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HomeMy WebLinkAbout2014-03-11; City Council; 21528; GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 Robertson Ranch West VillageCITY OF CARLSBAD - AGENDA BILL 10 AB# 21,528 GPA 13-02/MP 02-03(E)/CT 13-03/ DEPT. DIRECTOR 0> MTG. 3/11/14 PUD 13-06/HDP 13-01/SUP 13-02 CITY ATTORNEY DEPT. CED ROBERTSON RANCH WEST VILLAGE CITY MANAGER 1/ u\ RECOMMENDED ACTION: That the City Council hold a public hearing and INTRODUCE Ordinance No. CS-244 . APPROVING Master Plan Amendment 02-03(E), and ADOPT Resolution No. 2014-041 . APPROVING General Plan Amendment GPA 13-02, Vesting Tentative Map CT 13-03, Planned Development Permit PUD 13-06, Hillside Development Permit HDP 13-01, and Special Use Permit SUP 13-02 as recommended for approval by the Planning Commission. ITEM EXPLANATION; On February 5, 2014 the Planning Commission conducted a public hearing for the Robertson Ranch West Village project. The Planning Commission voted 7-0-0 to recommend approval of the General Plan Amendment, Master Plan Amendment, Vesting Carlsbad Tract Map, Planned Development Permit, Hillside Development Permit, and Special Use Permit. The following table lists the decision- making authority for each ofthe project applications. PROJECT APPLICATION(S) ADMINISTRATIVE APPROVALS PLANNING COMMISSION CITY COUNCIL GPA 13-02 RA X MP02-03(E) RA X CT 13-03 RA X PUD 13-06 RA X HDP 13-01 RA X SUP 13-02 RA X RA = Recommended Approval X = Final City decision -making authority The proposed General Plan Amendment and Master Plan Amendment will move the one acre West Village recreation facility lot (PA 4) approximately 500 feet west to a location that is more central to more of the residential planning areas. The proposed location change does not Include any other substantial land use change. The overall dwelling unit cap for the West Village remains at 672 dwelling units. The commercial building cap for Planning Area 11 (Village Center) remains at 175,000 square feet. The proposed Vesting Tentative Map, Planned Development Permit, Hillside Development Permit and Special Use Permit allow for the single family residential planning areas, already established In the Master Plan (PAs 3, 5, 6, 9/10, and 13), to be subdivided into 308 individual single family residential DEPARTMENT CONTACT: Christer Westman 760-602-4614 christer.westmanOcarlsbadca.eov EOR CITY CLERKS USE ONLY. V COUNCIL ACTION: APPROVED V CONTINUED TO DATE SPECIFIC • DENIED • CONTINUED TO DATE UNKNOWN • CONTINUED • RETURNED TO STAFF • WITHDRAWN • OTHER-SEE MINUTES • AMENDED • PageZ lots. In addition to the single family lots the subdivision creates 2 multi-family lots for the future development of 364 dwelling units (PAs 7 and 8), one 12 acre commercial lot (PA 12), 5 open space lots (PAs 1, 23a, 23b, and 23c), 5 neighborhood recreation lots, 1 Community Facilities lot (PA 4), 9 private street lots, and 14 lots to be owned by future Home Owners'. No opposition to the proposed project was voiced at the public hearing. Please refer to the minutes ofthe Planning Commission hearing regarding the questions raised by the public and staff's responses. FISCAL IMPACT; There are no fiscal impacts from the proposed project. All public facilities required to complete this project will be funded and/or constructed by the developer. ENVIRONMENTAL IMPACT; Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact assessment to determine if the project could have any potentially significant impact on the environment. Documents referenced forthe analysis included the Final Environmental Impact Report (EIR 03-03) certified on November 14, 2006 for the Robertson Ranch and the Mitigated Negative Declaration (MND) adopted for Robertson Ranch West Village on October 17, 2012. The project site was the subject of a previous CEQA review in the Robertson Ranch Final Program Environmental Impact Report (EIR), which was certified by the Carlsbad City Council on November 14, 2006 (EIR 03-03, State Clearinghouse #2004051039). According to Section 15168 ofthe State CEQA Guidelines, a Program EIR is appropriate for a series of actions that can be characterized as one large project, are related geographically, and as logical parts in the chain of contemplated actions in connection with issuance of rules, regulations or plans. Through the certification ofthe Program EIR, the Carlsbad City Council adopted CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program. The EIR and subsequent MND are intended to be used In the review of subsequent projects within the Robertson Ranch Master Plan. The project incorporates the required EIR and MND mitigation measures, and a determination has been made that the project impacts are mitigated to a level of less than significant. The Robertson Ranch Master Plan EIR and MND are cited as source documents of this environmental evaluation. Impacts are substantially within the scope identified within the Robertson Ranch Program EIR and Robertson Ranch West Village MND and no further CEQA analysis is required. EXHIBITS; 1. City Council Ordinance No. CS-244 2. City Council Resolution No. 2014-041 3. Location Map 4. Planning Commission Resolutions No. 7034 and 7035 5. Planning Commission Staff Report, dated February 5, 2014 6. Planning Commission Minutes, dated February 5, 2014. 1 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 ORDINANCE NO. CS-244 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, ADOPTING MASTER PLAN AMENDMENT MP 02-03(E) TO MODIFY THE LOCATION OF PLANNING AREA 4, WITHIN THE PREVIOUSLY APPROVED ROBERTSON RANCH MASTER PLAN FOR THE WEST VILLAGE ON 201.37 ACRES OF LAND LOCATED NORTH OF EL CAMINO REAL SOUTH OF TAMARACK AVENUE AND WEST OF CANNON ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 14. CASE NAME: ROBERTSON RANCH WEST VILLAGE CASE NO.: MP02-03(E) WHEREAS, the City Council of the City of Carlsbad, California, has reviewed and considered a Master Plan to guide the development of Residential, Commercial, Community Facilities, and Open Space development for properties located within the Robertson Ranch Master Plan area so that they can be regulated by proposed Master Plan 02-03, and WHEREAS, said application constitutes a request for a Master Plan Amendment consistent with Chapter 21.38 of the Municipal Code as shown on Exhibit "MP 02-03(E)," incorporated herein by reference; and WHEREAS, the City Council of the City of Carlsbad, California, has reviewed and considered a Master Plan Amendment (MP 02-03(E); and WHEREAS, after procedures in accordance with the requirements of law, the City of Carlsbad has determined that the public interest indicates that said Master Plan Amendment be approved. NOW, THEREFORE, The City Council of the City of Carlsbad, California, does ordain as follows: SECTION I: That Master Plan MP 02-03(E), on file in the Planning Division, and incorporated herein by reference, is adopted. The Robertson Ranch Master Plan (MP 02-03(E)) shall constitute the development plan for the property and all development within the plan area shall conform to the plan. 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 11: That the findings and conditions of the Planning Commission in Planning Commission Resolution No. 7034 shall also constitute the findings and conditions ofthe City Council. EFFECTIVE DATE: This ordinance shall be effective thirty days after its adoption; and the city clerk shali certify the adoption of this ordinance and cause the full text ofthe ordinance or a summary of the ordinance prepared by the City Attorney to be published at least once in a newspaper of general circulation in the City of Carlsbad within fifteen days after its adoption. INTRODUCED AND FIRST READ at a regular meeting ofthe Carlsbad City Council on the 11th day of March 2014, and thereafter. /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// 1 " PASSED AND ADOPTED at a regular meeting of the City Council of the City of 2 11 Carlsbad on the day of , 2014, by the following vote, to wit: 3 4 5 6 7 8 9 10 11 AYES: NOES: ABSENT: APPROVED AS TO FORM AND LEGALITY: 12 11 CELIA A. BREWER, City Attorney 13 j4 MATT HALL, Mayor 15 ATTEST: 16 " 17 ,o ,, BARBARA ENGLESON, City Clerk 1 o 19 20 21 22 23 24 25 26 27 28 -3-5 Exhibit "GPA 13-02' February 5, 2014 GPA 13-02 Robertson Ranch West Village EXISTING ^ OR PROPOSED 1 RESOLUTION NO. 2014-041 3 7 10 2 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, ADOPTING A GENERAL PLAN AMENDMENT TO THE LAND USE MAP AND OFFICIAL OPEN SPACE 8L CONSERVATION 4 MAP OF THE GENERAL PLAN TO CHANGE THE LOCATION OF THE WEST VILLAGE ONE ACRE PLANNING AREA 4 500 FEET TO THE 5 WEST WITHIN THE ROBERTSON RANCH MASTER PLAN AND APPROVAL OF A VESTING TENTATIVE TRACT MAP, PLANNED 6 DEVELOPMENT PERMIT, HILLSIDE DEVELOPMENT PERMIT, AND SPECIAL USE PERMIT TO SUBDIVIDE AND GRADE A 201.37 ACRE SITE INTO 345 LOTS INCLUDING 308 SINGLE-FAMILY RESIDENTIAL 8 LOTS, 2 MULTI-FAMILY LOTS FOR THE FUTURE DEVELOPMENT OF 364 DWELLING UNITS, ONE 12 ACRE COMMERCIAL LOT, 5 OPEN 9 SPACE LOTS, 5 NEIGHBORHOOD RECREATION LOTS, 1 COMMUNITY FACILITIES LOT, 9 PRIVATE STREET LOTS, AND 14 LOTS TO BE OWNED BY FUTURE HOME OWNERS' ASSOCIATIONS 11 ON PROPERTIES GENERALLY LOCATED SOUTH OF TAMARACK AVENUE, NORTH AND EAST OF EL CAMINO REAL AND NORTH OF 12 CANNON ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 14. CASE NAME: ROBERTSON RANCH WEST VILLAGE CASE NO.: GPA 13-02/CT 13-03/PUD 13-06/HDP 13-01/ j4 SUP 13-02 15 The City Council of the City of Carlsbad, California, does hereby resolve as 16 follows: 17 WHEREAS, pursuant to the provisions of the Municipal Code, the Planning 18 Commission did, on February 5, 2014, hold a duly noticed public hearing as prescribed by law to 19 consider General Plan Amendment 13-02, according to Exhibit "GPA 13-02" attached to 21 Planning Commission Resolution No. 7034, and Vesting Tentative Map CT 13-03, Planned 22 Development Permit PUD 13-06, Hillside Development Permit HDP 13-01, and Special Use Permit SUP 13-02 according to Exhibits "A-W" and "L1-L29" dated February 5, 2014; and WHEREAS, the City Council of the City of Carlsbad, on the 11th day of March 2014, held a duly noticed public hearing to consider said General Plan Amendment, Vesting Tentative Map, Planned Development Permit, Hillside Development Permit, and Special Use 24 25 26 27 28 Permit; and 18 19 28 WHEREAS, at said public hearing, upon hearing and considering ali testimony and arguments, if any, of ail persons desiring to be heard, the City Council considered all factors relatingto the General Plan Amendment, Vesting Tentative Map, Planned Development Permit, Hillside Development Permit, and Special Use Permit. 1 2 3 4 5 ^ NOW, THEREFORE, BE IT HEREBY RESOLVED by the City Council of the City of 7 CaHsbad as follows: 8 1. That the above recitations are true and correct. 9 2. That the application for a General Plan Amendment (GPA 13-02) to the IQ Land Use Map and Official Open Space 8i Conservation Map of the General Plan to change the location of the one acre Planning Area 4 500 feet to the west within the Robertson Ranch 11 Master Plan as shown In Planning Commission Resolution No. 7034, Is hereby accepted and approved, that the findings and conditions of the Planning Commission contained in Planning Commission Resolution No. 7034, on file with the City Clerk, are incorporated herein by j2 reference, and are the findings and conditions of the City Council, and shall be effective no sooner than thirty days after its adoption. 14 ! 3. That the recommendation of the Planning Commission for the approval 15 of Vesting Tentative Map (CT 13-03), Planned Development Permit PUD (13-06), Hillside Development Permit (HDP 13-01), and Special Use Permit (SUP 13-02) are adopted and approved, and that the findings and conditions of the Planning Commission contained in 17 Planning Commission Resolution No. 7035, on file with the City Clerk, are Incorporated herein by reference, and are the findings and conditions ofthe City Council. 4. This action Is final the date this resolution is adopted by the City Council. The Provisions of Chapter 1.16 of the CaHsbad Municipal Code, "Time Limits for Judicial 2Q Review" shall apply: 21 /// /// /// /// /// 22 23 24 25 26 27 /// 1 "NOTICE TO APPLICANT" 2 The time within which judicial review of this decision must be sought is governed 3 by Code of Civil Procedure, Section 1094.6, which has been made applicable in the City of Carlsbad by Carlsbad Municipal Code Chapter 1.16. Any petition or other paper seeking review must be filed in the appropriate court not later than 5 the ninetieth 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 is filed with a deposit in an amount sufficient to cover the estimated cost 7 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 g 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 1^ Village Drive, Carlsbad, CA. 92008. 4 6 8 19 21 22 23 24 27 28 PASSED, APPROVED AND ADOPTED at a Regular Meeting ofthe City Council ofthe City of Carlsbad on the 11*^ day of March, 2013, by the following vote to wit: 11 12 13 14 AYES: Council Members Hall, Packard, Wood and Blackburn 15 16 17 18 ABSENT: None NOES: None. 20 MATT HALL, Mayor ATTEST: 25 SHELLEY COLLINS, /UsWant City Clerk 26 /ciiAix ^^^^..•••"••••..CL'C. (SEAL) >^'o^•;;v^;:;;•.?7/^ N NOT TO SCALE SITE MAP Robertson Ranch West Village GPA 13-02 / MP 02-03(E) / CT 13-03 / PUD 13-06/HDP 13-01/SUP 13-02 10 ^ PLANNING COMMISSION RESOLUTION NO. 7034 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF 3 CARLSBAD, CAUFORNIA, RECOMMENDING APPROVAL OF AMENDMENTS TO THE LAND USE ELEMENT AND THE OFFICIAL OPEN 4 SPACE AND CONSERVATION MAP OF THE GENERAL PLAN AND THE ROBERTSON RANCH MASTER PLAN TO RELOCATE THE ONE ACRE OPEN 5 SPACE PLANNING AREA APPROXIMATELY 500 FEET TO THE WEST ON PROPERTY GENERALLY LOCATED NORTH OF EL CAMINO REAL, SOUTH 6 OF TAMARACK AVENUE AND NORTHWEST OF CANNON ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 14. 7 CASE NAME: ROBERTSON RANCH WEST VILLAGE CASE NO: GPA 13-02/MP 02-03(E) 8 9 10 11 12 13 14 15 16 17 18 19 20 WHEREAS, Rancho Costera, LLC, "Developer/Owner," has filed a verified application with the City of Carlsbad regarding property described as Parcel 1 of Certificate of Compliance for Adjustment Plat No. CE 12-14 recorded November 13,2012 as Document No. 2013-0706271 ("the Property"); and WHEREAS, said verified application constitutes a request for a General Plan Amendment and Master Plan Amendment as shown on Exhibits "GPA 13-02 and MP 02-03(E)" dated February 5, 2014, attached hereto and on file in the Carlsbad Planning Division, ROBERTSON RANCH WEST VILLAGE - GPA 13-02 AND MP 02-03(E), as provided in Government Code Section 65350 et. seq.. Section 21.52.150, and Section 21.38.120 ofthe Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on February 5, 2014, hold a duly noticed public hearing as prescribed by law to consider said request; and 22 WHEREAS, at said public hearing, upon hearing and considering all testimony and 22 arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to 23 the General Plan Amendment and Master Plan Amendment. 24 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of 25 Carlsbad; as follows: 26 A) That the above recitations are true and correct. 27 B) That based on the evidence presented at the public hearing, the Commission RECOMMENDS APPROVAL of ROBERTSON RANCH WEST VILLAGE - GPA 13-02 and MP 2^ 02-03(E), based on the following findings: 7 19 20 Findings: 1. The City Planner has determined that: a. the project is a: (1) subsequent activity of a project for which a program EIR was prepared, and a 5 notice for the activity has been given, which includes statements that this activity is within the scope of the program approved earlier, and that the program EIR 6 adequately describes the activity for the purposes of CEQA) [15168( c)(2) and (e)]; and (2) project for which a Mitigated Negative Declaration was previously adopted 8 [15162]. ^ b. this project is consistent with the project cited above; 10 11 EIR 03-03 was certified November 2006 for the Robertson Ranch Master Plan and a Mitigated Negative Declaration was adopted in December 2012 in connection with an amendment for the Robertson Ranch Master Plan; 12 the project has no new significant environmental effect not analyzed as significant in the 23 prior EIR or Mitigated Negative Declaration; and 14 ®- none of the circumstances requiring a Subsequent EIR or Mitigated Negative Declaration or a Supplemental EIR under CEQA Guidelines Sections 15162 or 15163 15 exist, 16 General Plan Amendment 17 2. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements ofthe City's General Plan and Robertson Ranch Master Plan based on the facts set forth in the staff report dated February 5, 2014 including, but not limited to the following: that the proposed General Plan Land Use designation change reflects the relocation of a one acre Open Space (OS) Planning Area (PA4) approximately 500 feet to the west, which is, as established by the adoption of the Robertson Ranch Master Plan, compatible with the surrounding land uses; that the General Plan Amendment has no change in the amount of 22 Op®" Space land use. The adjustment to the planning area established by the Robertson Ranch Master Plan and proposed General Plan Amendment results in Open Space more 22 conveniently located to Planning Areas 3,6, and 7, 23 3. That the proposed open space area: 24 a. is equal to the area depicted on the Official Open Space and Conservation Map, in that the request is merely to relocate the one acre Open Space Planning Area; and 25 is of environmental quality equal to or greater than that depicted on the Official Open 2^ Space and Conservation Map in that the open space being relocated is from one disturbed and graded area to another; and 27 28 PC RESO NO. 7034 -2- 1 c. is contiguous or within close proximity to open space as shown on the Official Open 2 Space and Conservation Map, in that the proposed amendment will change the location of Planning Area 4 to the west by approximately 500 feet. 9 10 21 22 23 24 Master Plan Amendment 3 4 4. That all necessary public facilities can be provided concurrent with need and adequate 5 provisions have been provided to implement those portions of the Capital Improvement Program applicable to the subject property, in that all necessary infrastructure required to 6 support the buildout of the Robertson Ranch West Village has been identified and will be provided concurrently with the buildout of the project. 7 That the residential and open space portions of the planned community will constitute an 8 environment of sustained desirability and stability, and that it will be in harmony with or provide compatible variety to the character of the surrounding area, and that the sites proposed for public facilities, such as schools, playgrounds, and parks, are adequate to sen/e the anticipated population and appear acceptable to the public authorities having jurisdiction thereof, in that Planning Areas within the Robertson Ranch West Village will cumulatively provide a variety of 22 housing types, recreation facilities, retail services, and habitat preservation. 22 6. Recreational, and other similar nonresidential uses, are proposed, and surrounding areas are protected by the Master Plan from any adverse effects from such uses, in that the non- 23 residential uses are located within the central core and in an isolated planning area adjacent to El Camino Real and Open Space of the master plan and recreational uses are provided 14 integrally with the individual residential neighborhoods as a neighborhood amenity and will therefore not have adverse edge effects. 15 7. That the streets and thoroughfares proposed are suitable and adequate to carry the anticipated 16 traffic thereon, in that all streets are designed to City of Carlsbad Engineering standards. 17 8. That the area surrounding the Master Plan area is planned and zoned in coordination and substantial compatibility with the Master Plan area, in that the residential neighborhoods 18 adjoining the master plan are of a similar type and density as proposed in the master plan and that surrounding neighborhoods are linked by a pedestrian trail system allowing and 19 promoting access to the master plan commercial center. 20 9. That appropriate measures are proposed to mitigate any adverse environmental impact as noted in the adopted Environmental Impact Report and Mitigated Negative Declaration for the project, in that development of the West Village is subject to the mitigation measures imposed with the Certified Environmental Impact Report for the Robertson Ranch Master Pan (EIR OS- OS) and Mitigation Monitoring and Reporting Program as well as the Mitigated Negative Declaration adopted for MP 02-03(C). 10. 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 to 25 mitigate impacts caused by or reasonably related to the project, and the extent and the degree ofthe exaction is in rough proportionality to the impact caused by the project. 26 27 28 PC RESO NO. 7034 -3- 2 Conditions: 2 1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented 3 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 revoke or modify all approvals herein 4 granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein 5 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 6 rights are gained by Developer or a successor in interest by the City's approval of this General Plan Amendment and Master Plan Amendment. 7 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and 8 modifications to the General Plan Amendment/Master Plan Amendment documents, as necessary to make them internally consistent and in conformity with the final action on the 9 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. 11 3. Developer shall comply with all applicable provisions of federal, state, and local laws and 22 regulations in effect at the time of building permit issuance. 23 4. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, 14 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 15 determines that the project without the condition complies with all requirements of law. 16 5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and 17 representatives, from and against any and all liabilities, losses, damages, demands, claims 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 General Plan Amendment/Master Plan Amendment, (b) City's approval or issuance of any permit or action, whether discretionary or nondiscretionary, 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 22 electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the City's approval is not validated. 22 6. Developer shall implement, or cause the implementation of, the Robertson Ranch Master Plan 23 Final Environmental Impact Report Mitigation Monitoring and Reporting Program. 24 7. Developer shall implement, or cause the implementation of, the ROBERTSON RANCH WEST VILLAGE - GPA 11-07, MP 02-03(C), a 11-01, HDP 11-01, SUP 11-02, and HMP 11-03 Mitigated 25 Negative Declaration and project Mitigation Monitoring and Reporting Program. 26 8. Prior to the issuance of any permits for the project, the applicant shall submit to the City Planner a digital copy and a camera-ready master copy of the ROBERTSON RANCH MASTER 27 PLAN MP 02-03(C), in addition to the required number of bound copies. 