see Noise Form #3 on file in the Planning
Department).
5
22. Any signs proposed for this development shall at a minimum be designed in conformance
6 with the Villages of La Costa Master Plan and shall require review and approval of the
Planning Director prior to installation of such signs.
7
23. The required common recreation area shall begin construction prior to the
occupancy of the first unit and be approved for use prior to the occupancy of 50%
of the first units in this neighborhood.
10 24. Prior to the issuance of building permits, an interior noise assessment to determine
proper architectural treatments (i.e., specialized door and window treatments) shall
11 be required for all project lots where the CNEL exceeds 60 dBA at the second story
(as identified in the Acoustical Site Assessment La Costa Ridge Tentative Maps 2.1
Through 2.5, Investigative Science and Engineering, 1/26/04).
25. The Developer shall comply with all the applicable conditions set forth by CT 04-04
14 in Resolution No. 5739 and PUD 04-03 in Resolution No. 5740, which are
incorporated by reference herein.
15
26. The Developer shall implement and comply with all applicable mitigation measures
16 required by the Mitigation Monitoring and Reporting Program certified with the Final
Program EIR for the Villages of La Costa Master Plan - EIR 98-07, contained in
Planning Commission Resolution No. 5010, including but not limited to Mitigation
Measures regarding the adherence to the applicable foundation recommendations
contained in the geotechnical report and the fire protection plan for manufactured
slopes.
20 Engineering;
'21 General
22 27. Prior to hauling dirt or construction materials to or from any proposed construction site
within this project, Developer shall apply for and obtain approval from, the City Engineer
for the proposed haul route.
24 28. Prior to issuance of any building permit, Developer shall comply with the requirements of
25 the City's anti-graffiti program for wall treatments if and when such a program is
formally established by the City.
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Fees/Agreements
29. This project shall be annexed into City of Carlsbad Street Lighting and
Landscaping District No. 2 (SL&LD #2). Prior to approval of any grading, building
permits or final map for this project, Developer shall cause Owner to execute an
Agreement to annex the subject property into City of SL&LD #2. The Agreement
shall be in a form approved by the Assistant City Finance Director. Developer shall
pay all fees necessary to annex the property into SL&LD #2.
Grading
30. Based upon a review of the proposed grading and the grading quantities shown on the site
plan, a grading permit for this project is required. Developer shall apply for and obtain a
grading permit from the City Engineer prior to issuance of any building permits. A
single precise grading plan for the entire development shall be processed in lieu of
individual plans coinciding with construction phasing.
31. Developer shall comply with the City's requirements of the National Pollutant Discharge
Elimination System (NPDES) permit. Developer shall provide improvements constructed
pursuant to best management practices as referenced in the "California Storm Water Best
Management Practices Handbook" to reduce surface pollutants to an acceptable level
prior to discharge to sensitive areas. Plans for such improvements shall be submitted to
and subject to the approval of the City Engineer. Said plans shall include but not be
limited to notifying prospective owners and tenants of the following:
a. All owners and tenants shall coordinate efforts to establish or work with
established disposal programs to remove and properly dispose of toxic and
hazardous waste products.
b. Toxic chemicals or hydrocarbon compounds such as gasoline, motor oil,
antifreeze, solvents, paints, paint thinners, wood preservatives, and other such
fluids shall not be discharged into any street, public or private, or into storm drain
or storm water conveyance systems. Use and disposal of pesticides, fungicides,
herbicides, insecticides, fertilizers and other such chemical treatments shall meet
Federal, State, County and City requirements as prescribed in their respective
containers.
c. Best Management Practices shall be used to eliminate or reduce surface pollutants
when planning any changes to the landscaping and surface improvements.
32. Prior to the issuance of grading permit or building permit, whichever occurs first,
Developer shall submit for City approval a "Storm Water Pollution Prevention Plan
(SWPPP)." The SWPPP shall be in compliance with current requirements and provisions
established by the San Diego Region of the California Regional Water Quality Control
Board and City of Carlsbad Requirements. The SWPPP shall address measures to reduce
to the maximum extent practicable storm water pollutant runoff during construction of
the project. At a minimum, the SWPPP shall:
a. include all content as established by the California Regional Water Quality
Control Board requirements;
PC RESO NO. 6050 -9-
1 b. include the receipt of "Notice of Intent" issued by the California Regional Water
Quality Control Board;
2 c. recommend source control and treatment control Best Management Practices
(BMPs) that will be implemented with this project to avoid contact or filter said
pollutants from storm water to the maximum extent practicable before discharging
4 to City right-of-way or natural drainage course; and
d. establish specific procedures for handling spills and routine clean up. Special
5 considerations and effort shall be applied to employee education on the proper
procedures for handling clean up and disposal of pollutants.
6
33. Prior to the issuance of grading permit or building permit, whichever occurs first,
7 Developer shall submit for City approval a "Storm Water Management Plan (SWMP)."
The SWMP shall demonstrate compliance with the City of Carlsbad Standard Urban
Stormwater Mitigation Plan (SUSMP), Order 2001-01 issued by the San Diego Region of
9 the California Regional Water Quality Control Board and City of Carlsbad Municipal
Code. The SWMP shall address measures to avoid contact or filter said pollutants from
10 storm water, to the maximum extent practicable, for the post-construction stage of the
project. At a minimum, the SWMP shall:
11
a. identify existing and post-development on-site pollutants-of-concern;
12 b. identify the hydrologic unit this project contributes to and impaired water bodies
that could be impacted by this project;
c. recommend source controls and treatment controls that will be implemented with
,A this project to avoid contact or filter said pollutants from storm water to the
maximum extent practicable before discharging to City right-of-way;
15 d. establish specific procedures for handling spills and routine clean up. Special
considerations and effort shall be applied to resident education on the proper
16 procedures for handling clean up and disposal of pollutants;
e. ensure long-term maintenance of all post construct BMPs in perpetuity; and
17 identify how post-development runoff rates and velocities from the site will not
exceed the pre-development runoff rates and velocities to the maximum extent
practicable; and
, o f. identify how post-development runoff rates and velocities from the site will not
exceed the pre-development runoff rates and velocities to the maximum extent
20 practicable.
21 Fire:
22 34. Developer shall provide a copy of the CC&Rs for Fire Department review and
approval with respect to language describing construction and protective measures
to be provided for any lot or parcel that is adjacent to or influenced by either
~4 natural native vegetation or Fire Protection Zones. CC&R protective measures
shall include:
25
a. No combustible patio covers, decks or similar structures to homes shall occur
26 within the first 20 feet (Zone 1) of the 60-foot Fire Protection Zone unless fire
rated or heavy timber materials are utilized and approval of said materials
27 shall be obtained prior to installation from the Building Department.
28
PC RESO NO. 6050 -10-
1 b. Unless the Fire Protection Zone begins at the property line, trees and shrubs
shall be prohibited in the first 20 feet of the 60-foot zone.
£i
35. Lots 24, 41 and 42 shall be provided with "Fire Resistive" construction as defined in
the Carlsbad Building Code and/or any other model or prescriptive code adopted by
4 the City of Carlsbad, County of San Diego, or the State of California, where that
structure is adjacent to or within any Fire Protection Zone.