19 20 28 PC RESO NO. 7034 -4- ^ PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of 2 the City of Carlsbad, California, held on February 5,2014, by the following vote, to wit 3 AYES: Chairperson Black, Commissioners Anderson, L'Heureux, Schumacher, 4 Scully, Segall and Siekmann 5 NOES: 6 ABSENT: 7 ABSTAIN: 8 9 10 11 12 13 14 NEIL BLACK, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: 2L>i 15 DON NEU City Planner 16 " 17 IS 19 20 21 22 23 24 25 25 27 28 PC RESO NO. 7034 PLANNING COMMISSION RESOLUTION NO. 7035 1 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF 2 CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A VESTING TENTATIVE TRAa MAP, PLANNED DEVELOPMENT PERMIT, HILLSIDE 3 DEVELOPMENT PERMIT, AND SPECIAL USE PERMIT TO SUBDIVIDE AND GRADE A 201.37 ACRE SITE INTO 345 LOTS INCLUDING 308 SINGLE- 4 FAMILY RESIDENTIAL LOTS, 2 MULTI-FAMILY LOTS FOR THE FUTURE DEVELOPMENT OF 364 DWELUNG UNITS, ONE 12 ACRE COMMERCIAL 5 LOT, 5 OPEN SPACE LOTS, 5 NEIGHBORHOOD RECREATION LOTS, 1 COMMUNITY FACILITIES LOT, 9 PRIVATE STREET LOTS, AND 14 LOTS TO BE OWNED BY FUTURE HOME OWNERS' ASSOCIATIONS ON PROPERTIES GENERALLY LOCATED SOUTH OF TAMARACK AVENUE, NORTH AND EAST OF EL CAMINO REAL AND NORTH OF CANNON ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 14. CASE NAME: ROBERTSON RANCH WEST VILLAGE 9 CASE NO.: a 13-03/PUD 13-06/HDP 13-01/SUP 13-02 22 23 24 25 26 27 28 "the Property"); and WHEREAS, said verified application constitutes a request for a Vesting Tentative Tract 10 WHEREAS, Rancho Costera, LLC, "Developer/Owner," has filed a verified application 11 with the City of Carlsbad regarding property described as 12 Parcel 1 of Certificate of Compliance for Adjustment Plat No. CE 12-14 recorded November 13,2012 as Document No. 2013-0706271 13 14 15 Map, Planned Development Permit, Hillside Development Permit, and Special Use Permit as shown on 27 Exhibits "A" - "W" and "L1-L29" dated February 5, 2014, on file in the Planning Division ROBERTSON 28 RANCH WEST VILLAGE - CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02, as provided by Chapters 20.12, 19 21.45,21.95, and 21.40 of the Carlsbad Municipal Code; and 20 WHEREAS, the Planning Commission did, on February 5, 2014, hold a duly noticed 21 public hearing as prescribed by law to consider said request; and 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 Vesting Tentative Tract Map, Planned Development Permit, Hillside Development Permit, and Special Use Permit. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: 23 24 A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Commission 3 RECOMMENDS APPROVAL of ROBERTSON RANCH WEST VILLAGE CT 13-03, PUD 13- 06, HDP 13-01, and SUP 13-02, based on the following findings and subject to the 4 following conditions: Findings: Vesting Tentative Tract Map (CT 13-03) 5 6 1. That the proposed map and the proposed design and improvement of the subdivision as g conditioned, is consistent with and satisfies all requirements of the General Plan, any applicable specific plans. Titles 20 and 21 of the Carlsbad Municipal Code, and the State Subdivision Map 9 Act, and will not cause serious public health problems, in that ali lots meet the minimum lot size and dimension requirements, provide the required public vehicular access, and will be 10 suitable for future residential, commercial, recreational, and community facilities development. 11 That the proposed project is compatible with the surrounding future land uses since 12 surrounding properties are designated for residential, commercial, and recreational development on the General Plan, in that the development of the Robertson Ranch West 1^ Village will include single-family and multi-family residential development as well as commercial development, community facilities, and preserved open space for both passive and active recreation. 15 3. That the site is physically suitable for the type and density of the development since the site is 2g adequate in size and shape to accommodate residential development at the density proposed, and the proposed commercial, community facilities and open space uses in that the project is 27 the creation of 308 individual single-family residential lots, two multi-family residential lots, one commercial lot, one community facilities lot, and 5 open space lots, with the larger 18 Planning Area lots established for the master plan consistent with the intent and standards developed by the Robertson Ranch Master Plan. 19 That the design of the subdivision or the type of improvements will not conflict with easements 20 of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision, in that all easements have 21 been identified and none are affected by the proposed subdivision and that the subdivision of the property includes the creation and dedication of public streets necessary for the access to 22 each newly created lot. 5. That the property is not subject to a contract entered into pursuant to the Land Conservation Act of 1965 (Williamson Act). 25 6- That the design of the subdivision and improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat, in 25 that those areas within the subdivision boundaries that include sensitive habitat are proposed to be preserved through designation as open space. Through preservation and designation 27 there is no potential for damage or injury to wildlife or its habitat. 28 PC RESO NO. 7035 1 That the discharge of waste from the subdivision will not result in violation of existing California 2 Regional Water Quality Control Board requirements, in that the project has been designed in accordance with the City's Stormwater regulations. It has been conditioned to implement 3 Best Management Practices for water quality protection and to comply with the City of Carlsbad's Standard Urban Stormwater Mitigation Plan (SUSMP), Order R9-2007-0001 issued 4 by the California Regional Water Quality Control Board for the San Diego Region, and with the City of Carlsbad's Municipal Code. The Planning Commission finds that the project, as conditioned herein, is in conformance with 6 the Elements of the City's General Plan and Robertson Ranch Master Plan (MP 02-03) based on the facts set forth in the staff report dated February 5, 2014 including, but not limited to the following: 7 8 a. Land Use - The project follows the underlying principal of the General Plan Land Use Element that the Robertson Ranch will be developed as a balanced community with a 9 range and variety of land uses including residential, recreational, preserved open space, community facilities, and commercial retail. 10 Housing - The project is consistent with the Housing Element of the General Plan and the 11 Inclusionary Housing Ordinance in that the subdivision implements the Robertson Ranch Master Plan which provides the development standards and framework for the orderly 12 development and distribution of housing types across the range of single family detached, single family attached, ownership and rental, market rate and subsidized housing for lower income households and that the project is conditioned to enter into an affordable housing agreement prior to the recordation of the final map stipulating that 101 residential units will be made available to lower income households and 56 residential units will be made available to moderate income households. 14 15 16 17 c. Noise - The project will not result in exposure of persons to or generation of noise levels in excess of standards established in the General Plan or the City of Carlsbad Noise Guidelines Manual in that residential and required recreational uses are not proposed to be developed with the project. Future discretionary permits for the construction of 28 housing or required recreation areas will include specific mitigation requirements for exterior and interior noise level compliance. 19 d. Public Safety - The project includes or has been conditioned to provide facilities to ensure 20 that the development proposal complies with the required Fire Suppression Zones, emergency access, fire hydrant locations, and fire flow requirements. 21 e. Circulation - The project provides adequate circulation infrastructure to serve the 22 projected population; and provide a circulation system that promotes safety and livability of residential neighborhoods while maintaining adequate emergency access in that, 23 primary local access to the site will be provided via West Ranch Street off of El Camino Real and secondary ingress and egress to the north via Glasgow Drive, Edinburgh Drive, 24 and Tamarack Avenue. The circulation system has been designed in conformance with Engineering and Fire Department design standards to ensure safety and livability of the 25 residential neighborhoods, while maintaining adequate access for emergency service providers and prompt evacuation capabilities for residents. All roadways (including curb, 2^ gutter, sidewalks, and decomposed granite trail) needed to serve the development will be dedicated and constructed prior to, or concurrent with, site development. The proposed 27 circulation system is designed to provide access to each of the proposed lots and dwelling units and complies with all applicable City design standards. PC RESO NO. 7035 -3- 1 Open Space & Conservation - The project preserves, protects and enhances those areas of 2 the site that provide unique and special open space functions, including, but not limited to, active and passive recreational uses, buffers between incompatible land uses, wildlife 3 habitats, and unique and desirable vegetation, in that approximately 88.3 acres, or approximately 40% of the total West Village area, is being set aside in open space. For 4 purposes of habitat protection, the project is preserving sensitive habitat within open ^ space conservation Planning Areas 1,23A, 23B, and 23C. ^ The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 14 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; g circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new 9 development prior to or concurrent with need. Specifically: 10 a- The project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. 11 The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected 12 prior to the issuance of building permit. 13 10. The project has been conditioned to pay any increase in public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements established by a Local Facilities Management Plan prepared pursuant to Chapter 21.90 of the Carlsbad Municipal Code. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project. 14 15 16 11. This project has been conditioned to comply with any requirement approved as part of the 27 Local Facilities Management Plan for Zone 14. 28 12. 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 created 19 by this project and in compliance with adopted City standards, in that all necessary supporting infrastructure is required as a condition of approval. 20 13. That the property cannot be served adequately with a public street without panhandle lots due 21 to unfavorable conditions resulting from unusual topography, surrounding land development, or lot configuration, in that Lots 12, 14, and 15, are located at the end of a cul-de-sac with 22 adequate pad depth but not adequate pad width to create standard lots and lots 42 and 43 are located along the northwestern edge of a natural slope where there is adequate pad 23 depth but not pad width to create standard lots. 24 25 26 27 28 14. That subdivision with panhandle lots will not preclude or adversely affect the ability to provide full public street access to other properties within the same block of the subject property, in that all other lots within the subdivision are served by standard lot widths. 15. That the buildable portion of the lots consists of pad areas equal to or greater than the minimum lot area required for the Planning Area which meets the requirements of Section 21.10.100(C) ofthe Carlsbad Municipal Code; PC RESO NO. 7035 -4- 1 „ 16. That the front, side, and rear property lines of the buildable lot, for purposes of determining 2 required yards, are as shown on Exhibits "}" and "S". 3 17. That any panhandle lot hereby approved satisfies all the requirements of Section 21.10.100(D) ofthe Carlsbad Municipal Code. 4 " 5 6 7 8 24 25 27 28 Planned Development Permit (PUD 13-06) 18. The proposed project is consistent with the general plan, and complies with all applicable provisions of this chapter, and all other applicable provisions ofthe Carlsbad Municipal Code, in that the density of development within each of the Planning Areas falls within the Residential Medium (RM - 4-8 du/ac) or Residential Low Medium (RLM - 0-4 du/ac) density ranges consistent with the Land Use designation identified in the Robertson Ranch Master Plan. As discussed in the project staff report, the project is consistent with all minimum development g and design standards applicable to the property as contained in Chapter 21.45 (Planned Developments). 10 19. The proposed project will not be detrimental to existing uses, or to uses specifically permitted 11 in the area in which the proposed use is to be located, and will not adversely impact the site, surroundings, or traffic, in that for the purposes of lot creation, the single family detached 12 project does not require any variances from standards; is compatible with existing surrounding single-family residential uses as permitted by the One-Family Residential (R-l) 13 Zone; and does not create any traffic circulation impacts as all internal public and private streets are designed to adequately accommodate the 15,769 Average Daily Trips (ADT) being 14 generated. 20. The project will not adversely affect the public health, safety, or general welfare, in that the project lots have been designed to comply with all applicable development standards to ensure compatibility with surrounding single-family residential uses. 15 16 17 21. The project's design, including streets and lot layout 1) Contributes to the community's overall 28 aesthetic quality, 2) Includes the use of the appropriate use of landscaping, and 3) Achieves continuity among all elements of the project, in that the project is arranged in a modified grid 19 configuration with both public and private through streets and cul-de-sacs commonly found in single family neighborhoods; commonly owned lots are fully landscaped; and the combined 20 elements (i.e. site layout, lot design, circulation system, and landscaping) create continuity in the overall project design. 21 " 22 Hillside Development Permit (HDP 13-01) 22. That hillside conditions have been properly identified on the constraints map which show 23 existing and proposed conditions and slope percentages. 23. That undevelopable areas of the project, i.e., slopes over 40% that have all of the following criteria 1) an elevation differential of greater than 15 feet, 2) a minimum area of 10,000 square feet, and 3) comprise of a prominent land form feature, have been properly identified 2g on the constraints map. PC RESO NO. 7035 1 24. That the development proposal is consistent with the intent, purpose, and requirements of the 2 Hillside Ordinance, Chapter 21.95, in that the hillside conditions are properly identified and are incorporated in the design; the project is designed to relate to the slope of the land; highly 3 visible slopes will be contour graded; the alteration of the natural hillsides will be done in an environmentally sensitive manner to preserve wildlife habitats; and the project will 4 implement NPDES measures to reduce runoff and avoid erosion. 25. That the proposed development or grading will not occur in the undevelopable portions of the site pursuant to provisions of Section 21.53.230 of the Carlsbad Municipal Code, in that no grading will occur in areas with slopes over 40%, with the exception of areas that are exempt from the hillside regulations because they were previously graded, because grading is required for a Circulation Element roadway (El Camino Real), or because the slopes have less g than 15 feet in elevation difference and an area of less than 10,000 square feet. 14 15 9 26. That the project design substantially conforms to the intent of the concepts illustrated in the Hillside Development Guidelines Manual, in that the project earthwork quantities total 9,274 10 cubic yards per graded acre. Quantities that are less than 10,000 but greater than 8,000 cubic yards per acre are considered potentially acceptable pursuant to the Carlsbad Hillside 11 Ordinance Sect. 21.95.120, and must be acceptably justified subject to the approval of the City Planner and City Engineer. Justification for the proposed level of grading quantities 12 stems from the predominantly single family residential nature of the development of the master plan. The map calls for the creation of individual pads which requires slightly more 13 cut and fill per acre. The pads will accommodate the development of single family lots along cul-de-sac streets. The approach to development of the West Village is the same design plan used for the East Village. This will create a homogeneous neighborhood development pattern. The cul-de-sac pads terrace in the same manner as the natural slope. The amount of slope in between cul-de-sac lots is limited by the internal street system which is limited to less than 6.5% slope grade. The elevation differences between the highest point of the subdivision and the lowest point is approximately 46 feet (184 - 138 above mean sea level) 27 Greater grading quantities are required to reduce the grade differences between lots which in turn reduce the road grades throughout the subdivision; and, all manufactured slopes will be 28 landscaped in accordance with the City's Landscape Guidelines Manual. 19 27. That the project design and lot configuration minimizes disturbance of hillside lands, in that the significant slope and sensitive habitat areas are being preserved in open space. 20 • 21 „ 28. The proposed project conforms to the intent of the Scenic Preservation Overlay in that the 22 proposed project complies with the provisions of the El Camino Real Corridor Development Standards as discussed in the staff report by supporting the design theme; providing future development with adequate setbacks from El Camino Real and maintaining traffic safety along El Camino Real. As designed the project will enhance the appearance of the El Camino Real (ECR) roadway and contribute to the desired easily-identifiable homogeneous single 25 design concept for ECR through landscape corridors adjacent to the ECR right-of-way and alteration to topography limited to the parameters and levels of acceptability according to 25 the ECR Corridor Development Standards. 23 24 27 28 Special Use Permit: El Camino Real Corridor (SUP 13-02) PC RESO NO. 7035 -6- 1 29. The proposed project implements the goals and objectives of the General Plan in that the 2 project improvements are located within the Robertson Ranch West Village. The General Plan and the Robertson Ranch Master Plan recognize the need for development along the El 3 Camino Real corridor for a variety of land uses. The Robertson Ranch Master Plan was found to comply with all applicable General Plan Goals, Objectives, and Policies, including Land Use. 4 The project is consistent with the Master Plan and, therefore, is also in compliance with the General Plan. 5 ^ 30. Compliance with the non-contiguous sidewalk, wood oniy street furniture and double distance street light spacing standards are infeasible for this project since a street adjacent ^ sidewalk in some instances is necessary to accommodate bus passengers and to reduce open space encroachment, wood street furniture is not as durable as alternative materials, and the g double street light spacing has already been overridden in favor of the City standard for the existing improvements to El Camino Real between the Country Store and College Boulevard 9 and should therefore also be applied to the project. Compliance with the grading standard is infeasible because of the extraordinarily steep topography within PAs 1, 7 and 11 adjacent to 10 El Camino Real. 11 31. That the scenic qualities of the corridor will continue to be maintained if the grading, non- contiguous sidewalk, wood only street furniture and double distance street light spacing 12 standards are not fulfilled since these elements are lesser components of a whole that creates the corridor's scenic quality and their absence will not adversely affect the whole. 13 14 15 32. That the project, including non-compliance with grading, non-contiguous sidewalk, wood only street furniture and double distance street light spacing standards will not have an adverse impact on traffic safety in that non-compliance with any of these standards either are not related to the movement of traffic on El Camino Real or in the case of street light spacing will 2g provide more illumination along the street frontage than required by the El Camino Real Corridor Development Standards. 17 33. That the West Village project is generally designed so as to meet the intent of the scenic 18 preservation overiay zone through the use of landscape and grading design including planted retaining walls on the slopes adjacent to El Camino Real. 19 " 20 21 22 23 24 25 28 California Environmental Quality Act 34. The City Planner has determined that: a. the project is a: (1) subsequent activity of a project for which a program EIR was prepared, and a notice for the activity has been given, which includes statements that this activity is within the scope of the program approved earlier, and that the program EIR adequately describes the activity for the purposes of CEQA) [15168( c)(2) and (e)]; and (2) project for which a Mitigated Negative Declaration was previously adopted 26 [15162]. 27 b. this project is consistent with the project cited above; PC RESO NO. 7035 1.. EIR 03-03 was certified November 2006 for the Robertson Ranch Master Plan and a 2 Mitigated Negative Declaration for the West Village was adopted in December 2012 in connection with an amendment for the Robertson Ranch Master Plan (MP 02-03D); 3 the project has no new significant environmental effect not analyzed as significant in 4 the prior EIR or Mitigated Negative Declaration; and 22 23 24 27 28 none of the circumstances requiring a Subsequent EIR or Mitigated Negative Declaration or a Supplemental EIR under CEQA Guidelines Sections 15162 or 15163 exist. General 5 6 7 8 35. That the project is consistent with the City's Landscape Manual and Water Efficient Landscape 9 Ordinance (Carlsbad Municipal Code Chapter 18.50). 10 36. That the City has adopted a Citywide Trails Program and a segment of the trail network is associated with this project. The applicant shall prepare and submit a trail plan for approval by 11 the Park and Recreation Director prior to construction. Construction shall be inspected to ensure conformity with the Standards for Design and Construction of Public Works 12 Improvements in the City of Carlsbad ("Standards"); Trail Construction Standards; and the approved plans. 13 14 15 16 17 NOTE: Unless otherwise specified herein, all conditions below shall be satisfied prior to grading permit, 18 building permit or recordation of final map, whichever comes first; or pursuant to an approved construction schedule at the discretion ofthe appropriate division manager or official. 