5
Code Reminders:
6"
7
8
The project is subject to all applicable provisions of local ordinances, including but not limited to
the following:
36. Developer shall pay a landscape plan check and inspection fee as required by Section
20.08.050 of the Carlsbad Municipal Code.
10 37. Developer shall exercise special care during the construction phase of this project to
11 prevent offsite siltation. Planting and erosion control shall be provided in accordance
with Carlsbad Municipal Code Chapter 15.16 (the Grading Ordinance) to the satisfaction
12 of the City Engineer.
38. Some improvements shown on the tentative parcel map and/or required by these
conditions are located offsite on property which neither the City nor the owner has
sufficient title or interest to permit the improvements to be made without acquisition of
title or interest. The Developer shall immediately initiate negations to acquire such
property. The Developer shall use its best efforts to effectuate negotiated acquisition. If
16 unsuccessful, Developer shall demonstrate to the City Engineer its best efforts, and
comply with requirements of Carlsbad Municipal Code Section 20.16.095 to notify and
17 enable the City to successfully acquire said property by condemnation.
39. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal
Code Section 18.04.320.
™ 40. Approval of this request shall not excuse compliance with all applicable sections of the
Zoning Ordinance and all other applicable City ordinances in effect at time of building
21 permit issuance, except as otherwise specifically provided herein.
22
23
24
25
26
27
28
PC RESO NO. 6050 -11-
1
2
Please take NOTICE that approval of your project includes the "imposition" of fees,
3 dedications, reservations, or other exactions hereafter collectively referred to for convenience as
"fees/exactions."
4
You have 90 days from date of final approval to protest imposition of these fees/exactions. If
you protest them, you must follow the protest procedure set forth in Government Code Section
66020(a), and file the protest and any other required information with the City Manager for
processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely
follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or
annul their imposition.
NOTICE
7
8
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions
9 DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning,
zoning, grading or other similar application processing or service fees in connection with this
project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a
NOTICE similar to this, or as to which the statute of limitations has previously otherwise
expired.
12 PASSED, APPROVED AND ADOPTED at a regular meeting of the planning
Commission of the City of Carlsbad, California, held on the 5th day of April 2006, by the
14
following vote, to wit:
15
AYES: Chairperson Montgomery, Commissioners Baker, Cardosa,
Dominguez, Heineman, Segall, and Whirton
lg NOES:
19
20
21
22
MARTELL B. MONTGOMERY, <ft€irperson
CARLSBAD PLANNING COMMISSION
ABSENT:
ABSTAIN:
assistant Planning Director
IP I
28
PC RESO NO. 6050 -12-11
The City of Carlsbad Planning Department
EXHIBIT 4
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: April 5, 2006
Application complete date: January 18, 2006
Project Planner: Corey Funk
Project Engineer: David Rack
SUBJECT: PUD 04-03(A) - VILLAGES OF LA COSTA RIDGE NEIGHBORHOOD
2.5 - Request for a determination that the project is within the scope of the
previously certified Villages of La Costa Program EIR and that the Program EIR
adequately describes the activity for the purposes of CEQA; and a
recommendation of approval of a Major Planned Development Permit
Amendment for building floor plans, elevations and plotting for the development
of 66 single-family detached homes within the Villages of La Costa, Ridge
Neighborhood 2.5, generally located along the future Corintia Street, south of
Alga Road, west of Melrose Drive, north of the HCP open space in Neighborhood
2.A, and within Local Facilities Management Zone 11.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6050
RECOMMENDING APPROVAL of Major Planned Development Permit Amendment PUD
04-03(A) based on the findings and subject to the conditions contained therein.
II.INTRODUCTION
The proposed project includes approval of architecture and plotting for 66 single-family dwelling
units located in the Villages of La Costa Ridge Neighborhood 2.5. The lots for these
neighborhoods were created through Tentative Map (CT 04-04) and Planned Development
Permit (PUD 04-03), approved by the City Council on November 16, 2004. A Planned
Development Permit was required for Neighborhood 2.5 because the minimum lot sizes are less
than 7,500 square feet. Architecture for the units was not proposed at that time and pursuant to
Section 6.2.7 of the Master Plan, could be processed at a later date through a Major Planned
Development Permit Amendment. The applicant is now proposing architecture and plotting for
the subject neighborhood. At over 50 units the project requires City Council approval. Also
included is a common recreation area for the future neighborhood. The proposed one and two-
story homes consist of four separate and distinct floor plans with living areas ranging in
approximate size from 2,550 to 4,280 square feet. The project incorporates three architectural
elevation styles and nine color schemes to provide variation throughout the project. The project
complies with City standards including the Villages of La Costa Master iMan and all necessary
findings can be made for the approval being requested.
11
PUD 04-03(A) - VILLAGES OF LA COSTA RIDGE NEIGHBORHOOD 2.5
April 5, 2006
Page 2
III. PROJECT DESCRIPTION AND BACKGROUND
Background
On October 23, 2001 the City Council certified the Final Program EIR, approved the Master
Plan, a Master Tentative Tract Map and related applications for the Villages of La Costa project.
The Villages of La Costa Master Plan establishes the permitted uses, development standards, and
design criteria for each neighborhood as well as the development review process to be utilized.
Master Tentative Tract Map CT 99-04 subdivided the area into open space areas and established
the neighborhood development area boundaries. Tentative Tract Map CT 04-04 created the
residential lots for Neighborhood 2.5. A final map has recorded for The Ridge; grading and
improvement plans have been approved, and construction is presently ongoing.
Project Description
The project site, consisting of Neighborhood 2.5 of the Villages of La Costa Master Plan's Ridge
Village, is generally located along the future Corintia Street, south of Alga Road, west of
Melrose Drive, north of the HCP open space in Neighborhood 2.A, and is located in Local
Facilities Management Zone 11. The subject neighborhood contains 66 single-family residential
lots that are a minimum of 6,000 square feet in size. Pursuant to the Master Plan, Planned
Development Permits for neighborhoods with minimum lot sizes of less than 7,500 square feet
require a common recreation area, which the applicant has provided between Lots 18 and 19.
The Master Plan provides for architectural review of the units through the processing of a Major
Planned Development Permit Amendment. Because architecture and plotting were not a part of
the previous approval, the applicant is now applying for review and approval of building floor
plans, elevations, and plotting. Pursuant to the Master Plan, four different floor plans are being
proposed with living areas ranging in size from approximately 2,550 to 4,280 square feet.
Proposed are 4, one-story units and 62, two-story units, each of which have an attached garage
providing parking spaces for two cars. The project incorporates three architectural elevation
styles and nine different color schemes to provide variation throughout the project. The
following table provides a summary of square footage and elevation styles:
PUD 04-03(A) - VILLAGES OF LA COSTA RIDGE NEIGHBORHOOD 2.5
April 5, 2006
Page 3
Table 1 - Summary of Floor Plans
Plan No.
1
2
3
4
1st
Floor
Sq. Ft.