19 If any of the following conditions fail to occur, or if they are, by their terms, to be implemented 20 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 revoke or modify all approvals herein 21 granted; deny or further condition issuance of all 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. 37. 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 to mitigate impacts caused by or reasonably related to the project, and the extent and the degree ofthe exaction is in rough proportionality to the impact caused by the project. Conditions: 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Vesting Tentative Tract Map, Planned Development Permit, Hillside 25 Development Permit, and Special Use Permit documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur 26 substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. PC RESO NO. 7035 -8- 1 3. Developer shall comply with all applicable provisions of federal, state, and local laws and 2 regulations in effect at the time of building permit issuance. 3 4. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, 4 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. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and g 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 Vesting Tentative Tract Map, Planned 9 Development Permit, Hillside Development Permit, and Special Use Permit, (b) City's approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection 10 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 11 emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the 12 City's approval is not validated. 13 6. Developer shall submit to the City Planner a reproducible 24" x 36" mylar copy of the Vesting Tentative Map reflecting the conditions approved by the final decision-making body. Developer shall include, as part of the plans submitted for any permit plancheck, a reduced legible version of all approving resolution(s) in a 24" x 36" blueline drawing format. 16 Prior to the issuance of a building permit, the Developer shall provide proof to the Director 27 from the Carisbad Unified School District that this project has satisfied its obligation to provide school facilities. 18 9. This project shall comply with all conditions and mitigation measures which are required as part 19 of the Zone 14 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. 20 10. This approval is subject to the Robertson Ranch West Village Mitigated Negative Declaration 21 and Mitigation Monitoring and Reporting Program for GPA 11-01, MP 03-02(C), and HMP 11- 03, is also subject to the Robertson Ranch Final Environmental Impact Report (EIR 03-03) and 22 Mitigation Monitoring and Reporting Program. 23 24 11. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the Ucense 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 25 Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 14, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building 26 permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. 27 28 PC RESO NO. 7035 -9- 1.. 12. Prior to the issuance of the grading permit or recordation of the final map, whichever occurs 2 first. Developer shall submit to the City a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office of the County Recorder, 3 subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Vesting Tentative Tract Map, Planned 4 Development Permit, Hillside Development Permit, and Special Use Permit by Planning Commission Resolution No. 7035 on the property. Said Notice of Restriction shall note the 5 property description, location of the file containing complete project details and all conditions g of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the ^ notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest 8 13. Developer shall submit and obtain City Planner approval of a Final Landscape and Irrigation Plan 9 showing conformance with the approved Preliminary Landscape Plan and the City's Landscape Manual. Developer shall construct and install all landscaping and irrigation as shown on the 10 approved Final Plans. All landscaping shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. All irrigation systems shall be maintained to provide the 11 optimum amount of water to the landscape for plant growth without causing soil erosion and runoff. 12 14. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape •^•3 plancheck process on file in the Planning Division and accompanied by the project's building, improvement, and grading plans. 14 15. Prior to removal or damage of any active nests or any tree pruning or removal operations during the prime nesting season, that being from March 15 to May 30, a certified biologist shall 26 survey the trees to determine if there are any active nests within 500 feet of the area of tree removal or pruning. If any active nests are located within 500 feet, no tree pruning or removal 27 operations can occur until the nests are vacated or until the end of the prime breeding season, whichever occurs later. 18 16. Prior to any tree removal or pruning operations proposed outside of the prime nesting season 19 but within the period of February 15 to August 31, a confirmation is required from a certified biologist that no disturbance to active nests or nesting activities would occur. Documentation 20 from the certified biologist consistent with these requirements shall be submitted to the City Planner for review and approval. A note to this effect shall be placed on the construction or 21 grading plans. 22 23 24 17. Developer shall establish a homeowner's association and corresponding covenants, conditions and restrictions (CC&Rs). Said CC&Rs shall be submitted to and approved by the City Planner prior to final map approval. Prior to issuance of a building permit, the Developer shall provide the Planning Division with a recorded copy ofthe official CC&Rs that have been approved by the Department of Real Estate and the City Planner. At a minimum, the CC&Rs shall contain the 25 following provisions: 26 a- General Enforcement bv the Citv. The City shall have the right, but not the obligation, to enforce those Protective Covenants set forth in this Declaration in favor of, or in which the 27 City has an interest. 28 PC RESO NO. 7035 -10- 1 Notice and Amendment. A copy of any proposed amendment shall be provided to the City 2 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 3 days for the official record ^ 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 Association's Easements" 5 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 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 same be carried out by the Association within a g period of thirty (30) days from the giving of such notice. In the event that the Association fails to carry out such maintenance of the Common Area Lots and/or Association's 9 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 10 from the Owners as provided herein. 11 d. Special Assessments Levied bv the Citv. In the event the City has performed the necessary maintenance to either Common Area Lots and/or Association's Easements, the City shall 12 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 Easements. The City shall •^3 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 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 the Association shall fail to pay such invoice in full within the 26 period specified, payment shall be deemed delinquent and shall be subject to a late charge in an amount equal to six percent (6%) of the amount of the invoice. Thereafter the City 27 n^ay pursue collection from the Association by means of any remedies available at law or in equity. Without limiting the generality of the foregoing, in addition to all other rights and 18 remedies available to the City, the City may levy a special assessment against the Owners of each Lot in the Project for an equal pro rata share ofthe invoice, plus the late charge. Such 19 special assessment shall constitute a charge on the land and shall be a continuing lien upon each Lot against which the special assessment is levied. Each Owner in the Project hereby 20 vests the City with the right and power to levy such special assessment, to impose a lien upon their respective Lot and to bring all legal actions and/or to pursue lien foreclosure 21 procedures against any Owner and his/her respective Lot for purposes of collecting such special assessment in accordance with the procedures set forth in Article of this 22 Declaration. Landscape Maintenance Responsibilities. The HOAs and individual lot or unit owner landscape maintenance responsibilities shall be as set forth in Exhibit . 14 15 23 24 f. Balconies, trellis, and decks. The individual lot or unit owner allowances and prohibitions 25 regarding balconies, trellis, and decks shall be as set forth in Exhibit . 26 27 28 PC RESO NO. 7035 -11- 14 15 16 23 24 25 19. Prior to approval of the final map, the Developer shall: 1) consult with the United States Fish and Wildlife Service (USFWS) regarding the impacts of the Project; and 2) obtain any permits required by the USFWS. 20. Developer shall submit a street name list consistent with the City's street name policy subject to the City Planner's approval prior to final map approval. 1 18. Developer shall provide bus stops to service this development at locations and with reasonable 2 facilities to the satisfaction of the North County Transit District and the City Planner. Said facilities, if required, shall be free from advertising and shall at a minimum include a bench and 3 a pole for the bus stop sign. The facilities shall be designed to enhance or be consistent with basic architectural theme ofthe project. 4 5 6 7 8 21. Prior to the issuance of any permits for the project, the applicant shall submit to the City 9 Planner a digital copy of the biology report exhibits in Autocad DWG or ESRI-Shape-File Format registered to CCS zone 6 NAD 83. The City Planner has the discretion to waive this condition 10 based on factors such as the scope of the study and the format in which the exhibits were prepared. 11 22. If satisfaction of the school facility requirement involves a Mello-Roos Community Facilities 12 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, then in addition to any 13 other disclosure required by law or Council policy, the Developer shall disclose to future owners in the project, to the maximum extent possible, the 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 City Planner 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. 27 23. Prior to the recordation of the final map for any phase of this project, or where a map is not being processed, prior to the issuance of building permits for any lots or units, the Developer 18 shall enter into an Affordable Housing Agreement with the City to provide and deed restrict 101 dwelling units as affordable to lower-income households and 56 dwelling units as affordable to 19 moderate income households for 55 years, in accordance with the requirements and process set forth in Chapter 21.85 of the Carlsbad Municipal Code. The draft Affordable Housing 20 Agreement shall be submitted to the City Planner no later than 60 days prior to the request to final the map. The recorded Affordable Housing Agreement shall be binding on all future 21 owners and successors in interest. 22 24. Developer shall dedicate, on the final map, an open space easement for those portions of lots 325, and 342-345, which are in slopes, wetlands, coastal sage scrub, or other constrained land plus all other lands set aside as part of the Citywide Open Space System, to prohibit any encroachment or development, including but not limited to fences, walls, decks, storage buildings, pools, spas, stairways, and landscaping except for those improvements shown on the approved exhibits. 26 25. Removal of native vegetation and development of Open Space Lot(s) 325, and 342-345, including but not limited to fences, walls, decks, storage buildings, pools, spas, stairways, and 27 landscaping, other than that approved as part of the grading plan, improvement plans, biological revegetation program, landscape plan, etc., as shown on Exhibits "A" - "W" and "Ll- 28 PC RESO NO. 7035 -12- 1 L29", is specifically prohibited, except upon written order of the Carlsbad Fire Department for 2 fire prevention purposes, or upon written approval of the City Planner, based upon a request from the Homeowners Association accompanied by a report from a qualified arborist/botanist 3 indicating the need to remove specified trees and/or plants because of disease or impending danger to adjacent habitable dwelling units. For areas containing native vegetation, the report 4 required to accompany the request shall be prepared by a qualified biologist. 26. Prior to the recordation of the final map, the Developer shall provide an irrevocable offer of dedication to the City of Carlsbad for a trail easement for trail(s) shown on the Vesting Tentative Tract Map within Lot(s) 342-345. If the City of Carlsbad accepts dedication ofthe trail ^ easement, the trail shall be constructed by the applicant at its expense as a public trail and will be maintained by of the City of Carlsbad. If the City of Carlsbad does not accept dedication of g the trail easement, the trail shall still be constructed by the applicant at its expense but it shall be constructed as a private trail open to the public and shall be the maintenance responsibility 9 of the applicant or its successor in interest (i.e. Master Homeowners Association). 10 27. Prior to the development of Lot 337, the Developer shall provide an irrevocable offer of dedication within Lot 337 to the City of Carlsbad for a trail easement for trail(s) consistent with 11 the Robertson Ranch Master Plan Figure III-9. If the City of Carlsbad accepts dedication of the trail easement, the trail shall be constructed by the applicant at its expense as a public trail and 12 will be maintained by of the City of Carlsbad. If the City of Carlsbad does not accept dedication of the trail easement, the trail shall still be constructed by the applicant at its expense but it 13 shall be constructed as a private trail open to the public and shall be the maintenance responsibility of the applicant or its successor in interest (i.e. Master Homeowners Association). 15 28. A wildlife crossing warning sign shall be installed on Robertson Road intersecting the habitat 2g areas between PA 1 and PA 23A, Glasgow Drive between PA 23A and PA 23B, and Gage Drive between PA 23B and PA 23C in a size and design satisfactory to the City Engineer. 17 18 .. 29. Prior to hauling dirt or construction materials to or from any proposed construction site within 19 this project. Developer shall apply for and obtain approval from the city engineer for the proposed haul route. 20 30. This project is approved upon the express condition that building permits will not be issued for 21 the development of the subject property, unless the district engineer has determined that adequate water and sewer facilities are available at the time of permit issuance and will 22 continue to be available until time of occupancy. 23 24 25 26 27 28 Engineering 31. Prior to approval of the final map. Developer shall receive approval of a lot line adjustment, application no. ADJ 13-01, as it relates to the proposed subdivision boundary as shown on the Vesting Tentative Map all to the satisfaction ofthe City Engineer. PC RESO NO. 7035 -13- 33. This project is a Vesting Tentative Map. Developer shall prepare, submit and process for city engineer approval a final map to subdivide this project. 1 32. This project includes both public and private improvements. Developer shall submit to the city 2 engineer an acceptable instrument, via CC&R's and/or other recorded document, addressing the maintenance, repair, and replacement of private improvements within this subdivision, 3 including but not limited to private streets, sidewalk, curb, gutter, signage, storm drains, raised median islands, traffic circles, street lights, bioretention basins and storm drain facilities located 4 therein and to distribute the costs of such maintenance in an equitable manner among the owners ofthe properties within this subdivision. 5 6 ^ 34. Unless otherwise approved, this project is approved for up to 2 final maps for the purposes of g recordation in the order of phasing shown on the Vesting Tentative Map all to the satisfaction ofthe City Engineer and City Planner. 9 35. Developer shall install sight distance corridors at all street intersections and driveways in 10 accordance with City Engineering Standards and the City Landscape Manual. The property owner and/or Home Owners Association shall maintain this condition. 11 36. Developer shall submit to the city engineer written approval from North County Transit District 12 (NCTD) demonstrating mass-transit improvement requirements for this project have been satisfied. 13 '• 14 15 16 38. Developer shall cause property owner to execute and submit to the city engineer for 17 recordation the city's standard form Drainage Hold Harmless Agreement. 18 39. Developer shall cause property owner to execute and submit to the city engineer for recordation, the city's standard form Panhandle Lot Hold Harmless Agreement. 19 40. Developer shall cause property owner to submit an executed copy to the city engineer for 20 recordation a city standard Permanent Stormwater Quality Best Management Practice Maintenance Agreement. 21 22 23 Fees/Agreements 37. Developer shall cause property owner to execute and submit to the city engineer for recordation, the city's standard form Geologic Failure Hold Harmless Agreement. 41. Developer shall cause property owner to apply for, execute, and submit, to the city engineer for recordation, an Encroachment Agreement covering private raised median islands (includes curbs, hardscape, pavers, landscaping, irrigation, etc.) located over proposed public right-of-way or easements as shown on the Vesting Tentative Map. Developer shall pay processing fees per 24 the city's latest fee schedule. 25 42. This project shall be annexed into City of Carlsbad Street Lighting and Landscaping District No. 2 (SL&LD #2). Developer shall cause property owner to execute an agreement to annex the 26 subject property into 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 27 #2. 28 PC RESO NO. 7035 -14- 1 43. Developer shall cause property owner to execute and submit to the city engineer for 2 recordation the city's standard form Street Tree Maintenance Agreement. 3 Grading 4 44. Based upon a review of the proposed grading and the grading quantities shown on the Vesting Tentative Map, a grading permit for this project is required. Developer shall prepare and submit plans and technical studies/reports for city engineer review, post security and pay all applicable grading plan review and permit fees per the city's latest fee schedule. ^ 45. Supplemental grading plans are required for precise grading associated with this project. Developer shall prepare, and submit for approval, grading plans for the precise grading within g this Vesting Tentative Map boundary all subject to city engineer approval. 9 46. No offsite construction shall occur until Developer obtains offsite permission from the owners of the affected properties. Offsite permissions shall be provided to city to the satisfaction of 10 the city engineer. 11 47. Developer shall comply with the city's Stormwater Regulations, latest version, and shall implement best management practices at all times. Best management practices include but are 12 not limited to pollution control practices or devices, erosion control to prevent silt runoff during construction, general housekeeping practices, pollution prevention and educational practices, 13 maintenance procedures, and other management practices or devices to prevent or reduce the discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the maximum extent practicable. Developer shall notify prospective owners and tenants ofthe above requirements. 14 15 2g 48. Prior to the issuance of a grading permit, developer shall submit to the city engineer receipt of a Notice of Intent from the State Water Resources Control Board. 17 49. Prior to the issuance of grading permit or building permit, whichever occurs first, developer 18 shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3 SWPPP). The TIER 3 SWPPP shall comply with current requirements and provisions established by the 19 San Diego Regional Water Quality Control Board and City of Carlsbad Requirements. The TIER 3 SWPPP shall identify and incorporate measures to reduce storm water pollutant runoff during 20 construction of the project to the maximum extent practicable. Developer shall pay all applicable SWPPP plan review and inspection fees per the city's latest fee schedule. 21 50. This project is subject to 'Priority Development Project' requirements. Developer shall prepare 22 and process a Storm Water Management Plan (SWMP), subject to city engineer approval, to demonstrate how this project meets new/current storm water treatment requirements per the city's Standard Urban Storm Water Management Plan (SUSMP), latest version. In addition to 24 new treatment control BMP selection criteria in the SUSMP, the developer shall use low impact development (site design) approaches to ensure that runoff from impervious areas (roofs, 25 pavement, etc.) are drained through landscaped (pervious) areas prior to discharge. Developer shall pay all applicable SWMP plan review and inspection fees per the city's latest fee schedule. 26 51. Developer is responsible to ensure that all final design plans (grading plans, improvement plans, 27 landscape plans, building plans, etc.) incorporate all source control, site design, treatment control BMP, hydromodification measures, and Low Impact Design (LID) facilities. 28 PC RESO NO. 7035 -15- 1 52. Developer shall submit documentation, subject to city engineer approval, demonstrating how 2 this project complies with Hydromodification requirements per the city's SUSMP, latest version. Documentation shall be included within the Storm Water Management Plan (SWMP). 3 4 5 6 14 15 Dedications/Improvements 53. Developer shall cause property owner to dedicate to the city the easements for El Camino Real, Wadsworth Street, Wellspring Street, Robertson Road, Portola Court, Nelson Court, La Paz Court, Trailblazer Way, West Ranch Street and those portions of Glasgow Drive, Gage Drive Street and Edinburgh Drive for public street & public utility purposes as shown on the Vesting ^ Tentative Map. The offer shall be made by a certificate on the final map. All land so offered shall be free and clear of all liens and encumbrances and without cost to the city. Streets that g are already public are not required to be rededicated. Additional easements may be required at final design to the satisfaction ofthe city engineer. 