2,545
1,687
1,979
2,232
2nd
Floor
Sq. Ft.
1,844
2,033
2,051
Living
Area Sq.
Ft.
2,545
3,531
4,012
4,283
Garage
Sq. Ft.
518
2 car
624
2 car
568
2 car
571
2 car
Total
Bldg. Sq.
Ft.
3,063
4,155
4,580
4,854
Architectural Styles
Santa Barbara
Mediterranean,
Italian/Tuscan,
European Country
Santa Barbara
Mediterranean,
Italian/Tuscan,
European Country
Santa Barbara
Mediterranean,
Italian/Tuscan,
European Country
Santa Barbara
Mediterranean,
Italian/Tuscan,
European Country
To determine compliance with the provisions of the Master Plan, a Major Planned Development
Permit Amendment (PUD) is required for the development of homes in neighborhoods with
minimum lot sizes of less than 7,500 square feet.
IV. ANALYSIS
The recommendation for approval of this project was developed by analyzing the project's
consistency with the standards contained within the Villages of La Costa Master Plan. The
project's compliance with the Master Plan is discussed in detail in the section below.
Villages of La Costa Master Plan (MP 98-01(C))
The project is located within the Ridge Village area of the Villages of La Costa Master Plan.
The Master Plan maps and text define the allowable type and intensity of land uses in each
village and provides detailed development and design standards, development phasing and
timing, and the method by which the Master Plan will be implemented.
The subject neighborhoods were divided into residential lots through CT 04-04, approved on
November 16, 2004, and compliance with the Master Plan standards relating to the subdivision
were analyzed at that time.
According to the Ridge Village Land Use Plan in the Master Plan, neighborhoods required to
include a common recreation area must provide 100 square feet of common recreation area for
every unit. The requirement for Neighborhood 2.5 is approximately 6,600 square feet, and the
project proposes a recreation space of approximately 9,700 square feet. The proposal (see Full
PUD 04-03(A) - VILLAGES OF LA COSTA RIDGE NEIGHBORHOOD 2.5
April 5,2006
Page 4
Size Exhibit J) includes landscaping, a paved walking loop, benches and an open turf area. Six
on-street parking spaces are shown on the neighborhood site plan.
An overall goal of the Master Plan is to create a balanced, open space oriented residential
community. The development standards contained in the Master Plan support this goal by
describing the design elements that are shared by all neighborhoods within the three Master Plan
villages. The following Table 2 shows compliance of the proposed project with the
Architectural/Site Planning Design standards and guidelines contained in the Master Plan.
Table 2 - Residential Architectural Criteria Compliance Table
Guideline
(VLCMP Reference)Standard Comments
Front Yard Setback
(4.6.2.B.2.a)
15' minimum, 20' neighborhood average
(See VLCMP for instructions about calculating averages)
A Porte cochere or arbor structure is allowed within the front yard setback
to accommodate applicable alternate garage configurations. The cover
cannot exceed 200 square feet in size and must have a 5' minimum
setback from property line.
Please refer to the attached "Individual Lot
Data" table for compliance with 15'
minimum. Neighborhood average front
yard setback = 22.91'. All lots comply.
Rear Yard Setback
(4.6.2.B.2.6)
Varies according to Neighborhood's minimum lot size
• Min. 6,000 SF lot: 15' minimum setback
• Min. 7,500 SF lot: 20' minimum setback
• Min. 10,000 SF lot: 20' minimum setback
Minimum rear yard area is 15' by 15'
All lots comply with Minimum 6,000 SF
lot: 15' minimum rear yard setback.
All lots provide the required 15' x 15'
usable rear yard area.
Side Yards
(4.6.2.B.2.C)
Combined 25% of the minimum standard lot size width for lots less than
60'wide
Combined 20% of the minimum standard lot size width for lots 60' and
wider
Minimum of 5' per side
Maximum setback does not need to exceed 20' in aggregate
Lots at the end of cul-de-sacs may reduce each side yard to 5'
At least 50% of the units in each neighborhood shall have one side
elevation where there are sufficient offsets or cutouts so the side yard
setback averages a minimum of 7'.
Please refer to the attached "Individual Lot
Data" table for side yard setbacks. All lots
comply.
Plan types 1, 2 & 3 incorporate side yard
courtyards and offsets so the side yard
setback averages a minimum of 7'. These
plan types are plotted on 46 lots or 69.7%.
Street Side Setback
(4.6.2.B.2.d)
10' minimum All street side setbacks of 10'
minimum have been met.
Slope Edge Building
Setback
(4.3.4)
All main and accessory buildings that are developed on hilltops and/or
pads created on downhill perimeter slopes of greater than 15' in height
shall be setback so that the building does not intrude into a .7' horizontal
to 1' vertical imaginary diagonal plane that is measured from the edge of
slope to the building.
For all buildings, which are subject to this slope edge building setback
standard, a profile of the diagonal plane shall be submitted with all other
development application requirements.
All proposed units meet the required slope
edge setbacks. Please refer to the Slope
Edge Building Setback exhibits on the
enclosed plans for further details.
Lot Width
(4.6.2.B.1)
Lot widths vary from 50' to 70'
6,000 SF lots: 50'
7,500 SF lots: 60'
• 10,000 SF lots: 70'
All lots were previously approved by CT
04-04 and have a minimum width of 50'.
PUD 04-03(A) - VILLAGES OF LA COSTA RIDGE NEIGHBORHOOD 2.5
April 5,2006
PageS
Table 2 Continued
Guideline
(VLCMP Reference)Standard Comments
Building Coverage
(4.6.3.B.2)
1-story units: 50% of net pad area
2-story units: 40% of net pad area
Includes:
• Garages and the perimeter area of a basement.
Excludes:
• Exterior structures such as covered porches
• Permanent structural elements protruding from buildings such as
overhanging balconies that project less than 8' from the building
• Porte cocheres not exceeding a length of 22' and a width of 8'
• Roof eaves extending less than 30" from the face of any building
• Awnings
• Open parking areas
• Structures under 30" in height
• Masonry walls not greater than 6' in height (wing-walls, planter
walls, grade separation retaining walls).
Lot coverage:
Plan 1 = 3,063 SF
Plan2 = 2,311SF
Plan 3 = 2,547 SF
Plan 4 = 2,803 SF
Plan type 1 is a single-story unit and where
plotted complies with the maximum lot
coverage of 50%.
Plan types 2,3 & 4 are two-story units and
do not exceed the maximum 40% of net pad
area as required.
Please refer to attached "Individual Lot
Data" table for rear yard setbacks.
All lots comply.
Building Height
(4.6.3.B.1)
Maximum of 30' and 2 stories.Plan 1 =21 '-6" max., 1 story
Plan 2 = 28'-6" max., 2 stories
Plan 3 = 29'-2" max., 2 stories
Plan 4 = 29'-9" max., 2 stories
Front Building Planes
(4.6.3.B.4.e& 4.6.3.B.4.f)
50% of units in the neighborhood must have 18 inch offset planes with a
minimum of 10' between front and rear planes.
Each plane is 30 SF minimum
3 separate building planes for lots with a 45' of frontage or less.
4 separate building planes for lots with a frontage greater than 45'.
33% of the above 50% required, may reduce the limit from 4 separate
planes to 2 if a fully landscaped front courtyard is substituted.
Please refer to the architectural plans for the
building plane exhibits.
Plan
I
2
3
4
SB
3
5
5
5
EC
4
5
6
6
IT
3
6
6
6
Plan 1 (EC elev.) is plotted on 1 lot
Plan 2, 3 & 4 (All elev.) are plotted on 63
lots
Total of 64 units meet this requirement or
97.0%.
Rear Building Planes
(4.6.3.B.4.g)
50% of units in the neighborhood must have 18 inch offset planes with a
minimum of 3' between face of the forward-most plane and rear planes.
Each plane is 30 SF minimum
3 separate building planes for lots with a 45' of frontage or less.
4 separate building planes for lots with a frontage greater than 45'.
Please refer to the architectural plans for the
building plane exhibits.
Plan
1
2
3
4
SB
5
5
5
6
EC
5
5
5
5 .
(T
4
5
5
5
All plan types comply.
Front Building Elevations
(4.6.3.B.6)
Front building facades shall incorporate a minimum of 4 varieties of
design elements to create character and interest to the home. These
elements vary depending on the architectural style used.
Please refer to the attached "Building
Design Elements Matrix" and the
architectural plans that detail the various
design elements incorporated for each front
elevation type. All plan types and elevation
styles comply.
Side & Rear Elevations
(4.6.3.B.7)
Minimum of 2 elements of enhanced architectural detailing incorporating
good design is required for side & rear elevations adjacent to
public/private roads.
Please refer to the "Building Design
Elements Matrix" and the architectural
plans that detail the various design elements
incorporated for each side and rear elevation
types. All plan types and elevation styles
comply.
PUD 04-03(A) - VILLAGES OF LA COSTA RIDGE NEIGHBORHOOD 2.5
April 5,2006
Page 6
Table 2 Continued
Guideline
(VLCMP Reference)Standard Comments
Elevations Fronting
Circulation Element Roads
(4.6.3.A.l.a)
Homes adjacent to circulation element roads are required to receive
special attention to detailing on the elevation fronting the roads. This will
include window detailing equal to or better than that of the front
elevation. The introduction of additional wall planes and balconies,
where noise standards allow, is encouraged.
Please refer to the enclosed architectural
plans that detail the various design elements
incorporated for each of the proposed
elevations. All plan types and elevation
styles comply.
Floor Plans
(4.6.3.B.5.c&4.6.3.B.5.d)
Minimum of 3 per neighborhood
Minimum of 3 front elevations shall be provided for each floor plan.
The proposed project includes four floor
plans with three distinctive elevation types
for each plan. Please refer to the enclosed
architectural plans.
Single-Story Units
(5.7.3.6.0, 5.7.3.12.0 &
4.6.3.B.4.1)
For neighborhoods on ridgelines/hilltops that are visible from a
circulation element roadway, at least 20% of the units shall be single-
story.
Single-story shall be defined as a plateline maximum of 15', (10'
preferred).
This neighborhood has been designated with
a ridgeline or hilltop that is visible from a
Circulation Element roadway by the Master
Plan, which consists of Lots 12-24 (13 lots
total). Plan 1 is a single story unit and is
plotted 3 times along the ridgeline, or
23.1%, on the designated lots meeting the
minimum 20% requirement. The common
recreation area is also located along this
ridgeline.
Two Story Units
(4.6.3.B.4.n&4.6.3.B.5.b)
Must include some single-story features.
The second-story must not exceed 80% of the first-story square footage,
including all garage area.
Please refer to the enclosed architectural
plans that detail the single story features
provided. All proposed plans comply.
Plan 1: 0%
Plan 2: 79.8%
Plan 3: 79.8%
Plan 4: 73.2%
Where (3) Two Story Units
occur in a row with less
than 15 ft between homes-
(4.6.3.B.4.b)
One of the units must have a single-story building edge at least 10' deep
and shall run the length of the building.
Single-story shall be defined as a plateline maximum of 15'.
Plan 1 and Plan 4 incorporate a single story
building edge that is at least 10' wide and
runs the length of the building and are
plotted where there are 3 units with less
than 15' between them.
Where (3) Two Story Units
occur in a row with 15 ft to
20 ft between homes-
(4.6.3.B.4.C)
One of the units must have a single-story building edge at least 5' deep
and shall run the length of the building.
Single-story shall be defined as a plateline maximum of 15'.
Plan 1, Plan 3 and Plan 4 incorporate a
single story building edge that is at least 5'
wide and runs the length of the building and
are plotted where there are 3 units with 15'
to 20' between them.
Single-Story Elements
(4.6.3.B.4.d)
33% of units within a Neighborhood must have a single-story element,
with a minimum depth of 3', that is 40% or greater than the front
elevation width. Porches and porte cochere elements qualify.
Plan types 1 and 3 incorporate a single story
building element that is greater than 40% of
the width and a minimum of 3' deep.
(single story element % of elevation)
Plan 1:100%
Plan 2: 24.2%
Plan 3: 61.1%
Plan 4: 37.8%
Plan types 1 and 3 are plotted on 25 lots, or
38% of the unit mix, meeting this
requirement.
PUD 04-03(A) - VILLAGES OF LA COSTA RIDGE NEIGHBORHOOD 2.5
April 5, 2006
Page?
Table 2 Continued
Guideline
(VLCMP Reference)Standard Comments
Entries, Front Porches,
Courtyards, & Balconies
(4.6.3.B.9,4.6.2.B.2.f&
4.6.2.B.3)
25% of the units must have either a porch at least 5' deep, across 33% of
the width of the dwelling, or a courtyard or balcony, whichever is
consistent with the architectural style.
Porches require a minimum front yard setback of 10'.
Porches shall have a minimum depth and length of 5'.
A variety of roof elements (gables, shed, etc.) shall be provided over
porches. A balcony above a porch may also serve this purpose.
The front and sidewall of porches shall be open except for required and
ornamental guardrails. These features shall qualify as a plane for the
purposes of the architectural guidelines.
Buildings on comer lots should consider having the porch wrap around
the side of the building.
Non-enclosed and non-habitable porches and balconies may encroach up
to 5' and 8' respectively into the required front yard setback.
Courtyard walls with a maximum height of 42 inches may intrude up to 2'
into the required setbacks.
10.6% of the elevations incorporate a front
porch (Italian/Tuscan style of the Plan 3).
25.8% of the elevations incorporate a
balcony (European Country of the Plan 3
and Santa Barbara of the Plan 4)
A total of 36.4% of the elevation styles
within the development comply.
Please refer to the enclosed architecture and
site plan for compliance.
Octagonal or Round Entry
Tower
(4.6.2.B.3.a)
May encroach into the required side setbacks a maximum of 2'. The total
length of the encroachment may not exceed 8' and shall be located within
the larger side yard. The roof eave may encroach a maximum of an
additional 12" into the required setback.