9 54. Developer shall cause property owner to dedicate to the city the easements over the private 10 streets for Borden Court, Crespi Court, Kentner Court, Chase Court and those portions of Glasgow Drive and Gage Drive, for general access 8i public utility purposes as shown on the 11 Vesting Tentative Map. The offer shall be made by a certificate on the final map. All land so offered shall be free and clear of all liens and encumbrances and without cost to the city. 12 55. Developer shall cause property owner to dedicate to the city the easements for public sewer, 13 storm drain, pedestrian access and trail purposes as shown on the Vesting Tentative Map. The offer shall be made by a certificate on the final map. All land so offered shall be free and clear of all liens and encumbrances and without cost to the city. 56. Developer shall cause owner to irrevocably offer to the city the easements for drainage 2g purposes as shown on the Vesting Tentative Map. The offer shall be made by a certificate on the final map. All land so offered shall be free and clear of all liens and encumbrances and 27 without cost to the city. Additional easements may be required at final design to the satisfaction ofthe city engineer. 18 57. Unless otherwise approved by the city engineer, developer shall obtain easements for 19 construction and temporary slope purposes as necessary to construct the public improvements shown on this Vesting Tentative Map and those improvements shown on the 20 exhibits for CDP 11-10. 21 58. Developer shall design private drainage systems, as shown on the Vesting Tentative Map to public standards to the satisfaction of the city engineer. All private drainage systems (12" 22 diameter storm drain and larger) shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private drainage systems. 24 59. Developer shall design and construct a second (dual) left turn lane on northbound El Camino Real to westbound Tamarack Avenue as listed in the city's Capital Improvement Program. 25 Developer may be eligible for reimbursement for construction of these improvements based on available funds from the city's capital improvement program. Prior to construction of the 26 improvements, developer shall enter into a reimbursement agreement to the satisfaction of the Transportation Director, Finance Director and City Attorney. 27 " PC RESO NO. 7035 -16- 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 60. Developer shall prepare and process public improvement plans and, prior to city engineer approval of said plans, shall execute a city standard Subdivision Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the Vesting Tentative Map. Said improvements shall be installed to city standards to the satisfaction ofthe city engineer. These improvements include, but are not limited to: A. Construct public road and utility improvements for Wadsworth Street, Wellspring Street, Robertson Road, Portola Court, Nelson Court, La Paz Court, West Ranch Street, Trailblazer Way and those portions of Glasgow Drive, Gage Drive Street and Edinburgh Drive and shall construct a right-in right-out where Robertson Road intersects with existing Tamarack Ave as shown on the Vesting Tentative Map, to city standards, all to the satisfaction of the city engineer. B. Construct private road, private storm drain and public utility improvements to Borden Court, Crespi Court, Kentner Court, Chase Court, and those portions of Glasgow Drive and Gage Drive as shown on the Vesting Tentative Map, to city standards, all to the satisfaction of the city engineer. C. Construct remaining full-width grading, surface and utility improvements on El Camino Real, to prime arterial standards, along the entire project frontage, from Tamarack Avenue to Cannon Road including necessary transitions in both lane directions. All road intersections from Cannon Road to Tamarack Avenue shall be constructed to ultimate (build-out) condition. Obtain full-width right-of-way dedication and provide: three thru-lanes (each direction), potable water, recycled water, sanitary sewer, storm drainage, undergrounding of overhead utilities, grading, paving, sidewalk, curb & gutter, street lights, parkway landscaping, striping, signage, median curbs, median hardscape, and median landscape/irrigation as shown on exhibits for CDP 11-10 all to the satisfaction of the city engineer. D. Re-stripe northbound El Camino Real just south of the intersection of Cannon Road to allow for a shared thru/right-turn lane to the satisfaction of the city engineer. E. Construct right-turn only lane on northbound El Camino Real at Tamarack Avenue. Re-stripe northbound El Camino Real north of Tamarack Avenue to allow for a transition from three lanes to two lanes to the satisfaction of the City Engineer. Coordinate improvements as necessary to transition/match with city widening project for El Camino Real north of Tamarack Avenue. F. On southbound El Camino Real at Cannon Road, construct a second southbound left turn lane to eastbound Cannon Road, subject to city engineer approval. G. On southbound El Camino Real, construct a shared thru/right-turn lane at Tamarack Avenue, which may be accomplished through widening or re-striping, subject to approval by the city engineer. H. Extend the sewer in El Camino Real to serve this project as shown on the Vesting Tentative Map. Extend public sewer necessary to intercept existing sewer flows from the northeriy existing development (CT 76-12) near Edinburgh Drive as shown on the Vesting Tentative Map. Developer shall coordinate with city to decommission the existing Gateshead lift station to the satisfaction of the city engineer. I. Remove the existing sewer lift station at the northeast corner of El Camino Real and Tamarack Ave subject to approval by the city engineer. PC RESO NO. 7035 -17- 1 J. Construct all private and public onsite drainage infrastructure to collect, convey .and 2 discharge storm water on or through the project, to city standards, as shown on the Vesting Tentative Map. Unless otherwise approved. Developer shall construct Facility 3 BFA pursuant to Local Facilities Management Plan Zone 14 to the satisfaction of the city engineer. 4 K. Construct an 8" and 12" recycled wateriine along the frontage of El Camino Real as shown on the Vesting Tentative Map to the satisfaction of the district engineer. L. Abandon the existing 14" potable wateriine traversing the project and replace it with a 16" potable wateriine as shown on the Vesting Tentative Map to the satisfaction of the district engineer. ^ M. Construct a potable water pressure reducing station in planning area 9/10 as shown on the Vesting Tentative Map in accordance with the approved water study for MP g 02-03 including all appurtenances all to the satisfaction of the district engineer. 9 Developer shall pay the standard improvement plan check and inspection fees. Improvements listed above shall be constructed within 36 months of approval of the subdivision or 10 development improvement agreement or such other time as provided in said agreement. 11 61. Developer shall coordinate with the city regarding the construction of Trailblazer Way as it relates to serving PA 13. If city proceeds to develop the Fire Station No.3 in advance of 12 Developer, a cost sharing agreement may be executed to cover mutual-shared costs of the street and utility improvements. If Developer proceeds to developer PA 13 in advance of city, 13 Developer shall extend road and public utility improvements for Trailblazer Way in accordance with city standards as necessary to serve this project. 14 62. Developer shall prepare and process improvement plans and, prior to approval, shall execute a city standard Subdivision Improvement Agreement to install and shall post security in 2g accordance with C.M.C. Section 20.16.070 for public signal improvements shown on the Vesting Tentative Map. Said improvements shall be installed to city standards to the satisfaction ofthe 27 city engineer. More specifically, these signal improvements include but are not limited to re- constructing the existing traffic signal at the intersection of El Camino Real and Cannon Road, 18 including all appurtenances and traffic signal interconnect conduit and cable, to accommodate the ultimate improvements to El Camino Real proposed by this project. Developer shall install 19 the traffic signal only with written authorization from the city engineer. Developer shall pay the standard improvement plan check and inspection fees. Improvements listed above shall be 20 constructed within 36 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. 21 63. Developer shall prepare and process improvement plans and, prior to approval, shall execute a 22 city standard Subdivision Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public signal improvements shown on the Vesting Tentative Map. Said improvements shall be installed to city standards to the satisfaction ofthe city engineer. More specifically, these signal improvements include but are not limited to constructing a new fully actuated traffic signal including all appurtenances and traffic signal 25 interconnect conduit and cable, at the intersection of El Camino Real and Lisa Street/West Ranch Street. Developer shall install the traffic signal only with written authorization from the 26 city engineer. Developer shall pay the standard improvement plan check and inspection fees. Improvements listed above shall be constructed within 36 months of approval of the 27 subdivision or development improvement agreement or such other time as provided in said agreement. 23 24 28 PC RESO NO. 7035 -18- 1.. 64. Developer shall prepare and process improvement plans and, prior to approval, shall execute a 2 city standard Subdivision Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public signal improvements shown on the Vesting 3 Tentative Map. Said improvements shall be installed to city standards to the satisfaction of the city engineer. More specifically, these signal improvements include but are not limited to re- 4 constructing the existing traffic signal at the intersection of El Camino Real and Kelly Drive, including all appurtenances and traffic signal interconnect conduit and cable, to accommodate 5 the ultimate improvements to El Camino Real proposed by this project. Developer shall install ^ the traffic signal only with written authorization from the city engineer. Developer shall pay the standard improvement plan check and inspection fees. Improvements listed above shall be ^ constructed within 36 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. 8 65. Developer shall prepare and process improvement plans and, prior to approval, shall execute a 9 city standard Subdivision Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public signal improvements shown on the Vesting 10 Tentative Map. Said improvements shall be installed to city standards to the satisfaction of the city engineer. More specifically, these signal improvements include but are not limited to re- 11 constructing the existing traffic signal at the intersection of El Camino Real and Tamarack Avenue, including all appurtenances and traffic signal interconnect conduit and cable, to 12 accommodate the ultimate improvements to El Camino Real proposed by this project. Developer shall install the traffic signal only with written authorization from the city engineer. 13 Developer shall pay the standard improvement plan check and inspection fees. Improvements listed above shall be constructed within 36 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. 14 15 66. Developer shall cause owner to waive direct access rights on the final map for all lots abutting 2g El Camino Real and West Ranch Street, excepting the access points shown on this Vesting Tentative Map. 17 67. Developer shall underground all existing overhead utilities along/within the subdivision 28 boundary. 19 68. Developer shall provide all-weather maintenance access roads to the public drainage facilities (e.g.: headwalls, rip-rap field, etc.) for this project to the satisfaction of the city engineer. 20 Where maintenance access roads are not practical and/or permitted, developer shall incorporate low-maintenance design features to the satisfaction ofthe city engineer. 21 22 23 24 Non-Mapping Notes 69. Add the following notes to the final map as non-mapping data: A. Developer has executed a city standard Subdivision Improvement Agreement and has posted security in accordance with C.M.C. Section 20.16.070 to install public 25 improvements shown on the Vesting Tentative Map. These improvements include, but are not limited to: 26 1) Construct public road and utility improvements for Wadsworth Street, Wellspring Street, Robertson Road, Portola Court, Nelson Court, La Paz Court, 27 West Ranch Street, Trailblazer Way and those portions of Glasgow Drive, Gage Drive Street and Edinburgh Drive and shall construct a right-in right-out PC RESO NO. 7035 -19-28 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 2) 3) 4) 5) 6) 7) 8) 9) 10) 11) 12) PC RESO NO. 7035 where Robertson Road intersects with existing Tamarack Ave as shown on the Vesting Tentative Map, to city standards, all to the satisfaction of the city engineer. Construct private road, private storm drain and public utility improvements to Borden Court, Crespi Court, Kentner Court, Chase Court, and those portions of Glasgow Drive and Gage Drive as shown on the Vesting Tentative Map, to city standards, all to the satisfaction of the city engineer. Construct remaining full-width grading, surface and utility improvements on El Camino Real, to prime arterial standards, along the entire project frontage, from Tamarack Avenue to Cannon Road including necessary transitions in both lane directions. All road intersections from Cannon Road to Tamarack Avenue shall be constructed to ultimate (build-out) condition. Obtain full- width right-of-way dedication and provide: three thru-lanes (each direction), potable water, recycled water, sanitary sewer, storm drainage, undergrounding of overhead utilities, grading, paving, sidewalk, curb & gutter, street lights, parkway landscaping, striping, signage, median curbs, median hardscape, and median landscape/irrigation as shown on exhibits for CDP 11-10 all to the satisfaction of the city engineer. Re-stripe northbound El Camino Real just south of the intersection of Cannon Road to allow for a shared thru/right-turn lane to the satisfaction of the city engineer. Construct right-turn only lane on northbound El Camino Real at Tamarack Avenue. Re-stripe northbound El Camino Real north of Tamarack Avenue to allow for a transition from three lanes to two lanes to the satisfaction of the City Engineer. Coordinate improvements as necessary to transition/match with city widening project for El Camino Real north of Tamarack Avenue. On southbound El Camino Real at Cannon Road, construct a second southbound left turn lane to eastbound Cannon Road, subject to city engineer approval. On southbound El Camino Real, construct a shared thru/right-turn lane at Tamarack Avenue, which may be accomplished through widening or re- striping, subject to approval by the city engineer. Extend the sewer in El Camino Real to serve this project as shown on the Vesting Tentative Map. Extend public sewer necessary to intercept existing sewer flows from the northerly existing development (CT 76-12) near Edinburgh Drive as shown on the Vesting Tentative Map. Developer shall coordinate with city to decommission the existing Gateshead lift station to the satisfaction of the city engineer. Remove the existing sewer lift station at the northeast corner of El Camino Real and Tamarack Ave subject to approval by the city engineer. Construct public road and public utility improvements as necessary to extend Glasgow and Edinburgh Drive as shown on the Vesting Tentative Map. Construct all private and public onsite drainage infrastructure to collect, convey and discharge storm water on or through the project, to city standards, as shown on the Vesting Tentative Map. Unless otherwise approved. Developer shall construct Facility BFA pursuant to Local Facilities Management Plan Zone 14 to the satisfaction of the city engineer. Construct an 8" and 12" recycled wateriine along the frontage of El Camino Real as shown on the Vesting Tentative Map to the satisfaction of the district engineer. -20- 1.. 13) Abandon the existing 14" potable wateriine traversing the project and replace 2 it with a 16" potable wateriine as shown on the Vesting Tentative Map to the satisfaction of the district engineer. 3 14) Construct a potable water pressure reducing station in planning area 9/10 as shown on the Vesting Tentative Map in accordance with the approved water 4 study for MP 02-03 including all appurtenances all to the satisfaction of the ^ district engineer. ^ B. Developer has executed a city standard Subdivision Improvement Agreement and has posted security in accordance with C.M.C. Section 20.16.070 to install public signal ^ improvements shown on the Vesting Tentative Map. These signal improvements include but are not limited to re-constructing the existing traffic signal at the g intersection of El Camino Real and Cannon Road, including all appurtenances and traffic signal interconnect conduit and cable, to accommodate the ultimate improvements to 9 El Camino Real proposed by this project. 10 C. Developer has executed a city standard Subdivision Improvement Agreement and has posted security in accordance with C.M.C. Section 20.16.070 to install public signal 11 improvements shown on the Vesting Tentative Map. These signal improvements include but are not limited to provide a fully actuated signal including all appurtenances 12 and traffic signal interconnect conduit and cable, at the intersection of El Camino Real and Lisa Street/West Ranch Street. 13 Developer has executed a city standard Subdivision Improvement Agreement and has •14 posted security in accordance with C.M.C. Section 20.16.070 to install public signal improvements shown on the Vesting Tentative Map. These signal improvements include but are not limited to re-constructing the existing traffic signal at the 2g intersection of El Camino Real and Kelly Drive, including all appurtenances and traffic signal interconnect conduit and cable, to accommodate the ultimate improvements to 27 El Camino Real proposed by this project. 18 E. Developer has executed a city standard Subdivision Improvement Agreement and has posted security in accordance with C.M.C. Section 20.16.070 to install public signal 19 improvements shown on the Vesting Tentative Map. These signal improvements include but are not limited to re-constructing the existing traffic signal at the 20 intersection of El Camino Real and Tamarack Avenue, including all appurtenances and traffic signal interconnect conduit and cable, to accommodate the ultimate 21 improvements to El Camino Real proposed by this project. Building permits will not be issued for development of the subject property unless the 22 appropriate agency determines that sewer and water facilities are available. 23 24 27 28 Geotechnical Caution: 1) The owner of this property on behalf of itself and all of its successors in interest 25 has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any geological failure, ground water seepage or land 26 subsidence and subsequent damage that may occur on, or adjacent to, this subdivision due to its construction, operation or maintenance. PC RESO NO. 7035 -21- 1 No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted 2 to encroach within the area identified as a sight distance corridor as defined by City of Carlsbad Engineering Standards or line-of-sight per Caltrans standards. 3 The owner of this property on behalf of itself and all of its successors in interest has 4 agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any diversion of waters, the alteration of the normal flow of surface 5 waters or drainage, or the concentration of surface waters or drainage from the drainage system or other improvements identified in the city approved development plans; or by the design, construction or maintenance of the drainage system or other improvements identified in the city approved development plans. Utilities 71. Developer shall meet with the fire marshal to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the district engineer. 9 70. Developer shall abandon the existing 14" potable wateriine that traverses this project and replace it with a 16" potable wateriine in the preliminary alignment as shown on the Vesting 10 Tentative Map, including all appurtenances per District standards. Developer shall provide hi- lining if necessary to maintain the water network to the satisfaction of the District Engineer. 11 The Developer, by constructing permanent 'upsized' wateriine improvements, may be eligible for reimbursement by the water collection fee program. Prior to construction of the 12 improvements, developer shall enter into a reimbursement agreement to the satisfaction of the District Engineer, Finance Director and City Attorney. 13 14 15 16 72. Developer shall design and construct public facilities within public right-of-way or within 27 minimum 20-foot wide easements granted to the district or the City of Carlsbad. At the discretion of the district or city engineer, wider easements may be required for adequate 18 maintenance, access and/or joint utility purposes. Developer shall dedicate public water easements for the proposed pressure reducing station to the satisfaction of the district 19 engineer. 20 73. Prior to issuance of building permits, developer shall pay all fees, deposits, and charges for connection to public facilities. 21 74. The developer shall design landscape and irrigation plans utilizing recycled water as a source 22 and prepare and submit a colored recycled water use map to the Planning Department for processing and approval by the district engineer. 24 75. Developer shall install potable water and/or recycled water services and meters at locations approved by the district engineer. The locations of said services shall be reflected on public 25 improvement plans. 26 76. The developer shall design and construct public water, sewer, and recycled water facilities substantially as shown on the Vesting Tentative Map to the satisfaction ofthe district engineer 27 and city engineer. 28 PC RESO NO. 7035 -22- Code Reminders: 78. Park in-lieu fees for this project have been satisfied per the approved Parkland Agreement for Robertson Ranch on file with the city clerk. The project is subject to all applicable provisions of local ordinances, including but not limited to the 3 following: 4 77. This Vesting Tentative Map shall expire two years from the date on which the City Council voted to approve this application. 5 6 ^ " 79. Some improvements shown on the Vesting Tentative Map and/or required by these conditions g 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 9 developer shall immediately initiate negotiations to acquire such property. The developer shall use its best efforts to effectuate negotiated acquisition. If unsuccessful, developer shall 10 demonstrate to the city engineer its best efforts, and comply with the requirements of the Carlsbad Municipal Code Section 20.16.095 to notify and enable the city to successfully acquire 11 said property by condemnation. 12 80. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and 13 floor area contained in the staff report and shown on the Vesting Tentative Map are for planning purposes only. 14 •' 15 81. This project is a Vesting Tentative Map per Carlsbad Municipal Code Section 20.17. 82. 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 permit issuance, 27 except as otherwise specifically provided herein. 18 83. Any signs proposed for this development shall at a minimum be designed in conformance with the City's Sign Ordinance and shall require review and approval of the City Planner prior to 19 installation of such signs. 