A minimum 5' setback must be maintained.
None are proposed within the side yard
setback.
Projections
(4.6.2.B.3)
Fireplace structures not wider than 8', cornices, eaves, belt courses, sills,
buttresses, and other similar architectural features projecting from the
building may intrude up to 2' into the required setbacks.
No projections extend into the side yard
setback more than 2' nor are any projections
greater than 8' in length. All plans comply.
Recreation Parking
(4.6.2.B.4.b)
Common recreation areas:
• Less than 8,000 SF - Do not require off-street parking
• "Pocket Parks" - Not required to provide parking
• Within a 1/4 mile radius of the units for which they are required to
serve shall include 1 space for every 20 units.
• More than a 1/4 mile radius from any of the units for which it is
required to serve requires parking for those additional units at a
rate of 1 space per 15 units.
(See VLCMP for alternative recreation parking options) •
The common recreation lot within the
subject neighborhood requires that a
minimum of 3 spaces be provided. The
project is proposing 6 on-street parking
spaces, as shown on the neighborhood site
plan.
Resident Parking
(4.6.2.B.4.a)
Minimum 2-car garage with interior measurements of 20' by 20'.
Two 1-car garages each having interior measurements of 12' in width by
20' in length may be provided as an alternative.
All plan types include at a minimum one 2-
car garage with an interior measurement of
20'x20'.,
PUD 04-03(A) - VILLAGES OF LA COSTA RIDGE NEIGHBORHOOD 2.5
April 5, 2006
PageS
Table 2 Continued
Guideline
(VLCMP Reference)Standard Comments
Garage Criteria
(4.6.2.B.2.b, 4.6.3.B.4.K, &
4.6.3.B.13)
20' minimum setback from the property line where garage doors face the
street.
Side-loaded garages must maintain a 15' setback from property line.
They also must be designed to appear as a livable portion of the home.
Three-car garages in a row facing the street are permitted on 25% of the
total number of lots in a neighborhood with a minimum lot area greater
than 5,000 sf.
For neighborhoods with a minimum lot size of 5,000 sf or greater, an
additional 25% of the units may have three-car in a row garages facing the
street provided garages do not exceed more than 50% of unit's frontage.
The maximum number of units in a neighborhood with three-car in a row
garages facing the street shall not exceed a total of 50% of the units.
Projects with three-car garages shall be a mix of two door garages, three
door garages, and offset two door garages (2 planes separated by at least
18 inches).
A variety of garage configurations should be used within each
neighborhood to improve the street scene.
(See VLCMP 4.6.3.B.13.g for examples of garage configurations)
Roll-up garage doors are required.
Architectural projections may encroach into the setback a maximum of
18" for garages. However, the projection shall not extend to the second
story living space.
(See VLCMP 4.6.3.B. 13.d-f for more specifics about garages)
All setbacks for garages that face the street
are greater than or equal to 20'. All side-
loaded garages have a setback of at least 15'
and they appear as livable portions of the
homes.
Roofs
(4.6.3.B.4.k&4.6.3.B.8)
Varied building roof heights and roof massing shall be incorporated into
unit designs for each master plan neighborhood.
Changes in roof direction shall be provided to create diversity and
interest.
Roof planes of units located at the top of slopes should attempt to parallel
the slope.
A variety of roof colors shall be used within each neighborhood.
Minimum roof pitch of 3:12
A variety of roof forms and massing are
proposed with changes in direction and
pitches. See elevations and roof plans for
compliance.
Typical roof pitches:
Plan 1: 4:12,6:12
Plan 2: 4:12,6:12
Plan 3: 4:12,7:12
Plan 4: 3.5-4:12,5:12
Colors
(4.6.3.B.12)
Colors should be consistent with the architectural style selected. Warm,
earth tones are preferred, howeyer other color combinations are
acceptable depending upon architectural style.
Within each neighborhood, a minimum of 3 different exterior color
schemes shall be used for each floor plan within the same architectural
styles.
In all master plan neighborhoods, adjacent units within the same
architectural style shall not utilize the same color scheme. However,
similar or same colors may occur within different color schemes.
"Adjacent" includes units on either side of the subject unit as well as those
directly across the street.
Each plan type plotted on the site plan
includes a color scheme designation to show
compliance. Please refer to the color and
materials boards for details on each color
scheme and to the site plan for specific
plotting.
Accessory Structures
(4.6.3.B.3)
Patio and accessory structures shall comply with development standards
set forth in Section 21.10.050 of the Carlsbad Municipal Code.
All plan types comply.
PUD 04-03(A) - VILLAGES OF LA COSTA RIDGE NEIGHBORHOOD 2.5
April 5, 2006
Page 9
Table 2 Continued
Guideline
(VLCMP Reference)Standard Comments
Architectural Styles
Permitted
(4.6.3.C & 6.6)
Each Neighborhood shall contain one or more of the following
Architectural Styles:
Santa Barbara Mediterranean
Craftsmen Bungalow
Spanish Colonial
Monterey Ranch
Italian/Tuscan
European Country
California Coastal
California Contemporary-(Neighborhoods 2.3 & 2.4 only)
The elevation types included are as follows:
Santa Barbara Mediterranean
European Country
Italian/Tuscan
Design Standards
(4.6.3.B.4.i&4.6.3.B.5.e)
50% of exterior openings (doors/windows) in the front of each unit shall
be recessed or projected a minimum of 2 inches or shall be trimmed with
wood or raised stucco. Colored aluminum window frames shall by used
(no mill finishes).
"Handcrafted" detailing, exposed rafter tails, knee braces and columns
shall be used when appropriate to the proposed architectural style.
The windows and doors on the front
elevations are recessed a minimum of 2"
and are trimmed with either wood or raised
stucco. Please refer to the enclosed
elevations on the architectural plans for
compliance. All plans comply.
Chimneys
(4.6.3.B.11)
The chimney and chimney cap shall be in scale with the size of the
structure
2-chimney limit for dwelling units on lots less than 7,500 SF.
Please refer to the enclosed elevations on
the architectural plans for compliance. All
chimney and their caps comply with proper
scale and proportion.
Window Detailing
(4.6.3.B.10)
The design of the windows shall include one or more of the following
features:
Please refer to the enclosed elevations on
the architectural plans for compliance. All
plans comply.
Deeply recessed windows
Paned windows
Decorative window ledges
Accent and varied shape
windows
Window boxes and planters
with architecturally evident
supports
Exterior wood trim surrounds
Accent colors on shutters or
other elements
Arched elements
Shutters
Raised stucco trim around
windows
Window lintels
The Master Plan requires that each front elevation incorporate a minimum of 4 enhanced
architectural design elements and that each side and rear elevation incorporate a minimum of 2
such elements so as to create character and interest in the homes. The "Building Elevation
Design Elements" matrix has been included to show which elements are used for each elevation
and floor plan (see Attachment No. 7).
The proposed project is located within Local Facilities Management Zone 11 in the southeast
quadrant of the City*. The impacts on public facilities created by the project, and the project's
compliance with the adopted performance standards were analyzed and evaluated at the time of
approval of CT04-C4.
V.ENVIRONMENTAL REVIEW
The proposed project has been reviewed pursuant to the California Environmental Quality Act
(CEQA). Staff has analyzed the project and has concluded that no potentially significant impacts
would result with the implementation of the project that were not previously examined and
evaluated in the certified Final Program Environmental Impact Report for the Villages of La
Costa Master Plan (2000) MP 98-01 (EIR 98-07). dated July 16, 2001, T & B Planning
Consultants, Inc. EIR 98-07 evaluates the potential environmental effects of the development
PUD 04-03(A) - VILLAGES OF LA COSTA RIDGE NEIGHBORHOOD 2.5
April 5, 2006
Page 10
and operation of the "Villages of La Costa Master Plan (2000)" and associated actions inclusive
of the proposed neighborhood projects reviewed here.
The City Council certified EIR 98-07 on October 23, 2001. At that time CEQA Findings of Fact,
a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program
were approved. All mitigation measures contained in the adopted Mitigation Monitoring and
Reporting Program from EIR 98-07 applicable to the proposed Villages of La Costa Ridge
Neighborhood 2.5 project have been completed, incorporated into the project design or are
required as conditions of approval for the project. The EIR 98-07 "Findings of Fact and
Statement of Overriding Considerations" applies to all subsequent projects covered by the
Villages of La Costa Final Program EIR.
The proposed project would have no effects beyond those analyzed in the program EIR, as they
are a part of the program analyzed earlier. This project is within the scope of Final Program EIR
98-07 and no further CEQA compliance is required. EIR 98-07 is available for review at the
Planning Department.
ATTACHMENTS:
1. Planning Commission Resolution No. 6050
2. Location Map
3. Background Data Sheet
4. Local Facilities Impact Assessment
5. Disclosure Statement
6. Table "Individual Lot Data"
7. Table "Building Elevation Design Elements"
8. Reduced Exhibits
9. Full Size Exhibits "A" through "HHH" dated April 5, 2006
BACKGROUND DATA SHEET
CASE NO:PUD Q4-03(A)
CASE NAME: Villages of La Costa Ridge Neighborhood 2.5
APPLICANT: KB Home Coastal. Inc.
REQUEST AND LOCATION: Request for a determination that the project is within the scope
of the previously certified Villages of La Costa Program EIR and that the Program EIR
adequately describes the activity for the purposes of CEQA; and a recommendation of approval
of a Major Planned Development Permit Amendment for building floor plans, elevations and
plotting for the development of 66 single-family detached homes within the Villages of La
Costa. Ridge Neighborhood 2.5. generally located along the future Corintia Street, south of Alga
Road, west of Melrose Drive, north of the HCP open space in Neighborhood 2.A, and within
Local Facilities Management Zone 11.
LEGAL DESCRIPTION: Lots 1-66 of the City of Carlsbad Tract CT 04-04. Villages of La
Costa - La Costa Ridge - Neighborhood 2.5 in the City of Carlsbad, County of San Diego, State
of California, according to map no. 15103 filed in the Office of the County Recorder of San
Diego County on September 16. 2005 as file no. 2005-0802534.
APN: 223-720-04 and 223-720-05 Acres: 30.7
homes
Proposed No. of Lots/Units: 66 single-family
GENERAL PLAN AND ZONING
Existing Land Use Designation: RLM
Proposed Land Use Designation: RLM
Density Allowed: 0-4 du-ac
Existing Zone: P-C
Density Proposed: 2.2 du/ac
Proposed Zone: P-C
Surrounding Zoning, General Plan and Land Use:
General Plan
Site
North
South
East
West
P-C RLM
RD-M-Q RM
P-C 0-S
RD-M-Q RM
P-C 0-S
Current Land Use
Vacant/graded
Single-family homes
Open Space
Single-family homes
Open Space
LOCAL COASTAL PROGRAM
Coastal Zone: [~~l Yes 1X1 No Local Coastal Program Segment: N/A
Within Appeal Jurisdiction: I I Yes IXI No Coastal Development Permit: [~~| Yes
Local Coastal Program Amendment: I I Yes [X] No
I No
Revised 01/06
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: San Marcos Water District: Vallecitos Sewer District: Vallecitos
Equivalent Dwelling Units (Sewer Capacity): 66
ENVIRONMENTAL IMPACT ASSESSMENT
Certified Environmental Impact Report, dated October 23. 2001 (EIR 98-07^)
Revised 01/06
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: PUD 04-03CA) - Villages of La Costa Ridge Neighborhood 2.5
LOCAL FACILITY MANAGEMENT ZONE: 1 1 GENERAL PLAN: RLM
ZONING: P-C
DEVELOPER'S NAME: KB Home Coastal, Inc.
ADDRESS: 12235 El Camino Real. Ste. 100, San Diego, CA 92130
PHONE NO.: (858) 703-2051 ASSESSOR'S PARCEL NO.: 223-720-04 & 05
QUANTITY OF LAND USE/DEVELOPMENT (AC.. SO. FT.. DU): 30.7 acres/ 66 du
••
The following facilities impact analysis was conducted for the subdivision of the property by CT
04-04.
A. City Administrative Facilities: Demand in Square Footage = 230
Library: Demand hi Square Footage = 122B.
C.
D.
E.
F.
G.
H.
I.
Wastewater Treatment Capacity (Calculate with J. Sewer) 66
Park: Demand in Acreage = .45 acres
Drainage: Demand in CFS = N/A
Identify Drainage Basin = "D"
(Identify master plan facilities on site plan)
Circulation: Demand in ADT= 660
(Identify Trip Distribution on site plan)
Fire:
Open Space:
Schools:
Served by Fire Station No. = 6_
Acreage Provided =per HCP
J.
K.
(Demands to be determined by staff)
Sewer: Demands in EDU
Identify Sub Basin =
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD =
Elementary: 17
Middle: 5
High: 6
66
N/A
14.520
Citv of Carlsbad
Planning Department
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership interests on all applications which will require
discretionary action on the part of the City Council or any appointed Board, Commission or Committee.
The following information MUST be disclosed at the time of application submittal. Your project cannot
be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and an other county, city and county, city
municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner must be
provided below.
1.
2.
APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial
interest in the application. If the applicant includes a corporation or partnership, 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-
APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the
names, titles, and addresses of the corporate officers. (A separate page may be attached if
necessary.)
Person NJ/:^- Corp/Part KB Home Coastal. Inc
Title M/4 Title ^___
Address Address 12235 El Camino Real. Ste 100
SanDieao. CA9213Q
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, titles, addresses of all 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 £ publicly-
owned corporation, include the names, titles, and addresses of the corporate officers. (A separate
page may be attached if necessary.)
Person Corp/Part Real EstateTCollateral Management
Company
Title Title
Address Address 1903 Wright Place. Suite 180
Carlsbad. CA 92QQ8
1635 Faraday Dr. • Carlsbad, CA 92009-1576 • C760) 602-4600 • FAX (760) 602-8559 • www.ci.cartsbad.ca.us
NON-PROFIT ORGANIZATION OR TRUST
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 a trustee or beneficiary of the.