20 84. 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 permit issuance, 21 except as otherwise specifically provided here. 22 23 24 25 26 27 PC RESO NO. 7035 -23- 10 11 12 14 15 16 17 20 21 22 23 24 25 26 27 28 NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, 3 reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from date of approval to protest Imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 56020(a), and file the protest and any other required Information with the City Manager for processing in accordance with g Carisbad 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. 7 You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT 8 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 9 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. PASSED, APPROVED, AND ADOPTED at a regular meeting ofthe Planning Commission of the City of Carlsbad, California, held on February 5,2014, by the following vote, to wit: AYES: Chairperson Black, Commissioners Anderson, L'Heureux, Schumacher, Scully, Segall and Siekmann NOES: ABSENT: ABSTAIN: 19 NEIL BLACK, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: DON NEU City Planner PC RESO NO. 7035 -24- ^ , ^ The City of Carlsbad Plannmg Division A REPORT TO THE PLANNING COMMISSION Item No. P.C AGENDA OF: February 5, 2014 Application complete date: October 11, 2013 Project Planner: Christer Westman Project Engineer: Jeremy Riddle SUBJECT: GPA 13-02/MP 02-03fE)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERTSON RANCH WEST VILLAGE - Request for a recommendation of approval of a General Plan Amendment, Master Plan Amendment, Vesting Tentative Tract Map, Planned Development Permit, Hillside Development Permit, and Special Use Permit to subdivide and grade a 201.37 acre site into 345 lots including 308 single-family residential lots, 2 multi-family lots for the future development of 364 dwelling units, one 12 acre commercial lot, 5 open space lots, 5 neighborhood recreation lots, 1 Community Facilities lot, 9 private street lots, and 14 lots to be owned by future Home Owners' Associations on property generally located south of Tamarack Avenue, north and east of El Camino Real and north of Cannon Road in Local Facilities Management Zone 14. The City Planner has determined that this project is within the scope of the Robertson Ranch Master Plan EIR 03-03 and Mitigated Negative Declaration adopted for GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - Robertson Ranch West Village on October 17, 2012. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 7034 and 7035 RECOMMENDING APPROVAL of General Plan Amendment (GPA 13-02), Master Plan Amendment (MP 02-03(E)), Vesting Tentative Tract Map (CT 13-03), Planned Development Permit (PUD 13-06), Hillside Development Permit (HDP 13-01), and Special Use Permit (SUP 13-02) based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The project is a follow-up to the 13 lot master tentative map (CT 11-01) approved by the City Council in December 2012 for the Robertson Ranch West Village. This subsequent project is proposed on the same property, but further implements the Robertson Ranch Master Plan and involves the relocation of Planning Area 4, a one acre Open Space Land Use designated community recreation area within the West Village ofthe Robertson Ranch Master Plan, approximately 500 feet to the west which requires an amendment to the General Plan as well as the Robertson Ranch Master Plan, and the mass grading and master subdivision of the 201.37 acre Robertson Ranch West Village into 345 lots for a range of future uses described above. All of the future uses will require subsequent individual discretionary permit approvals prior to the issuance of a building permit. The West Village constitutes the final area of development in the Robertson Ranch Master Plan area of the City of Carlsbad. The 398.0 acre Robertson Ranch Master Plan area consists of undeveloped agricultural lands (in the West Village) and property under development (in the East Village) located on the lower slopes of the foothills that comprise the Aqua Hedionda area of the City of Carlsbad, approximately two miles from the Pacific Ocean. The Robertson Ranch site is located approximately 1.5 miles east of Interstate 5. The Robertson Ranch site consists of rolling hills and high terraces with three distinct drainages traversing the property on the west, central, and eastern portions. The property is also traversed by two SDG&E utility easements containing high voltage electrical lines, poles and associated roads. The majority of the V GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 2 project site consists of agricultural lands and the property has been farmed since 1928. The property also contains a variety of native vegetation communities including chemise chaparral and Diegan coastal sage scrub communities located on the higher slopes and canyons which are too steep for development, with riparian habitat located within the natural drainages. Calavera Creek, a tributary to the Agua Hedionda Creek, runs north to south along the eastern boundary of the Robertson Ranch and through an existing box culvert under College Boulevard and Cannon Road. The Robertson Ranch property supports a number of sensitive plant and animal species, including the California gnatcatcher and Least Bell's Vireo. Table "A" below includes the General Plan designations, zoning, and current land uses of the West Village project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site Residential Low Medium (RLM) Residential Medium (RM) Residential High (RH) Community Facilities (CF) Local Shopping Center (L) Open Space (OS) One Family Residential (R-l) Residential Density-Multiple (RD-M) Community Facilities (CF) Local Shopping Center (CL) Open Space (OS) Vacant Agriculture North Residential Low Medium (RLM) One Family Residential (R-l) Single Family Residential South Residential Low Medium (RLM) Local Shopping Center (L) Residential Agriculture (RA) Residential Mobile Home Park (RMHP) Local Shopping Center (CL) Single Family Residential, Mobile Home Park, and Commercial East Residential Medium (RM) Residential Medium High (RMH) Residential High (RH) Open Space (OS) Residential Density-Multiple (RD-M) Open Space (OS) Multi-Family, Single-Family Residential, and Sage Creek High School West Residential Medium (RM) One Family Residential (R-l) Single Family Residential The entire Robertson Ranch property has a zoning designation of Planned Community on the Zoning Map. Within the Master Plan a variety of residential, commercial, community facilities, and open space zoning and General Plan Land Use designations are identified. Other than the existing developments found within the East Village of the Robertson Ranch Master Plan, which includes both attached and detached residential housing neighborhoods, the development pattern surrounding the Robertson Ranch is single family detached housing. The project site was the subject of a previous CEQA review in the Robertson Ranch Final Program Environmental Impact Report (EIR), which was certified by the Carisbad City Council on November 14, 2006 (EIR 03-03, State Clearinghouse #2004051039) and then re-reviewed with the master subdivision of the West Village in October 2012 per a Mitigated Negative Declaration. The adjacent East Village section of Robertson Ranch is presently underdevelopment. The Robertson Ranch is a master planned community which integrates residential, commercial, recreational and open space land uses. The Robertson Ranch is composed ofthe 178.6-acre East Village and the 219.4-acre West Village. The East Village development has been approved; it has been graded. 4 GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 3 , and is presently under construction. Approximately 18.1 acres of the West Village will be developed by the City of Carlsbad as a community park and fire station. As a result, the remaining West Village under private ownership is 201.37 acres in size. The West Village site is primarily in agricultural use at the present time with a few non-habitable agricultural outbuildings surrounded by both proposed and existing residential. The West Village site is located along the north side of El Camino Real between Tamarack Avenue on the northwest, and Cannon Road on the southeast. The West Village site is traversed by two SDG&E utility easements which contain high voltage electrical transmission lines, poles and access roads. Those portions ofthe site not historically used for agriculture (primarily steep slopes, canyons and drainages) are undeveloped and contain a variety of native and non-native vegetation, including chamise chaparral and Diegan coastal sage communities. A north-south trending, low-lying riparian habitat corridor is located near the western corner ofthe West Village. Additionally, a "Habitat Corridor" is in the very early stages of restoration with native upland and wetland vegetation habitats on the eastern section of the West Village. The approved Robertson Ranch Master Plan West Village includes fifteen (15) planning areas, each allocated an allowed land use, acreage, density and other land use regulations as appropriate. (See Exhibit MP Land Use Map) Planning Area 1 Planning Area 2 Planning Area 3 Planning Area 4 Planning Area 5 Planning Area 6 Planning Area 7 Planning Area 8. . _ , Planning Area 9/10: Single-Family Residential Planning Area 11: Local Commercial Village Center Preserved Open Space Community Facilities Single-Family Residential West Village Community Recreation Single-Family Residential Single-Family Residential Multi-Family Residential Multi-Family Residential City Park/Fire Station Single-Family Residential Planning Area 12 Planning Area 13. -...Q- . - , Planning Area 23a/b/c: Preserved Open Space The proposed General Plan Amendment and Master Plan Amendment will relocate the one acre West Village Community Recreation Lot, Planning Area 4, which is designated as Open Space (OS) on the general Plan Land Use Map, from a location that is central to Planning Area 8 to a location that is accessed equally from Planning Areas 3, 7, and 8. (See Exhibit - PA4) No change to the overall allowed development intensity ofthe West Village is proposed. The overall allowed number of residential units at buildout is capped at 672 units in the existing approved Master Plan. Cumulatively, the single family neighborhoods within the West Village include 308 dwelling units. The two high-density multifamily neighborhoods include a total of 364 dwelling units. Within that total, 101 will be designated as lower income housing units and 56 as moderate income housing units. In addition to the residential component, the West Village provides a 12.0 net-acre Village Center which will accommodate commercial uses and a portion of the West Village's community facilities requirement. The remaining community facilities will be developed in the 2 acre Planning Area 2 that is located in the western corner of the West Village on El Camino Real near Tamarack Avenue. The West Village also provides a public park site and a centralized community recreation area for the surrounding neighborhoods. The West Village provides approximately 88.3 acres of open space, mostly located a n GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 4 within the wildlife corridor and on the western slopes and low-lying areas. Recreation and circulation trails are also Included in an effort to encourage alternative methods of transportation. Primary vehicular access to the West Village is from El Camino Real with a meandering 6-foot sidewalk on each side of the roadway for pedestrian access. Secondary vehicular access to the West Village is provided at two locations, off of Tamarack Avenue and also via a right-in-right-out local private secondary access driveway to the Village Center. Table "B" below includes the West Village gross and net acreage of residentially designated General Plan Land Uses, the number of dwelling units allowed by both the General Plan's Regional Housing Needs Assessment (RHNA) Base density and the resulting Master Plan approved number of dwelling units and density for each land use. TABLE B Land Use Gross Acres Net Acres DUs Allowed at RHNA Base Density DUs Proposed and Project Density RLM RM RMH 28.0 SFR 34.5 SFR 16.9 MFR 28.0 SFR 34.5 SFR 16.9 MFR 90 @ 3.2 du/ac 207 @ 6.0 du/ac 338 @ 20.0 du/ac 635 dwelling units 111 SFR (5) 3.96 du/ac 197 SFR @ 5.71 du/ac 364 MFR @ 21.5 du/ac 672 dwelling units The DUs proposed and project densities in TABLE B reflect the distribution of residential units approved pursuant to the Robertson Ranch Master Plan Amendment MP 02-03(C) in March 2013 by the City Council. The net result of the March 2013 modifications was the retention of the same number of residential units (672) approved for the Robertson Ranch Master Plan in 2006 and an increase in the Open Space by 18.2 acres over what was approved by the Robertson Ranch Master Plan in 2006. This Master Plan Amendment (MP 02-03E) also does not make any changes to the overall dwelling unit count approved in the original 2006 Robertson Ranch Master Plan. In order to meet the City's Inclusionary Housing requirement, the applicant will need to enter into an affordable housing agreement to construct 101 low income and 56 moderate income dwelling units , currently anticipated to be apartments within Planning Area 7 or 8, prior to final map recordation. The parking requirements and provision of parking within the West Village will generally be determined along with the future discretionary actions required for approval of the single-family homes, multi- family homes, commercial Village Center buildings, and community facilities buildings. The exception is an analysis conducted with this application to determine the project's compliance with the requirement to provide one parking space for each 15 homes further than 1,000 feet from the Planning Area's required common recreation lot. The project is proposed as a balanced grading operation with 1,474,000 cubic yards of both cut and fill. Some residential lots include retaining walls ranging up to four feet in height along rear and/or side yard slopes. More significant retaining walls are proposed along the El Camino Real frontage and are designed so that they can be planted with native vegetation and irrigated. The walls are predominantly in the 6 feet in height range with some shorter horizontal lengths reaching 12 feet in height due to the adjacent varying topography. '1 GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 5 The project meets the City's standards for planned developments and subdivisions, and as designed and conditioned, is in compliance with the General Plan, Subdivision Ordinance, and relevant zoning regulations ofthe Carisbad Municipal Code. III. ANALYSIS The proposed project is subject to the following plans, ordinances, and standards as analyzed within the following section of this staff report. A. General Plan; B. Robertson Ranch Master Plan; C. Subdivision Ordinance (Carlsbad Municipal Code: Title 20); D. Planned Development Ordinance (Carisbad Municipal Code: Chapter 21.45) E. Hillside Development Ordinance (Carlsbad Municipal Code: Chapter 21.95); F. El Camino Real Corridor Development Standards; G. Habitat Management Plan; H. Inclusionary Housing Ordinance (Carisbad Municipal Code: Chapter 21.85); and I. Growth Management Ordinance (Carisbad Municipal Code: Chapter 21.90) Local Facilities Management Plan Zone 14. The recommendation of approval for this project was developed by analyzing the project's consistency with the applicable policies and regulations above. The following analysis section discusses compliance with each of these regulations/policies using both text and tables. A. General Plan A General Plan Amendment is included for this project because the applicant has proposed a relocation ofthe common West Village community recreation area (Planning Area 4). The one acre Planning Area 4 is designated as Open Space (OS) on the General Plan Land Use Map and moving it approximately 500 feet to the west to another location within the Robertson Ranch West Village requires an amendment to the General Plan Land Use Map. The relocation will not result in either an increase or decrease in General Plan Open Space nor will it have an effect on natural Open Space since the existing and proposed locations are of the same gross size and are in areas currently disturbed and being used for agriculture. The following Table 1 describes how the overall proposed West Village project is consistent with the various elements of the Carlsbad General Plan. ii- ^ 1 GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 6 TABLE 1 - GENERAL PLAN CONSISTENCY GP ELEMENT/GOAL/OBJECTIVE/POUCY COMPUANCE LAND USE Overall Land Use Pattern Goal A.2. - Provide for an orderly balance of both public and private land uses within convenient and compatible locations throughout the community and ensure that all such uses serve to protect and enhance the environment, character and image ofthe City. Goal A.3 - Provide for land uses which through their arrangement, location and size, support and enhance the economic viability of the community. The project area includes commercial, residential and recreational land uses which have been sited for compatibility and convenience to the residents ofthe Robertson Ranch and the surrounding community. The West Village preserves 88.28 acres of natural open space, which helps to protect and enhance the environment, character and image ofthe City. The commercial and community facility land uses have been located within a convenient walking distance of the residential neighborhoods they will serve, in close proximity to El Camino Real, a prime arterial, and near public transit, which will help to ensure the economic viability of future businesses. Policy C.4 - Encourage clustering when It is done In a way that Is compatible with existing adjacent development. Policy C.7.5 - Extend existing bicycle and pedestrian trails and greenbelts provided for in various elements ofthe General Plan. Growth Management and Public Facilities Goal A.l - Ensure the timely provision of adequate public facilities and services to preserve the quality of life of residents. Residential Goal A/Objective B.1/B.3 - Provide for a variety of housing types and density ranges and neighborhoods with a sense of community. Provide safe attractive residential housing with a variety of housing types, styles, and price levels. The West Village distributes residential land uses such that higher density neighborhoods are located near the major circulation roadways, transit stops, and the commercial area, while the lower density neighborhoods are located near the existing lower- density residential development. The project provides a network of multi-use trails along the streets and open space areas and provides a link to the Citywide trail system. The project is being developed consistent with the Zone 14 LFMP and will provide all necessary public facilities concurrent with need. The West Village provides a variety of housing types and density ranges to meet the economic and social requirements of residents. The variation in housing types will help to create a diverse neighborhood fabric while compatibility ofthe various residential land uses will be assured through complimentary landscape themes and architectural styles. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 7 TABLE 1 - GENERAL PLAN CONSISTENCY (CONTINUED) GP ELEMENT/GOAL/OBJECTIVE/POUCY COMPUANCE Policy C.l - Encourage low and moderate income dwelling units to meet the objectives of the City's Housing Element. Policy C.4 - Limit medium and higher density residential development to those areas where they are compatible with the adjacent land uses. Policy C.ll - Pedestrian and bicycle linkages should connect with major transportation corridors and the Carisbad Trail System. Communitv Facilities Goal A - Provide land for child daycare facilities, places of worship and other community services facilities. Environmental Goal A - Protect and conserve natural resources and fragile ecological areas. The West Village is required to meet the City's 15% Inclusionary Housing Requirement through the provision of 101 low income units and 56 moderate income units in one or both of Planning Areas 7 and 8. The multi-family residential neighborhoods are located in areas where they are compatible with the adjacent land uses, and where adequate and convenient commercial services and public support systems are or will be adequate to serve future residents. The new West Village development will provide pedestrian and bicycle linkages which connect with major transportation corridors and the proposed Carisbad Trail System. A minimum of 2.0 acres of Community Facilities services will be provided in Planning Area 2 and 3.0 acres in the Village Center to meet the needs of future West Village residents. The West Village protects and conserves natural resources and fragile ecological areas by providing over 88.28 acres of open space identified within Unk "B" of the HMP. CIRCULATION Streets and Traffic Control Goal A.8 - Promote, encourage and accommodate a variety of transportation modes as alternatives to the automobile. Objective B.l/Policies C.16/C.18 - Provide adequate circulation infrastructure concurrent with or prior to the demand for such facilities. A pedestrian and bicycle circulation plan will provide access from all areas within the Master Plan and will connect to existing and proposed public transportation stops along circulation element roadways. The Zone 14 LFMP and Master Plan identify the circulation infrastructure needs, including traffic signals, and phasing requirements for dedication and installation ofthe circulation facilities necessary for development of the Master Plan. NOISE Land Use Goal A.l/Policy C.5 - Ensure that land uses are not significantly impacted by noise and enforce the City's policies regarding acceptable noise levels for residential development. Residential neighborhoods and required recreational lots located along Cannon Road, College Boulevard, and El Camino Real have been identified as being potentially impacted by roadway noise. These neighborhoods will be required to comply with noise mitigation measures at building permit issuance to ensure that the City's maximum exterior noise level of 60 dBA CNEL and maximum interior noise level of 45 dBA CNEL is not exceeded. 1IP GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 February 5, 2014 Pages ROBERSTON RANCH WEST VILLAGE TABLE 1 - GENERAL PLAN CONSISTENCY (CONTINUED) GP ELEMENT/GOAL/OBJECTIVE/POUCY COMPUANCE HOUSING ELEMENT Goal 2 - Develop new housing with diversity of types, prices, tenures, densities and locations and in sufficient quantity to meet the demand of anticipated City and Regional growth. Objective 2.1 - Allow development of sufficient new housing to meet Carisbad's share of the total regional housing need as identified by SANDAG. A variety of housing types and densities will be provided including multi-family, single family, for sale, and rental units. 