Non Profit/TrustNon Profit/Trust.
Title
Address
Title
Address
Have you had more than $20 worth of business transacted with any member of City staff, Boards,
Commissions, Committees and/or Council within the past twelve (12) months?
Yes No If yes, please indicate person(s):.
NOTE: Attach additional sheets if necessary.
bove information is true and correct to the best of my knowledge.
Agent for RECM; Fred M. Arbuckle
President of Morrow Development
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:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2
Individual Lot Data
La Costa Greens
Neighborhood 2.5
Lot*
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
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
Plan
3 R
1 R
3 R
4 R
2
2 R
3 R
2
4
3
4 R
4 R
1 R
4
2
4
3 R
2
3 R
2
3 R
1
3 R
1 R
4 R
2 R
2 R
4 R
3
4 R
3
2 R
4
2
3 R
2
3 R
2
4
3 R
4 R
4
2 R
2 R
3
2R
4 R
2 R
3
2 R
4
2
3 R
2
3 R
4
2
3 R
4 R
3
4 R
3
2 R
4 R
3
4 R
Elevation
SB
r
EC
SB
T
SB
SB
T
EC
T
T
EC
SB
T
EC
SB
T
SB
EC
T
SB
T
T
EC
EC
T
SB
T
EC
SB
T
EC
SB
EC
SB
T
EC
SB
T
EC
SB
EC
SB
EC
T
SB
EC
T
SB
EC
SB
T
EC
SB
T
EC
SB
EC
SB
T
SB
EC
T
SB
EC
T
Color
2
5
9
3
4
1
3
6
9
5
4
8
2
4
9
1
6
3
8
5
2
. ,'4
6
••9
7
5
3
6
9
1
5
7
2
9
3
6
9
3
4
8
1
9
2
8
5
1
7
5
2
8
3
4
8
2
4
8
3
9
3
5
1
7
6
2
9
5
Average Neighborhood Setback:
Average
Front
22.62
37.66
27.60
26.12
18.32
19.23
20.22
18.32
17.10
21.88
43.68
26.18
40.19
19.63
19.78
15.47
20.81
19.05
23.08
23.72
24.42
33.25
28.50
35.24
30.75
18.59
19.96
17.39
24.05
18.57
22.16
20.33
16.85
19.78
21.94
21.34
25.85
22.62
19.71
21.85
23.44
19.69
18.32
18.32
24.97
22.80
20.58
22.07
21.85
19.51
18.20
20.15
23.57
21.61
26.09
21.67
19.23
31.09
21.08
27.32
19.97
26.14
20.15
20.42
22.57
17.18
22.91
Setbacks (H)
Side Yard
Rear Lett Right
15.4
23
47
20.7
19.6
16.5
15.1
16.2
15
.18
20.4
17.6
60.1
17.2
18.2
16
16
15
15.2
19.5
20
19.2
23.1
25.3
15.2
54
47.5
34.6
27.1
27.2
22.4
22.7
15.4
24.9
21.4
25.6
36.9
34.6
22.4
17.3
46.7
26.2
15.8
21.3
20
21.7
20.8
27.7
18
19.5
42.8
47.7
40.2
50.7
35.1
41.2
59.8
81
17.4
18.8
25.7
23.8
30.1
23.2
19
20.6
7.6
7.4
6.8
7.5
7.4
7.5
6.8
6
5
5.8
6.2
19.5
7
15.4
12.2
8
8.8
15.6
13.4
17.8
19.6
13.2
7.6
12.8
23.8
,_ 6.7
8.1
9.7
11.1
8.4
8
10
9
19.4
26.4
21.4
22.8
5
9.5
8.6
10.1
5
6.9
6.7
6.7
7.6
6.4
7.3
5.5
37.5
16.4
22.2
22.4
19
14.8
11.6
10.6
8.3
5.8
9.2
8.6
14.3
10
9.5
6.6
17.8
6.4
5.1
5.8
5
5.1
5
7.1
6.5
5.4
5
5
7.1
38.1
6
8.9
15.2
13.9
10.5
10.4
7.2
6.2
7
5
7
38.9
18.2
15
13.4
12.2
12.4
12
8
29
10.1
7.9
5.6
5.1
7.5
7
5
5
10.1
10.6
12.6
18.6
20.6
19.8
20.2
20
16
26.2
5.7
8.1
7.7
5.2
6.7
5.1
5
12.3
20.9
16
21.4
'9.6
19.6
16.4
12.6
Garage
20
22
24.7
33.9
20
21
20
20
20
20
55.1
35.9
25.4
26.1
21.6
20.3
20
20.8
21.2
27.3
26
19.9
26
27
45.1
20.3
21.9
22
21.4
23.8
21.2
22.2
23.2
21.6
22.1
24.4
24.8
24.7
20
21.2
20.7
20
20
20
23.4
24.9
27
24.1
21.6
21.3
25.5
22.7
23.1
24.9
24.5
27.6
23.3
33.8
30.3
20
26.8
24.4
22
27
21.3
21.8
Porch
19.1
23.2
15
17.1
16.3
18.1
19.5
24.4
19.4
20.9
17.3
20.6
16.2
21.1
17.3
18.3
22.3
22.5
26.8
21.2
17.4
&id 1, JeEdjttuEj^ raf 1 1 < "n
^TViVSSSffi^H f"^* *<
Net Pad
Area (SF)
7,625
8,745
8,757
8,042
6,387
6,103
6,765
6,022
7,851
7,891
10,697
9,580
9,614
7,153
6,566
7,040
6,399
6,066
6,517
6,329
6,628
7,668
7,047
9,100
10,046
5,793
6,024
7,155
7,694
7,574
7,755
6,837
7,810
6,287
6,360
6,648
6,539
6,972
7,081
6,656
9,688
7,209
5,948
6,053
6,415
6,733
6,999
6,918
6,456
6,802
7,397
6,055
6.383
6,756
6,417
7,108
7,794
9,576
8,636
9,049
7,293
8,189
7,526
7,476
6,778
8,799
Building
Coverage"
Sq. Footage % of Net Pad
2,547
3,063
2,547
2,803
2,311
2,311
2,547
2,311
2.803
2,547
2,803
2,803
3,063
2,803
2,311
2,803
2,547
2,311
2,547
2,311
2,547
3,063
2,547
3,063
2,803
2,311
2,311
2,803
2,547
2,803
2,547
2,311
2,803
2,311
2,547
2,311
2,547
2,311
2,803
2,547
2,803
2,803
2,311
2,311
2,547
2,311
2,803
2,311
2,547
2,311
2.803
2,311
2,547
2,311
2,547
2,803
2,311
2,547
2.803
2,547
2,803
2,547
2,311
2,803
2,547
2,803
4j?j*l£($*»WSM ':?#s
33.4%
35.0%
29.1%
34.9%
36.2%
37.9%
37.6%
38.4%
35.7%
32.3%
26.2%
29.3%
31.9%
39.2%
35.2%
39.8%
39.8%
38.1%
39.1%
36.5%
38.4%
39.9%
36.1%
33.7%
27.9%
39.9%
38.4%
39.2%
33.1%
37.0%
32.8%
33.8%
35.9%
36.8%
40.0%
34.8%
39.0%
33.1%
39.6%
38.3%
28.9%
38.9%
38.9%
38.2%
39.7%
34.3%
40.0%
33.4%
39.5%
34.0%
37.9%
38.2%
39.9%
34.2%
39.7%
39.4%
29.7%
26.6%
32.5%
28.1%
38.4%
31.1%
30.7%
37.5%
37.6%
31.9%
«t*fitta?Si$g.&
V "Building Coverage" - nel pad area of a site occupied by the habitable area ol any building or structure as measured from the outside ol its surrounding external walls or supporting members. Includes garages
and the perimeter area ol a basement. Excludes exterior structures such as covered porches, permanent structural elements protruding from buildings such as overhanging balconies that project less than 8 It.
Irom the building, and ports cocheres not exceeding a length of 22 leet and a width of 8 leel Also excluded are root eaves extending less than 30 inches from the face of any building, awnings, open parking
areas, structures under 30 inches in height and masonry walls not greater than 6 feet In height such as wing-walls, planter walls or grade-separation retaining walls.
Neighborhood 2.5
Section 8
Table 4
3/9/2006 1:23 PM
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Planning Commission Minutes April 5,2006 ^\D A CT Page 12UK AM EXHIBITS
5. PUD 04-03f A) - VILLAGES OF LA COSTA RIDGE NEIGHBORHOOD 2.5 - Request for
a determination that the project is within the scope of the previously certified Villages of
La Costa Program EIR and that the Program EIR adequately describes the activity for the
purposes of CEQA; and a recommendation of approval of a Major Planned Development
Permit Amendment for building floor plans, elevations and plotting for the development of
66 single-family detached homes within the Villages of La Costa, Ridge Neighborhood
2.5, generally located along the future Corintia Street, south of Alga Road, west of
Melrose Drive, north of the HCP open space in Neighborhood 2.A, and within Local
Facilities Management Zone 11.
Mr. Neu introduced Item 5 and stated Assistant Planner Cory Funk would make the Staff presentation.
Chairperson Montgomery opened the public hearing on Item 5.
Mr. Funk made a brief presentation describing the location, and styles of architecture. Mr. Funk stated
that the project is consistent with all regulations and policies and Staff recommends approval. He
concluded his presentation and stated he would be available to answer any questions.
Chairperson Montgomery asked if there were any questions of Staff.
Commissioner Segall asked if there would be additional Neighborhoods to be heard by the Planning
Commission as part of the Villages of La Costa Ridge development. Mr. Funk stated there is a proposed
condominium development in Neighborhood 2.6, to the right of the project which has not been heard by
the Planning Commission.
Commissioner Segall asked if this item and the proposed condominiums would be the last
Neighborhoods for this development and Mr. Funk concurred.
Chairperson Montgomery asked if there were any other questions of Staff. Seeing none, he asked if the
applicant would like to make a presentation.
Applicant Jack Henthorn, Jack Henthorn & Associates, 5365 Avenida Encinas, Suite A, gave a
presentation describing in detail the development and architectural styles of Italian Tuscan, Santa
Barbara Mediterranean, and European Country. He stated the project is consistent with all policies and
regulations and Staff has recommended approval. He concluded his presentation and stated he would be
available to answer any questions.
Chairperson Montgomery asked if there were any questions of the applicant.
Commissioner Segall stated the high quality of the rear elevations could be used for the front elevation.
Mr. Henthorn commented that his staff has been doing their homework on the front and rear elevations
and agrees that sometimes it is difficult to distinguish the front elevation from the rear elevation.
Commissioner Cardosa suggested using a powder or heavy enamel coating on the decorative iron. He
stated it can be a beautiful exterior, but can break down and corrode with rust spots coming down the
stucco. Mr. Henthorn concurred and commented that with the quality of homes the builder would use a
powder coating that will resist oxidation.
Commissioner Heineman asked if the colors on the presentation will be the true colors of the homes. He
stated that he looked at two colors that seem to be variations of mud huts. Mr. Henthorn explained there
is a problem with Power Point presentations and attempting to replicate the true color of the homes. Mr.
Henthorn referred to the exhibits along the wall and noted how they are several shades lighter than
shown in the presentation.
Commissioner Whitton commented that when looking at the floor plans, it is an absolute maze to get from
the garage to the kitchen with groceries and sundries. Mr. Henthorn noted Mr. Whitton's comment and
explained that when reviewing building plan checks often the architect will meet with the builder and make
interior floor plan modifications without affecting the exterior elevations.
Planning Commission Minutes April 5, 2006 Page 13
Chairperson Montgomery commented on the good job of site placement with the hillside conditions.
Mr. Henthorn stated that their merchant builders and designers have worked long enough to anticipate
and correct the issues of the Planning Commission before they are presented.
Chairperson Montgomery asked if there were any members of the public that wished to speak on the
item. Seeing none, he opened and closed Public Testimony.
MOTION
ACTION:
VOTE:
AYES:
NOES:
ABSENT:
Motion by Commissioner Baker, and duly seconded, that the Planning
Commission adopt Planning Commission Resolution No. 6050 recommending
approval of Major Planned Development Permit Amendment PUD 04-03(A)
based on the findings and subject to the conditions contained therein
7-0
Chairperson Montgomery, Commissioners Baker, Cardosa, Dominguez,
Heineman, Segall and Whitton
None
None
Villages of La CostaRidge Neighborhood 2.5PUD 04-03(A)
Location MapRA N C H O S A N T A FE RDCORINTIA STX A N A W YME LROSE DR
XANA WYMELROSE DRRA NCH O S AN TA FE RD
C A M IN O D E A M IG O S 0 200 400 600 800100FeetPUD 04-03(A)Villages of La Costa Ridge Neighborhood 2.5
Project Background•Project site was previously subdivided under Tentative Map (CT 04-04) and Planned Development Permit (PUD 04-03)•Approved by the City Council on November 16, 2004
Project Features• Amendment to PUD 04-03 for Architecture and Plotting of 66 detached single-family homes.• Minimum lot size of 6,000 sq. ft.• 4 floor plans (1 and 2 story)• Living area range: 2,550 to 4,280 sq. ft• Each plan provides 3 – 5 bedrooms
Project Feature Cont.•3 architectural styles(Santa Barbara Mediterranean, Italian/Tuscan, European Country)•9 color schemes•20% of ridgeline/hilltop lots are 1-story•Common recreation area
Project Consistency•The project complies with:–C.M.C 21.45 – Planned Developments–Villages of La Costa Master Plan, MP 98-01(C)•The project is consistent with:–Villages of La Costa Master Plan EIR 98-07
Recommendation•Planning Commission adopted Resolution No. 6050 to recommend the project to the City Council on April 5, 2006.•Staff recommends that the City Council adopt Resolution No. 2006-144 to approve PUD 04-03(A)