15% of the total number of units (101) will be made available to lower-income households and 56 units will be made available to moderate-income households in one or both of West Village Planning Areas 7 and 8. The West Village includes 364 units within Planning Areas 7 and 8 to be developed at densities greater than 20 dwelling units per acre. The provision of these high density multi-family units helps to meet the City's share ofthe regional affordable housing needs as identified by SANDAG. OPEN SPACE & CONSERVATION Open Space Planning and Protection Policy C.4 - Identify open space for protection, management, and potential enhancement to maintain and increase its value as wildlife habitat. Policy C.20 - Require map amendments when changes to Open Space are proposed. Special Resource Protection Objective B.IO - Develop a plan for maintenance of sensitive environmental resources. Policy C.6 - Designate buffers next to sensitive environmental areas. The West Village will result in the preservation of 88.28 acres of open space that will establish and maintain a regionally significant multi-species wildlife corridor consistent with the City's HMP, provide a citywide trail segment, and will rezone the open space areas to Open Space. The map is proposed to be amended to reflect the relocation ofthe one acre Planning Area 4, an OS designated lot. No net change in Open Space inventory will result from the relocation. The West Village has been conditioned to require the proposed wildlife habitat preserve to be managed and financed in perpetuity consistent with an approved management program. The West Village provides a minimum 60-foot wide buffer to protect the adjacent open space from developable portionsof the residential lots. 100-foot wetland buffers are provided adjacent to wetland habitat areas, except in areas where a reduced width is agreed to by the Wildlife Agencies. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 9 TABLE 1 - GENERAL PLAN CONSISTENCY (CONTINUED) GP ELEMENT/GOAL/OBJECTIVE/POUCY COMPUANCE Trail Svstem Policy C.3 - Obtain an irrevocable offer of dedication (I.O.D.) for trails proposed as part of the Carisbad Trail System. Fire Risk Management Goal A.l/Objective B.2 - Provide environmentally sensitive mitigation to minimize risks presented by native wildland open space. Water Qualitv Objective B.2/Policy C.3 - Design storm water conveyance systems which do not adversely impact sensitive environmental resources. The project requires an I.O.D. for all trail segments identified in the Citywide Trail System and a permanent easement for public use of all community trails. The fire risk presented by adjacent natural open space is mitigated by requiring fire suppression buffers within the boundaries ofthe development area which do not encroach into the "hardline" open space preserve areas. The West Village incorporates storm water quality control measures (BMPs) consistent with a conceptual Storm Water Pollution Prevention Plan SWPPP ' prepared forthe project to avoid adversely impacting sensitive water resources. Policy C.22 - Protect sfopes and channels from erosion and storm water runoff. Cluster development on the least environmentally sensitive portions ofthe site. The project has been designed to comply with applicable site design principals including clustering development on the least environmentally sensitive portions ofthe site; by creating and restoring riparian corridors, wetlands and buffer zones; and by limiting the disturbance of natural drainage systems to the greatest extent possible. PARKS & RECREATION Park Development Policy C.l - Ensure that any and all parkland dedications shall be developable and usable for park purposes. Policy C.8 - Require the individual developers of master planned communities to provide pocket parks and active recreational facilities unique to each development. Planning Area 12 (16.1 acres) has been, acquired, graded and prepared for the development of a City park and City fire station. The project includes a 1.0 acre (net) centralized common recreation facility (PA4) that will provide passive as well as active types of recreational activities which may include but not be limited to, a common swimming pool, tennis courts, basketball courts, and/or picnic areas. Additionally, all neighborhoods will have pocket parks to serve as active or passive space where residents can gather. PUBUC SAFETY Flood Hazards Policies C.3/C.5 - Require all drainage facilities to comply with the City's "Standard Design Criteria" and ensure compliance with Titles 18 and 20 pertaining to drainage and flood control structures. The project is required to install properly sized drainage facilities to handle the 100-year flood conditions and to ensure compliance with Titles 18 and 20 pertaining to drainage and flood control structures. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 10 B. Robertson Ranch Master Plan The proposed project is required to comply with all applicable use and development standards of each ofthe Planning Areas ofthe West Village ofthe Robertson Ranch. Since no buildings are proposed with this project, subsequent discretionary permits will be required for the building elevations and plotting of all single-family residential dwelling units, all multi-family residential dwelling units, and all commercial and community facilities buildings. The applicable development standards are those that relate to the creation of lots within the Planning Area. The lot size and dimension criteria are listed below in Table 2 for each ofthe planning areas. TABLE 2 ~ PLANNING AREA COMPLIANCE Planning Area Standards Minimum Required Provided Planning Area 1 Lot Size N/A 27.17 Acres Lot Width N/A N/A Lot Depth N/A N/A Special Design Criteria 60 FT wide fire suppression Trail to El Camino Real Traffic Calming Landscaped Focal Points 60 FT wide fire suppression Master Plan trail connection Bulb Outs, Traffic Circles At cul-de-sacs and T-intersections Planning Area 2 Lot Size N/A 1.87 Acres Lot Width N/A N/A Lot Depth N/A N/A Special Design Criteria 60 FT wide fire suppression Trail to El Camino Real Traffic Calming Landscaped Focal Points 60 FT wide fire suppression Master Plan trail connection Bulb Outs, Traffic Circles At cul-de-sacs and T-intersections Planning Area 3 Lot Size 4,000 SF 4,000SF-10,688 SF 42% > 5,000 SF Lot Width SOFT or 35 FT (on cul-de-sac bulb) 35 FT-122 FT SOFT or 35 FT (on cul-de-sac bulb) Lot Depth SOFT 80 FT-135 FT Special Design Criteria 60 FT wide fire suppression Trail to El Camino Real Traffic Calming Landscaped Focal Points 60 FT wide fire suppression Master Plan trail connection Bulb Outs, Traffic Circles At cul-de-sacs and T-intersections Planning Area 4 Lot Size N/A 1 acre Lot Width N/A N/A Lot Depth N/A N/A Special Design Criteria On-street parking may satisfy parking required for residential lots further than 1,000 feet away On-street parking available GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 11 TABLE 2 - PLANNING AREA COMPUANCE (CONTINUED) Planning Area Standards Minimum Required Provided Planning Area 5 Lot Size 8,500 SF 8,500 SF-12,164 SF 25% > 9,350 SF Lot Width 75 FT 81 FT-102 FT Lot Depth None N/A Special Design Criteria 60 FT wide fire suppression Trail Connection Trail Vista Point(s) Gated Community 60 FT wide fire suppression Master Plan trail connection Westerly vistas Gated community Planning Area 6 Lot Size 5,000 SF 5,000 SF-8,521 SF 48% > 5,500 SF Lot Width SOFT or 35 FT (on cul-de-sac bulb) 50 FT-100 FT SOFT or 35 FT (on cul-de-sac bulb) Lot Depth 90 FT 100 FT-163 FT Special Design Criteria Trail Connection Traffic Calming Landscaped Focal Points Master Plan trail connection Bulb Outs, Traffic Circles At cul-de-sacs and T-intersections Planning Area 7 Lot Size N/A 6.45 Acres Lot Width N/A N/A Lot Depth N/A N/A Special Design Criteria Trail Connection Master Plan trail connection Planning Area 8 Lot Size N/A 14.64 Acres Lot Width N/A N/A Lot Depth N/A N/A Special Design Criteria Trail Connection Master Plan trail connection Planning Area 9/10 Lot Size 6,000 SF 6,009 SF-12,270SF 64% > 6,600 SF Lot Width 60 FT or 35 FT (on cul-de-sac bulb) 35 FT- 94 FT 60 FT or 35 FT (on cul-de-sac bulb) Lot Depth SOFT 100 FT-167 FT Special Design Criteria Trail Connection Traffic Calming Landscaped Focal Points Gated Community Limit Landscape Height Master Plan trail connection Bulb Outs, Traffic Circles At cul-de-sacs and T-intersections Gated community Plant palette limited Planning Area 11 Lot Size N/A 14.85 Acres Lot Width N/A N/A Lot Depth N/A N/A Special Design Criteria Trail Connection Master Plan trail connection GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 12 TABLE 2 - PLANNING AREA COMPLIANCE (CONTINUED) Planning Area Standards Minimum Required Provided Planning Area 13 Lot Size 5,000 SF 6,009 SF-12,270 SF 64% > 6,600 SF Lot Width 60 FT or 35 FT (on cul-de-sac bulb) 35 FT- 94 FT 60 FT or 35 FT (on cul-de-sac bulb) Lot Depth SOFT 100 FT-167 FT Special Design Criteria Trail Connection Shared Access Roadway with PA 12 Master Plan trail connection Shared Access Roadway with PA 12 Planning Areas 23a,b,c Lot Size N/A 23a - 9.21 Acres 23b-12.43 Acres 23c-39.47 Acres Lot Width N/A N/A Lot Depth N/A N/A Special Design Criteria Trail Connection Master Plan trail connection Table 2 above illustrates that each of the single family residential lots proposed meets or exceeds the minimum standard established by the respective Planning Area. Although each of the planning areas includes lots that are at or very near the minimum allowed, as a whole, between 25% and 64% of the lots exceed the minimum required lot size by 10%. The lowest percentage of lots that exceed the minimum required lot size by 10% is within Planning Area 5 which has the largest minimum lot size of 8,500 square feet. A Master Plan Amendment is proposed to relocate the one acre Planning Area 4 from within Planning Area 8 to a location that is more accessible to Planning Areas 3, 7, and 8. The relocation provides both better visual and physical access to the common recreation facility for the single family residential neighborhoods of Planning Areas 3, 5, and 6. No change in gross acreage is proposed. The design of recreation amenities for this Planning Area is not being reviewed as part of this application. Approval of a Site Development Plan (SDP) for the onsite design will be required prior to the development of any of the residential neighborhoods within the Robertson Ranch West Village. C. Subdivision Ordinance A master Vesting Tentative Map is proposed to re-establish boundaries for each of the Planning Areas, to subdivide the single family residential Planning Areas into 308 individual residential lots and the balance of the property into lots for future multi-family residential, local commercial, community facilities, open space, private streets, home owners' association lots, and recreation development. When a local agency approves or conditionally approves a vesting tentative map, that approval shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies, and standards in effect at the time the application was deemed complete as described in California Government Code Section 66474.2. A vesting map protects the owner of the subdivided property from being subject to new regulations adopted after the approval of the tentative map but prior to the recordation ofthe final map. There are a total of 345 lots. The following Table 3 provides a summary: GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 13 TABLE 3 - WEST VILLAGE LOT SUMMARY BY PLANNING AREA LOT# PLANNING AREA Lots 1-24 (SFR) PA 13 Lots 25-60 (SFR) PAS Lot 61 (BASIN) PA 3 Lot 62 (PVT STREET) PAS Lots 63-149 (SFR) PA 3 Lots 150-153; 155; 157 (BASIN) PA 3 Lots 154 and 156 (RECREATION) PA 3 Lots 158-244 (SFR) PA 6 Lot 245 (RECREATION) PA 6 Lots 246-249 (BASIN) PA 6 Lots 250-324 (RESIDENTIAL) PA 9/10 Lot 325 (SLOPE) PA 9/10 Lots 326 and 327 (BASIN) PA 9/10 Lot 328 (RECREATION) PA 9/10 Lots 329-336 (PVT STREETS) PA 9/10 Lot 337 (COMMERCIAL) PA 11 Lot 338 (MFR) PA 7 Lot 339 (RECREATION) PA 4 Lot 340 (MFR) PA 8 Lot 341 (CF) PA 2 Lots 342-345 (OS) PA land PA23 (A,B,C) The proposed map design and improvement of the subdivision as conditioned, is consistent with and satisfies all requirements ofthe General Plan, Titles 20 and 21 ofthe Carisbad Municipal Code, and the State Subdivision Map Act. Lot sizes are appropriate for their intended purpose which is for future individual residential development and or larger commercial or community facility development. Public vehicular access is provided and lots will be suitable for future residential, commercial, recreational, and community facilities development. Surrounding properties are developed or are developing mostly with residential neighborhoods. There are some nearby commercial and recreational development areas shown on the General Plan. Development ofthe Robertson Ranch West Village will include single-family and multi-family residential development as well as commercial development and preserved open space for both passive and active recreation. The design ofthe subdivision and the required improvements will not conflict with easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision. All easements have been Identified and none are affected by the proposed subdivision and the subdivision of the property includes the creation and dedication of public streets necessary for the access to each newly created lot. D. Planned Development Ordinance The project site is zoned Planned Community (P-C) and is located within the West Village of the Robertson Ranch Master Plan. The plan designates Planning Area 5 as R-1-8,500, Planning Area 9/10 as R-1-6,000 and Planning Areas 3, 5 and 13 as Residential Density-Multiple (RD-M) Zoning, requires the GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 14 Planning Areas to be developed as detached single-family residential development at the RLM or RM density range, and also requires the approval of a Planned Development Permit (PUD) consistent with the Planned Development Ordinance (C.M.C. Chapter 21.45) for all of the single family designated Planning Areas 3, 5, 6, 9/10, and 13. The proposed project complies with the Planned development Ordinance in that the subdivision design includes detached single-family residential lots, private streets are proposed for PAs 5 and 9/10, PA 4 (Lot 339) provides for the development of common recreation for each of the West Village planning areas, and recreational vehicle storage is also provided in PA 22, which is within the boundaries of the Robertson Ranch for each of the planning areas. In addition to the above, the project has also been conditioned to establish Covenants, Conditions, and Restrictions (CC&Rs) for the proposed neighborhoods. A Planned Development Permit (PUD 13-06) is necessary to configure the detached single-family residential lots and for the approval of private gated streets. The project complies with all applicable requirements and development standards of the Planned Development Ordinance as demonstrated in Staff Report Attachment 5 (Planned Development Tables C and D). Project compliance with all applicable requirements of City Council Policy 66, made pursuant to Planned Development Table D, is demonstrated in Staff Report Attachment 6 (City Council Policy 66 Compliance Table). A Planned Development Permit Amendment will be subsequently required to approve the elevations and plotting of all future single family residential dwelling units. E. Hillside Development Regulations A Hillside Development Permit is required forthe subdivision because the property contains slopes of 15 percent and greater with elevation differentials greater than 15 feet. The purpose of this permit is to review the proposed development for conformance with the Hillside Development Regulations (C.M.C. Chapter 21.95). The development proposal is in conformance with the purpose and intent of this chapter as well as the other provisions ofthe regulations. Development of Natural Slopes Over Fortv Percent Gradients The hillside slope conditions have been identified on the project constraints map for the subdivision. In order to be considered undevelopable, the slope must contain all ofthe following: 1) a slope gradient of greater than 40%, 2) an elevation differential of greater than 15 feet, 3) a minimum area of 10,000 square feet, and 4) comprise a prominent land form feature. The majority ofthe slope areas that meet this criteria within the West Village are located within proposed Open Space Lots 342, 343, and 344, which are being preserved as part of the development. Some of the slope in Lot 342 adjacent to El Camino Real, is greater than 40%, and is eroding from lack of natural vegetation. This portion of the slope is excluded from the Hillside Development Regulations (Section 21.95.130 Exclusions) forthe sake of stabilizing and landscaping the slope for the ultimate improvement of El Camino Real, a Prime Arterial and may be developed. Volume of Grading The standards require that volumes of grading be minimized. The relative acceptability of hillside grading volume falls into the following three categories: 1) Acceptable: 0 - 7,999 cubic yards per acre (cy/ac), 2) Potentially Acceptable: 8,000 -10,000 cy/ac, and 3) Unacceptable: greater than 10,000 cy/ac. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 15 The project covers 201.37 acres and the earthwork proposed will total 1,474,000 cubic yards in a balanced grading operation with earthwork quantities totaling 9,274 cubic yards per graded acre. A balanced grading operation is one in which no export or import of dirt from or to the site is required. Quantities that are less than 10,000 but greater than 8,000 cubic yards per acre are considered potentially acceptable and must be acceptably justified subject to the approval of the City Planner and City Engineer. Justification for the proposed level of grading quantities stems from the predominantly single family residential nature ofthe development ofthe master plan. The map calls for the creation of individual pads for each ofthe single family lots which results In greater cut and fill per acre. The pads will accommodate the development of single family lots along cul-de-sac streets. The same approach to development of the West Village was used for the East Village. This will create a homogeneous neighborhood development pattern. The cul-de-sac pads terrace in the same manner as the natural slope. The amount of slope in between cul-de-sac pads is limited by the internal street system which is limited to less than 6.5% slope grade. The elevation differences between the highest point of the subdivision and the lowest point is approximately 46 feet (184 - 138 above sea level) Greater grading quantities are required to reduce the grade differences between lots which in turn reduce the road grades throughout the subdivision. Grading of the property also includes cutting the natural slopes adjacent to El Camino Real, a prime arterial, in order to complete turn lanes and pedestrian improvements along the northbound lanes. Slope Height Manufactured slopes may not exceed 40 feet in height, unless excluded pursuant to C.M.C. Section 21.95.130, or a modification is granted pursuant to C.M.C. Section 21.95.140. The proposed manufactured slopes which are directly associated with El Camino Real, Robertson Road and the southern end ofthe Gage Drive, extend up to or exceed 40 feet in height. However, pursuant to Section 21.95.130, each of these slopes may be exempted from the 40 foot height limit because the location of El Camino Real (a Circulation Element Roadway) and the other streets (collector streets) are in their environmentally preferred locations and comply with all other City standards. The El Camino Real alignment has been established since incorporation of the City and the onsite collector streets take the best advantage ofthe existing slopes, disturbed areas, and connection points between them. Contour Grading The Hillside Development Regulations require that all manufactured slopes which are greater than 20 feet in height and two hundred feet in length and which are located adjacent to or are substantially visible from a circulation element roadway, collector street, or useable public open space area shall be contour graded. Slopes along El Camino Real and Tamarack Avenue are designed with undulation similar to natural contours. Screening Manufactured Slopes The Hillside Development Regulations require that all manufactured slopes be landscaped in accordance with the City's Landscape Manual. With the exception of the perimeter slopes adjacent to the open space preserve, which will be planted with naturalizing species to avoid the introduction of invasive plant species to adjacent natural areas, all manufactured slopes will be landscaped in accordance with the City's Landscape Manual. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 16 Hillside and Hilltop Architecture & Slope Edge Building Setbacks The project grading is proposed only In anticipation of future development. No homes or other structures are proposed at this time. Roadway Design The Hillside Development Regulations require that hillside roadway design be consistent with the City's Hillside Development Guidelines. Accordingly, hillside roadways should follow the natural hillside landform and avoid large notches in ridgelines. Robertson Road has been designed to hillside standards with a reduced right-of-way width and up to a 15% slope gradient. The alignment was set to meet engineering design standards and minimize disturbance of natural areas to the maximum extent practicable while providing alternate access for the public and local residents to the site. In general, the proposed circulation system exhibits a street design which follows the natural sloping topography, avoids large notches in ridgelines, and does not greatly alter the physical and/or visual character of the hillsides. Hillside Drainage The project Incorporates undulating graded slopes and a street design which follows the topography of the property. A street and natural hillside drainage network has been designed to anticipate runoff and direct it to several locations within the open space areas in an effort to reduce the locations of concentrated flow and to maintain and promote growth ofthe natural vegetation. Modification to Development and Design Standards No modifications to standards are proposed. F. El Camino Real Corridor Development Standards The El Camino Real Corridor Development Standards (ECRDS) were adopted in 1984 with the intent and purpose to maintain and enhance the appearance ofthe El Camino Real roadway area. The document Is intended to further the goals of the Land Use element of the General Plan in its objective of preserving unique City resources as they relate to highways. The areas subject to the development standards are all lots fronting on El Camino Real within 300 feet for upslope properties 5 or more feet higher than street grade, within 500 feet for downslope properties 5 or more feet lower than street grade, and within 400 feet for at-grade properties 5 or fewer feet above or below street grade. A portion of Planning Area 1 and Planning Area 2 ofthe West Village are subject to the Area 2 standards of the ECRDS. The remaining portion of Planning Area 1 and Planning Areas 7,11, and 23C ofthe West Village are subject to the Area 3 standards of the ECRDS. Future development within these planning areas will require the review and approval of a subsequent Special Use Permit. The project generally complies with the El Camino Real Corridor Development Standards as discussed in Tables 4 and 5 below. Where compliance is not achievable in Area 3, findings are included to justify the deviations to standards. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 February 5, 2014 Page 17 ROBERSTON RANCH WEST VILLAGE TABLE 4- EL CAMINO REAL CORRIDOR STANDARDS COMPUANCE AREA 2 STANDARDS (Planning Areas 1 & 2) STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Design Theme Suburban Residential No structures are proposed at this time. Planning Area 2 is designated as a Community Facilities site. Yes Median Breaks Only at major intersections No median break is proposed. Yes Sidewalks City standard entire length Provided per City standards. Curb adjacent and meandering. Yes Signs Wall signs only; wood, externally lighted; metal/plastic internal/external lighting No signs are proposed at this time. Yes Building Height Maximum 35 feet from pad grade. No structures are proposed at this time. Yes Grading No cut or fill exceeding 10 ft. from original grade. The proposed pad elevation for Planning Area 2 is within 10 feet of the original grade. Yes Setback from roadway Non-Residential: 25 feet landscaped No structures are proposed at this time. A 50-foot structure setback is required for Planning Area 2. Yes Street Furniture Any contemporary type: wood, concrete or combination. A North County Transit District bus stop is included at Planning Area 2 and shall use the NCTD standard contemporary street furniture. Yes Street Light Spacing City Standard Street lights are proposed at the City Standard Yes Roof Equipment No roof equipment shall be visible from adjacent developed or potentially developable areas. No structures are proposed at this time. Yes Anticipated Land Uses No change from existing Land Use Plan The existing land use plan (at the time ofthe corridor standards were adopted) was changed with the adoption ofthe Robertson Ranch Master Plan, therefore the land use is in compliance. Yes GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 18 TABLE 5 - EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE AREA 3 STANDARDS (Planning Areas 1,7,11,23C) STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Design Theme Rural Residential No structures are proposed at this time. Yes Median Breaks Only at major intersections One median break is proposed at the main entry (West Ranch Street). Yes Sidewalks None adjacent to the street. Meandering non-contiguous and contiguous sidewalks are proposed. No Signs Wall signs only; wood, externally lighted. No signs are proposed at this time. Yes Building Height Areas upslope, downslope (less than 15 feet) and at grade [In relation to El Camino Real (ECR)]: 15' max from pad within 100' ofthe ECR r.o.w. 25' max from pad within 100'- 200' ofthe ECR r.o.w. 35' max from pad within 200'- 300' ofthe ECR r.o.w. No structures are proposed at this time. Future development within Planning Areas 7 and 11 will be subject to these height restrictions. Outside of 300 feet from the ECR right-of-way a 40-foot height is allowed in PA 7 and a 35-foot height is allowed in PA 11. Yes Grading No cut or fill exceeding 10 feet from original grade. Earthwork outside of the setback may exceed this amount in isolated areas, as a result of extreme, localized conditions, or for the provision of public streets. Variance may be granted by the City Planner and City Engineer. Compliance with the standard Is infeasible because ofthe extraordinarily steep topography within PAs 1,7 and 11 adjacent to El Camino Real. More than 10 feet of cut Is proposed. However, the intent ofthe scenic preservation overiay zone and the scenic quality ofthe corridor can be maintained since the master plan Is proposed with a greater building setback than required in the ECRDS, the pad for PAs 3, 7 and 11 are elevated more than 15 feet above the street level, and the intervening slopes will be landscaped and include planted retaining walls. All of these three elements combined will emphasize a naturalizing landscape presence to El Camino Real versus a built presence created by buildings near the street right-of-way. Traffic safety will not be affected by the proposed slope cuts since all required site lines are maintained for El Camino Real. No GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 February 5, 2014 Page 19 ROBERSTON RANCH WEST VILLAGE TABLE 5 - EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE (CONTINUED) AREA 3 STANDARDS( Planning Areas 1,7,11,23C) STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Setback from roadway 45' or 15' from top-of-slope whichever is greater. No structures are proposed at this time. A 50-foot structure setback is required in both PA 7 and PA 11 for future development. Yes Street Furniture Wood only A North County Transit District bus stop is included at Planning Area 3 and shall use the NCTD standard contemporary street furniture. No Street Light Spacing Double distance between poles from City standard The project design.is per the City standard. No Roof Equipment No roof equipment shall be visible from adjacent developed or potentially developable areas. No structures are proposed at this time. Yes Anticipated Land Uses N/A N/A N/A Deviations to the above standards may be granted by the Planning Commission. The following findings can be made for those elements of the project design which are not in compliance with the El Camino Real Corridor Development Standards: 1) Compliance with the non-contiguous sidewalk, wood only street furniture and double distance street light spacing standards are infeasible for this project since a street adjacent sidewalk in some instances is necessary to accommodate bus passengers and to reduce open space encroachment, wood street furniture is not as durable as alternative materials, and the double street light spacing has already been overridden in favor of the City standard for the existing improvements to El Camino Real between the Country Store and College Boulevard and should therefore also be applied to the project. Compliance with the grading standard is infeasible because of the extraordinarily steep topography within PAs 1,7 and 11 adjacent to El Camino Real. 2) That the scenic qualities of the corridor will continue to be maintained if the grading, non- contiguous sidewalk, wood only street furniture and double distance street light spacing standards are not fulfilled since these elements are lesser components of a whole that creates the corridor's scenic quality and their absence will not adversely affect the whole. 3) That the project, including non-compliance with grading, non-contiguous sidewalk, wood only street furniture and double distance street light spacing standards will not have an adverse impact on traffic safety in that non-compliance with any of these standards either are not related to the movement of traffic on El Camino Real or in the case of street light spacing will provide more illumination along the street frontage than required by the El Camino Real Corridor Development Standards. 4) That the West Village project is generally designed so as to meet the intent of the scenic preservation overiay zone through the use of landscape and grading design including planted retaining walls on the slopes adjacent to El Camino Real. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 20 The Planning Commission requested that the design ofthe retaining walls along El Camino Real be made available to them for review. The walls proposed are within Planning Area 1 and designed as "plantable" and their location is shown on Exhibits M, N, 0, L 12-14, and Exhibit "Plantable Retaining Wall." Each block of the wall will contain a cell which will include soil, a plant, and a water emitter. Plant types will be native and non-invasive. The design goal is to blend the wall into the surrounding plant pallet of native species. G. Habitat Management Plan The City of Carlsbad has an adopted Habitat Management Plan (HMP), which is a comprehensive, citywide, program to identify how the City, In cooperation with the federal and state wildlife agencies, can preserve the diversity of habitat and protect sensitive biological resources within the City while allowing for additional development consistent with the Cit/s General Plan and Its Growth Management Plan. In so doing, the Plan is intended to lead to citywide permits and authorization for the incidental take of sensitive species in conjunction with private development projects, public projects, and other activities, which are consistent with the Plan. The HMP adopted in November 2004 identified the subject property as a Standards Area (Zone 14) with existing Hardline Preserve Area areas to the north and south. Along with the approval of the Robertson Ranch Master Plan in 2006, the standards area status of the Robertson Ranch was changed with the establishment of Hardline Preserve Areas throughout the east and west Villages ofthe plan. Mitigation for the impacts to habitat and animal species was developed and a Mitigation Monitoring and Reporting Program (MMRP) was adopted by the City Council. Development of the East Village triggered the necessity to implement several of the mitigation measures outlined in the MMRP for the entire master plan area and have been completed or are in progress. Approval of the Robertson Ranch West Village Master Plan Amendment [MP 02-03(D)] in December, 2012, included a second minor amendment to the hardline established with the master plan approved in 2006. The amended hardline preserves 66.1% of the existing DCSS onsite, but an even greater area of CSS, including the formal revegetation and management of the entire Habitat Corridor, to provide a natural wildlife link consistent with the Carisbad HMP. The project is consistent with the hardline established in December 2012 and the associated mitigation measures for habitat preservation and management. Therefore, a new or amended HMP Permit is not required. H. Inclusionary Housing Ordinance The proposed project involves the creation of 308 residential lots through a subdivision map and, therefore, must satisfy the Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance). For residential projects of seven or more lots or units, not less than fifteen percent of the total residential units built within the project shall be restricted both as to occupancy and affordability to lower-income households. Whenever reasonably possible, inclusionary units should be built on the residential development project site. Based on a 308 SFR lot subdivision, 46 dwelling units should be provided to lower income households. However, the proposed single family residential lots are only a portion of the ultimate build-out of the Robertson Ranch West Village. The Robertson Ranch Master Plan addressed the provision of inclusionary housing units to satisfy the demand for the entire West Village. Prior to the recordation of GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 February 5, 2014 Page 21 ROBERSTON RANCH WEST VILLAGE the Vesting Final Map, the applicant must enter into an Affordable Housing Agreement stipulating that within the West Village, 56 units shall be provided to the moderate income category household and 101 units shall be provided to the low income category household. All of the moderate and low income dwelling units are proposed to be located within the multi-family Planning Areas 7 and 8. The Affordable Housing Agreement will identify the timing of the construction of those dwelling units relative to the construction and occupancy of the 308 single family residential homes within Planning Areas 3, 5, 6, 9/10, and 13. By entering into the Affordable Housing Agreement prior to recordation of the final map, the project satisfies its fair share of housing affordable to lower income households and, therefore, is consistent with the Inclusionary Housing Ordinance. I. Growth Management The proposed project is located within Local Facilities Management Zone 14 in the northeast quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table 6 below. TAB LE 6 - GROWTH MANAGEMENT COMPUANCE STANDARD IMPACTS COMPUANCE City Administration 1,071 sq. ft. Yes Library 571 sq. ft. Yes Waste Water Treatment 734 EDU Yes Parks 2.14 acre Yes Drainage 3,456 CFS Yes Circulation 15,769 ADT Yes Fire Station No. 3 Yes Open Space Zone 14 Demand: 104.3 acres Zone 14 Supply: 440.0 acres Yes Schools Carisbad Unified (E=105/M=37/HS = 32) Yes Sewer Collection System .16 MGD Yes Water 316,200 GPD Yes IV. ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carisbad Municipal Code, staff has conducted an environmental impact assessment to determine if the project could have any potentially significant impact on the environment. Documents referenced for the analysis included the Final Environmental Impact Report (EIR 03-03) certified on November 14, 2006 for the Robertson Ranch and the Mitigated Negative Declaration (MND) adopted for Robertson Ranch West Village on October 17, 2012. The project site was the subject of a previous CEQA review in the Robertson Ranch Final Program Environmental Impact Report (EIR), which was certified by the Carisbad City Council on November 14, 2006 (EIR 03-03, State Clearinghouse #2004051039). According to Section 15168 of the State CEQA Guidelines, a Program EIR is appropriate for a series of actions that can be characterized as one large project, are related geographically, and as logical parts in the chain of contemplated actions in connection with issuance of rules, regulations or plans. Through the certification of the Program EIR, the Carlsbad City Council adopted CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program. The EIR and subsequent MND are intended to be used in the review of subsequent projects within the Robertson Ranch Master Plan. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 22 The project incorporates the required EIR and MND mitigation measures, and a determination has been made that the project impacts are mitigated to a level of less than significant. The Robertson Ranch Master Plan EIR and MND are cited as source documents of this environmental evaluation. Impacts are substantially within the scope identified within the Robertson Ranch Program EIR and Robertson Ranch West Village MND and no further CEQA analysis is required. ATTACHMENTS: 1. Planning Commission Resolution No. 7034 (GPA 13-02/MP 02-03(E)) 2. Planning Commission Resolution No. 7035 (CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02) 3. Location Map 4. Disclosure Statement 5. Planned Development Tables C & D 6. City Council Policy 66 Compliance Table 7. Master Plan Land Use Map 8. Planning Area 4 9. Plantable Retaining Wall 10. Reduced Exhibits 11. Full Size Exhibits "A - W" and "L1-L29" dated February 5, 2014 SITEMAP N NOT TO SCALE Robertson Ranch West Village CPA 13-02 / MP 02-03(E) / CT 13-03 / PUD 13-06 / HDP 13-01 / SUP 13-02 DISCLOSURE Develooment Services STATEMENT Planning Division ^ C 1 T y OF CARLSBAD P- 1(A) 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov 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, fratemai organization, corporation, estate, tmst, receiver, syndicate, in this and any 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. APPUCANT (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, 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 a publiclv-owned conporation. Include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) ^ ^ Com/Part ^MiMXho flJ^km. LLC Title Address Address 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% ofthe shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached If necessary.) Address Corp/Part_ Title nuMr Address p-1 (A) Page 1 of 2 Revised 07/10 NON-PROFIT ORGANIZATION OR TRUST If any person Identified pursuant to (1) or (2) above is a nonprofit organization or a frnst list the names and addresses of ANY person serving as an officer or director ofthe non- profit organization or as trustee or beneficiary ofthe. Non ProfitArrust__ Non ProfitArrust__ Title . Title Address Address 4. Have you had more than $600 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve M2) months? ^ ' I I Yes |X| No If yes, please indicate person(s):, NOTE: Attach additional sheets if necessary. I certify that all the above Information is true and correct to the best of my knowledge. Signature of uwner/date I Sidnature of applteant/date Pnnt or type name of owner Print or type name of applicant ignature of owner/abolicant's aaent I Sigrt&ture of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-t(A) P^gezofZ Revised 07/10 ATTACHMENT 5 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.1 Density Per the underlying General Plan designation. When two or more general plan land use designations exist within a planned development, the density may be transferred from one general plan designation to another with a general plan amendment. The number of residential lots for Planning Areas 3, 4, 5, 6, 9/10, and 13 was established by the Robertson Ranch Master Plan. The unit count for each of the PAs is consistent with the master plan. 0.2 Arterial Setbacks All dwelling units adjacent to any arterial road shown on the Circulation Element of the General Plan shall maintain the following minimum setbacks from the right-of-way: Prime Arterial 50 Feet Major Arterial 40 Feet Secondary Arterial 30 Feet Carlsbad Boulevard 20 Feet None of the PAs are within 50 feet of an arterial street. 0.2 Arterial Setbacks Half (50%) of the required arterial setback area located closest to the arterial shall be fully landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials, and: • Shall contain a minimum of one 24" box tree for every 30 lineal feet of street frontage; and • Shall be commonly owned and maintained N/A 0.2 Arterial Setbacks Project perimeter walls greater than 42 inches in height shall not be located in the required landscaped portion of the arterial setback, except noise attenuation walls that: • Are required by a noise study, and • Due to topography, are necessary to be placed within the required landscaped portion ofthe arterial setback. N/A 0.3 Permitted Intrusions into Setbacks/ Building Separation Pemnitted intrusions into required building setbacks shall be the same as specified in Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall be permitted into required building separation. N/A 0.4 Streets Private Minimum right-of-way width 56 feet The private residential cul-de-sac streets include a 56 foot wide right-of-way, 36 foot curb-to-curb width, 4.5 foot wide parkway (as allowed by the Robertson Ranch Master Plan), and 5 foot wide sidewalks. All other private residential streets include a 60 foot wide right-of-way, 34 foot curb- to-curb width, 7.5 foot wide parkway, and 5 foot wide sidewalks. 0.4 Streets Private Minimum curb-to-curb width 34 feet The private residential cul-de-sac streets include a 56 foot wide right-of-way, 36 foot curb-to-curb width, 4.5 foot wide parkway (as allowed by the Robertson Ranch Master Plan), and 5 foot wide sidewalks. All other private residential streets include a 60 foot wide right-of-way, 34 foot curb- to-curb width, 7.5 foot wide parkway, and 5 foot wide sidewalks. 0.4 Streets Private Minimum parkway width (curb adjacent) 5.5 feet, including curb The private residential cul-de-sac streets include a 56 foot wide right-of-way, 36 foot curb-to-curb width, 4.5 foot wide parkway (as allowed by the Robertson Ranch Master Plan), and 5 foot wide sidewalks. All other private residential streets include a 60 foot wide right-of-way, 34 foot curb- to-curb width, 7.5 foot wide parkway, and 5 foot wide sidewalks. 0.4 Streets Private Minimum sidewalk width 5 feet (setback 6 inches from property line) The private residential cul-de-sac streets include a 56 foot wide right-of-way, 36 foot curb-to-curb width, 4.5 foot wide parkway (as allowed by the Robertson Ranch Master Plan), and 5 foot wide sidewalks. All other private residential streets include a 60 foot wide right-of-way, 34 foot curb- to-curb width, 7.5 foot wide parkway, and 5 foot wide sidewalks. 0.4 Streets Public Mininnum right-of-way width 60 feet All public residential streets include a 60 foot wide right-of-way, 34 foot curb-to-curb width, 7.5 foot wide parkway, and 5 foot wide sidewalks 0.4 Streets Public Minimum curb-to-curb width 34 feet All public residential streets include a 60 foot wide right-of-way, 34 foot curb-to-curb width, 7.5 foot wide parkway, and 5 foot wide sidewalks 0.4 Streets Public Minimum parkway width (curb adjacent) 7.5 feet, including curb All public residential streets include a 60 foot wide right-of-way, 34 foot curb-to-curb width, 7.5 foot wide parkway, and 5 foot wide sidewalks 0.4 Streets Public Minimum sidewalk width 5 feet (setback 6 inches from property line) All public residential streets include a 60 foot wide right-of-way, 34 foot curb-to-curb width, 7.5 foot wide parkway, and 5 foot wide sidewalks 0.4 Streets Street Trees within parkways One-family dwellings and twin homes on small-lots A minimum of one street tree (24-inch box) per lot is required to be planted in the parkway along all streets. Street trees proposed are 24" box: Strawberry Tree, Brisbane Box, Canary Island Pine, or Coast Live Oak 0.4 Streets Street Trees within parkways Condominium projects Street trees shall be spaced no further apart than 30 feet on center within the parkway. N/A 0.4 Streets Street Trees within parkways Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Complies PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT 3 or fewer dwelling Minimum 12 feet wide when the drive-aisle is not required for emergency vehicle access, as detemnined by the Fire Chief. N/A units If the drive-aisle is required for emergency vehicle access, it shall be a minimum of 20 feet wide. 4 or more dwelling units Minimum 20 feet wide. N/A Drive- aisles No parking shall be pennitted within the minimum required width of a drive-aisle. N/A C.5 Drive- aisles A minimum 24-foot vehicle back-up/maneuvering area shall be provided in front of garages, carports or uncovered parking spaces (this may include driveway area, drive-aisles, and streets). N/A All projects Additional width may be required for vehicle/emergency vehicle maneuvering area. N/A Parkways and/or sidewalks may be required. N/A No more than 24 dwelling units shall be located along a single-entry drive-aisle. N/A All drive-aisles shall be enhanced with decorative pavement. N/A Number of Projects with 10 units or fewer A .30 space per each unit. Visitor Projects 11 units or more A .25 space per each unit. 77 guest parking spaces are required. Approximately 288 are provided. C.6 Parking Spaces Required (1) When calculating the required number of visitor parking spaces, if the calculation results in a fractional parking space, the required number of visitor parking spaces shall always be rounded up to the nearest whole number. 77 guest parking spaces are required. Approximately 288 are provided. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPUANCE COMMENT On Private/ Public Streets On-street visitor parking is pemnitted on private/public streets, subject to the following: • The private/public street is a minimum 34-feet wide (curb-to- curb) • There are no restrictions that would prohibit on-street parking where the visitor parking is proposed • The visitor parking spaces may be located: o Along one or both sides of any private/public street(s) located within the project boundary, and o Along the abutting side and portion of any existing public/private street(s) that is contiguous to the project boundary All required guest pari^ing is proposed as on-street parallel partying. All but approximately 20 lots, located on cul-de- sac bulbs or street knuckles, have a lot dimension at the right-of-way of greater than 40 feet which is enough width to accommodate a pari^ing space and driveway access to the lot. Approximately 288 guest padding spaces can be accommodated as on-street parallel padding. On Private/ Public Streets In parking bays along public/private streets within the project boundary, provided the parking bays are outside the minimum required street right-of-way width. N/A When visitor parking is provided as on-street parallel parking, not less than 24 lineal feet per space, exclusive of driveway/drive-aisle entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway/drive-aisle aprons, then 20 lineal feet may be provided. Complies Within the Beach Area Overiay Zone, on-street parking shall not count toward meeting the visitor parking requirement. N/A On Drive-aisles Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width. N/A C.7 Location of Outside the One required visitor paricing space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A C.7 Visitor Parking Beach Area Overiay Zone For projects with 10 or fewer units, all required visitor partying may be located within driveways (located in front of a unit's garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. N/A One required visitor parting space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A On a Driveway Within the Beach Area Overiay Zone If the streets within and/or adjacent to the project allow for on-street part<ing on both sides of the street, then visitor pari<ing may be located in a driveway, subject to the following: • All required visitor partying may be located within driveways (located in front of a unit's garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. • If less than 100% of the driveways in a project have a depth of 20 feet or more, then a .25 visitor parking space will be credited for each driveway in a project that has a depth of 20 feet or more (calculations resulting in a fractional parking space credit shall always be rounded down to the nearest whole number). N/A All projects The minimum driveway depth required for visitor parking (20 feet or 40 feet) applies to driveways for front or side-loaded garages, and is measured from the property line, back of sidewalk, or from the edge of the drive-aisle, whichever is closest to the structure. N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPUCABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Compact Parking Distance from unit For projects of more than 25 units, up to 25% of visitor parking may be provided as compact spaces (8 feet by 15 feet). No overhang is permitted into any required setback area or over sidewalks less than 6 feet wide. N/A For all projects within the Beach Area Overiay Zone, up to 55% of the visitor parking may be provided as compact spaces (8 feet by 15 feet). N/A Visitor parking spaces must be located no more than 300 feet as measured in a logical walking path from the entrance of the unit it could be considered to serve. Complies C.8 Screening of Partying Areas Open parking areas should be screened from adjacent residences and public rights-of-way by either a view-obscuring wall, landscaped bemn, or landscaping, except pari<ing located within a driveway. N/A Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: Minimum community recreational space required Projects with 11 to 25 dwelling units Projects with 26 or more dwelling units C.9 Community Recreational Space Projects with 50 or more dwelling units All projects (with 11 or more dwelling units) Recreation Area Parking Project is NOT within RH general plan designation Project IS within RH general plan designation 200 square feet per unit 150 square feet per unit PA 3: 87x200/17,400SF(R)/25,240SF(P) PA 5: None Required PA 6: 87x200/17,400SF(R)/19,360SF(P) PA 9/10: 75x200/15,000SF(R)/15,600SF(P) PA 13: 23x200/4,600SF(R)/5,100SF(P) In addition 87,120SF will be provided in PA4 as community recreation space for all ofthe PAs in the West Village. Community recreational space shall be provided as either (or both) passive or active recreation facilities. N/A Community recreational space shall be provided as both passive and active recreational facilities with a minimum of 75% of the area allocated for active facilities. Active and Passive recreational is space is provided. Community recreational space shall be provided as both passive and active recreational facilities for a variety of age groups (a minimum of 75% ofthe area allocated for active facilities). Active and Passive recreational is space is provided. For projects consisting of one-family dwellings or twin homes on small-lots, at least 25% ofthe community recreation space must be provided as pocket parks. • Pocket pari< lots must have a minimum width of 50 feet and be located at strategic locations such as street intersections (especially "T-intersections") and where open space vistas may be achieved. A minimum of 15,400 square feet is required. Four pocket parks are located within the single family PAs (3,6,9/10,13) with a combined total of 65,300 gross square feet. Community recreational space shall be located and designed so as to be functional, usable, and easily accessible from the units it is intended to serve. Complies Credit for indoor recreation facilities shall not exceed 25% of the required community recreation area. N/A Required community recreation areas shall not be located in any required front yard and may not include any streets, drive-aisles, driveways, parking areas, storage areas, slopes of 5% or greater, or walkways (except those walkways that are cleariy integral to the design ofthe recreation area). N/A In addition to required resident and visitor pari<ing, recreation area parking shall be provided, as follows: 1 space for each 15 residential units, or fraction thereof, for units located more than 1,000 feet from a community recreation area. Required (R) and Provided (P) parking: PA3: R=1 / P=12 PA5: R=10 / P=20 PA6: R=2 / P=2 PA9/10: R=2 / P=8 PAI 3: R=0 / P=0 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPUCABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT The location of recreation area parking shall be subject to the same location requirements as for visitor pari<ing, except that required recreation area parking shall not be located within a driveway(s). Complies Examples of recreation facilities include, but are not limited to, the following: Active Swimming pool area Children's playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Recreation rooms or buildings Horseshoe pits Pitch and putt Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50 feet) Any other facility deemed by the City Planner to satisfy the intent of providing active recreational facilities. Passive Benches Barbecues Community gardens Grassy play areas with a slope of less than 5%. CIO Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. Street lights are provided C.11 Reserved Required for projects with 100 or more units, or a master or specific plan with 100 or more planned development units. Exception: RV storage is not required for projects located within the RMH or RH land use designations. Recreational Vehicle storage for the 20 square feet per unit, not to include area required for driveways and approaches. West Village is provided in a common 11,840 square feet storage area Recreational Developments located within master plans or residential specific plans may have this requirement met by the common RV storage area provided by the master plan or residential specific plan. located in PA 22. C.12 Vehicle (RV) Storage RV storage areas shall be designed to accommodate recreational vehicles of various sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). Complies The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be screened from adjacent residences and public rights-of-way by a view-obscuring wall and landscaping. N/A 480 cubic feet of separate storage space per unit. N/A If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. N/A C.13 Storage Space Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. N/A C.13 Storage Space Required storage space may be designed as an enlargement of a covered parking structure provided it does not extend into the area ofthe required pari<ing stall, and does not impede the ability to utilize the parking stall (for vehicle parking). N/A A garage (12'x20' one-car, 20'x20' two-car, or larger) satisfies the required storage space per unit. N/A This requirement is in addition to closets and other indoor storage areas. N/A (1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). f s PLANNED DEVELOPMENTS (CMC SECTION 21.45.070) TABLE D: ONE-FAMILY DWELLINGS AND TWIN-HOMES ON SMALL LOTS REF NO SUBJECT DEVELOPMENT STANDARD COMPUANCE COMMENT D.1 Livable Neighbor- hood Policy Must comply with city council Policy 66, Principles for the Development of Livable Neighborhoods. SEE SEPARATE COMPLIANCE CHART D.2 Architectural Requirements Must comply with city council Policy 44, Neighborhood Architectural Design Guidelines. N/A D.3 Minimum Lot Area One-family dwellings 5,000 square feet (one dwelling per lot) Complies with minimum lot sizes established in the Robertson Ranch Master Plan. D.3 Minimum Lot Area Twin-homes 3,750 square feet (one dwelling per lot) N/A D.3 Minimum Lot Area Exception 3,500 square feet (one-family or twin-home - one dwelling per lot) when either: 1. The project site contains sensitive biological resources as identified in the Carisbad habitat management plan; or 2. The site has a general plan designation of RMH and unique circumstances such as one of the following exists: a. The project is for lower income or senior citizen housing; b. The site is located west of Interstate 5; c. The dwelling units are designed with alley-loaded garages; or d. The site is either located contiguous to a Circulation Element roadway or within 1200 feet of a commuter rail/transit center, commercial center or employment center. N/A D.4 Maximum Lot Coverage 1 story homes 60% of the net pad area N/A D.4 Maximum Lot Coverage Homes with 2 or more stories 45% ofthe net pad area for all lots in a project, if the minimum lot area in the project is 5,000 square feet or greater. N/A D.4 Maximum Lot Coverage Homes with 2 or more stories 50% ofthe net pad area for all lots in a project, if the minimum lot area in the project is less than 5,000 square feet. N/A D.4 Maximum Lot Coverage Porches with no livable space above the porch, and porte-cocheres no more than 20 feet in width and 6 feet in depth are exempt from lot coverage requirements. N/A D.5 Minimum Lot Width (1) One-family dwellings on lots equal to or greater than 5,000 square feet 50 feet (35 feet when a lot is located on a cul-de-sac, or the curved portion of a sharply curved street/drive-aisle) Minimum 50 feet (35 feet when a lot is located on a cul-de-sac, or the curved portion of a sharply curved street/drive- aisle) D.5 Minimum Lot Width (1) One-family dwellings on lots less than 5,000 square feet 40 feet (35 feet when a lot is located on a cul-de-sac, or the curved portion of a sharply curved street/drive-aisle) Minimum 50 feet (35 feet when a lot is located on a cul-de-sac, or the curved portion of a sharply curved street/drive- aisle) D.5 Minimum Lot Width (1) Twin-homes 35 feet N/A D.6 Minimum Street/Drive- Aisle Frontage Lots located on the curved portion of sharply curved streets/drive-aisles or cul-de- sacs: 25 feet. 35 feet minimum provided D.7 Minimum Setback from a Private or Public Street(2)(3) Residential structure 10 feet N/A D.7 Minimum Setback from a Private or Public Street(2)(3) Direct entry garage 20 feet N/A D.S Minimum Setback Residential structure 5 feet, fully landscaped (walkways providing access to dwelling entryways may be located within required landscaped area) N/A D.S Minimum Setback Garage 3 feet N/A D.S Minimum Setback Garage Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. N/A D.S from a Drive- Aisle^^ Projects of 25 units or less within the RMH and RH general plan designations P feet (residential structure and garage) N/A D.S from a Drive- Aisle^^ Projects of 25 units or less within the RMH and RH general plan designations Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. N/A 1:-) PLANNED DEVELOPMENTS (CMC SECTION 21.45.070) TABLE D: ONE-FAMILY DWELUNGS AND TWIN-HOMES ON SMALL LOTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT D.S Minimum Interior Side Yard Setback One- family dwellings Twin- homes Residential structure Garage Residential structure & Garage Each interior side yard setback shall be a minimum of 10% of the lot width; provided that each side yard setback is not less than 5 feet, and need not exceed 10 feet. N/A Located on the front half of the lot Located on the rear half of the lot Same as required for residence. Need not exceed 5 feet N/A Any living space above a garage shall observe the same interior side yard setback required for the residence. One interior side yard setback may be reduced to 0 feet (zero lot line); provided the other side yard setback is a minimum of 20% of the lot width, and need not exceed 20 feet. N/A One side yard - 0 feet (the side yard where the dwellings on each lot are attached). The other side yard setback shall be a minimum of 20% of the lot width, and need not exceed 20 feet. N/A D.10 Minimum Rear Yard Setback (where the rear property line does not front on a street or drive-aisle) Residential structure 20% of lot width, provided the rear yard setback is not less than 10 feet, and need not exceed 20 feet. N/A Garage (located on the rear half ofthe lot) 5 feet from rear property line Any living space above a garage shall observe the same rear yard setback required for "residence", above. N/A D.11 Maximum Building Height/ Number of Stories Same as required by the underiying zone, and not to exceed three stories N/A D.12 D.13 Minimum total area per unit Minimum dimension of recreational space 400 square feet (may consist of more than one recreational space) N/A 15 feet Private Recreation al Space Required private recreational space shall be located at ground level and designed so as to be functional, usable, and easily accessible from the dwelling it is intended to serve, and shall not have a slope gradient greater than 5%. Required private recreational space shall not be located within front yard setback areas, and may not include any driveways, parking areas, storage areas, or walkways (except those walkways that are cleariy integral to the design of the recreation area). N/A N/A Open or lattice-top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks specified in Section 21.45.090). N/A Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following: • The depth of the projection shall not exceed 6 feet (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony). • The length of the projection shall not be limited, except as required by any setback or lot coverage standards. • The patio cover/deck/balcony shall comply with all applicable standards, including the required setbacks specified in Section 21.45.090. N/A Resident Parking 2 spaces per unit, provided as either:^^' a two-car garage (minimum 20 feet x 20 feet), or 2 separate one-car garages (minimum 12 feet x 20 feet each) N/A "^1 PLANNED DEVELOPMENTS (CMC SECTION 21.45.070) TABLE D: ONE-FAMILY DWELUNGS AND TWIN-HOMES ON SMALL LOTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT D.14 Garages for 3 or more cars- in-a-row No more than 20% of the total project units may include garages with doors for 3 or more cars-in-a-row that directly face the street, including garages constructed as 3 one-car garages located adjacent to each other, or constructed as a two-car garage separated from a one-car garage with all garage doors directly parallel to the street. N/A D.14 Garages for 3 or more cars- in-a-row Garages that are recessed 20 feet or more back from the fonward-most plane of the house shall not be subject to the 20% 3-car garage limitation stated above. N/A D.14 Garages for 3 or more cars- in-a-row Garages with doors for 3 or more cars in-a-row shall not be permitted on lots less than 5,000 square feet in area. N/A D.15 Driveways Driveways for side-loaded garages must be enhanced with decorative pavement to improve appearance. N/A (1) (2) (3) (4) (5) (6) (7) (8) Lot width is measured 20' behind the front property line. See Table C in Section 21.45.060 for required setbacks from an arterial street. Building setbacks shall be measured from one of the following (whichever is closest to the building): a) property line; or b) the outside edge ofthe required street right-of-way width. Building setbacks shall be measured from one of the following (whichever is closest to the building): a) property line; b) the outside edge of the required drive-aisle width; c) the back of sidewalk; or d) the nearest side of a partying bay located contiguous to a drive-aisle (excluding pari<ing located in a driveway in front of a unit's garage).. If a project is located within the Beach Area Overiay Zone, building height shall be subject to the requirements of Chapter 21.82 of this code. The required resident parking within the R-W zone shall be 2 spaces/unit, 1 of which must be covered. Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be tandem. Garage locatbn standards do not apply to projects where all garages are alley loaded. Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include protective barriers for balconies and roof decks. ATTACHMENT 6 CITY COUNCIL POUCY 66 - LIVABLE NEIGHBORHOODS Principle Compliance Comments Building Facades, Front Entries. Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. N/A Garages Homes should be designed to feature the residence as the prominent part of the structure In relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side- loaded garages, front-loaded garages, alley-loaded garages and recessed garages. N/A Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cul-de-sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City-accepted designs for traffic calming measures. The project site has topographic constraints that do not allow the entire West Village to be designed as a grid with interconnecting streets. There Is pedestrian connectivity throughout the West and East Villages of Robertson Ranch. Traffic circles and bulb outs have been used as calming measures. Parkwavs Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Street trees are included within parkways. Pedestrian Walkwavs Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cul-de-sacs), pedestrian paths should also be provided. All internal residential streets are designed with non- contiguous sidewalks. Centralized Communitv Recreation Areas Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should be not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. A central common recreation area for the West village is located at Planning Area 4. Additional pocket parks are proposed for each of the four small lot residential neighborhoods in PAs 3,6, 9/10, and 13. / 0 PA 4 1.0 Gross AC. 1.0 Net AC. Community Recreation 150 300 600 FIGURE NO. 11-3 Robertson Ranch WEST VILLAGE UPDATE - MASTER PLAN LAND USE MAP > n m Z MASTER PLAN ATTACHMENT 8 PA 11 Planning Area 4 Location Rancho Costera - Robertson Ranch West Village Carlsbad, California NORTH January 13, 2014 LAKD USE/COASTAL PLANNING LANDSCAPE ARCHITECTURE POUCV AND PROCESSING ENVIHONMENTAL UmCATION Example of planted keystone-type retaining wall Photo-simulation of slope (View from corner of El Camino Real & Kelly Dr. - looking north-east) PLANTABLE KEYSTONE-TYPE RETAINING WALL EL CAMINO REAL I-O _j -I- 8" BENCH SLOPE WITH TRAIL 8" BENCH SLOPE SCALE: 1" = 40' El Camino Real Slope - Typical Cross Section Rancho Costera - Robertson Ranch West Village Carlsbad, California January 27, 2014 LAMS USE/COA3TAL PLANMIMO LAMISCAPI ARCHmCTURX POUCT AND PROCXSSINO ENVmONUHMTAL umOAllON cm OF occANSioe SITE ary or VISTA GENERAL NOTES I. /asssafs PMca *'» m-mo-4i-n I sncuxaa. mu/Ac J. oami amK Am coiBut fUM oesauim. . .i£ i mrosa mme MD ecmuL HAHDcscmmi. . seelusm nM I lOACCcrisis. , . 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KTAmc mupapuH (HAHTAHI HersTCK-nft 70 K useo tHoe sHom) r coKRere (470-C-2000) ^/fxfMfioi/io moo mtcKSH CAHIH-nK cetoH DETMl- BENCH AT SLOPE Hormsau sa soHso 0-7S AHB arr OF cmsoAO ooa es-i4mi MmoHAL speancAims »leHCHMimHArKKOucis loss'annu SLOPCS AHO 35'mx OH air sures pa eeosais una OAia act 17, mi Kmeo: OCT. i ms Aettsm AUC a ms OF paPA/amtmrnms ©2013 O'Doy Consultants, Inc. DESKNEO Bf: iUi- XT. DATE: fB- DMHM ao>LB « WPIM pKuccT MM' JOB m.-^JfilXlZ 7W-UI-7TM itntfn ENGMEER OT WOflK DATE: GEORGE (TDffir RCC- J20U SHEET 3 OF 23 SHEETS CT 13-03 PUD 13-06 HDP 13-01 SUP 13-02 HMP Of TAIL 'A' - BIORETENnON AREA FUILY LINED FLOW-THROUGH PUNTER W/ ALTERNATIVE Vi FULLY UNED^E^OW-mmQH PLANTER mm Yi XX. m AM tmeLSHU. me 40X pomsiir AHO sHHi L r teoaoHCH. ama. rra HOUI mmumme 2 sa seam 4 OF arr OF CMStio snmte umi smu mm mmsoBir PIAM (sasAP) oua i/i4/mi. rot A Jt COHSmJCT OBX DMAS AS m ©2013 O'Doy Consultants, Inc. DETAIL- CONCRETE APRON i SPLASHWAU. O CATCH BASIN AlONG SLOPE BENCH li:\HII3e7\l007Bm-OX4>t M OB. 2013 KltTM CONSULT T ^ OESBNCO gy. /UL. AT. OMC MI3 OWWM IW- JJ. aCMfe jBSHDIMI raOJOT MOJL;_fiA__ JOB tM,: 1013P7 •V. .v. n .k-..!. rr.n—L^t ENGMEER OF WORK DATE: CGOMEOW ncC: J2014 BOUNDARY DATA OaTA/BBWNG s orsoor'e V somr s 4n7ire '36-S9S5\e WPMS lENSIH 99.98' IOe.34' 168199' SHEET 4 OF SHEfTS \ CT 13-03/ PUD//13-Q^ HDP/ 13fr01 . SUfi 1^'-02 H^P ©2013 O'Oay Consultants, Inc. EASEMENT TABLE N PURPOSE OWNER DOCUMENT REC. OATE nsposmoN 6 pmne t naoeNrAiS au.w.c BK. i79e. PC 142, oecos MVtl, 1930 TO a autidAxcD 7' DBAPUeC AHD SLOPCS arr ar cABLSBAD BK. 179, P& 341, OB BK. 521. pe. 230, OB. HAB. m 1936 •Uie tz 1936 roKouiOMieo 6 PUWC UWneS A PKSXHTAtS sacic BK. 4302. PC 427, OB. HOV. 27, 1)51 10 K OUtlCtAAICO 9 PUSUC uancs t p/aooiuis sacAf. BK. 4171. PC 141 OJI Mtet. 1953 mBevAPi 10 PUBUC uwoes A iNaoeHTAis soae. BK. 4874. PC 148: O.B. JUKI. I9S3 lOBoun 11 ptpiiM t mxoirAis cu.mo OOC SeiBS. OR Mte 16. 1961 POBIKH10 se OUtmAHCO 12 iKAJHACC HKHIS cu.ir.o oecD. nena tssi JtM. 4. 1963 H/A (omste) 13 pusiK uBunes A p/aoeHTAis socte. DOC. 98807, OA Mf 16 1966 lOBeHAM ORAPIACe CHANNd couHTT or SAH arco ooc 44S87, ap. UAB IZ 1910 tOBCHAn 15 PUBUC mamr caatn or SAM actio OOC 169552 a.B SCP. 18 1970 H/A (OFFISIe) 16 PUBUC uwoes » HOOCHrAiS SO.C.K. OOC 213363. OB. KV. 20 1970 nKOUICtAHCD 17 ppeuK A maocHTAis CHKH DOC. 147713 OB. MrOi 1971 H/A (oensic) le semi arr CF CAHISBAD OOC. 248011. OJI. OCT 27, 1971 H/A (omsie) 19 DPAMACe air OF CABLSSAD OCC 74-t77B5S, OB JUirZ 1974 lOBeHAH 25 PUBiK ACCESS OTY OF CABLSBAO OOC 2007-Q38877a OJI. JJKH 2007 tOBCHAIH 26 leup. cmsmciioH arr or cunsBAO DOC 2007-0388771. O.B JUKI, 2007 n K ouncumD 27 oPAKAce t Access arr cr CAHSBAO OOC 2007-0300772 O.B JUKI 2007 TOBCHAm 31 COHS£FVAK»l CHi.y. DOC 2007-0786167, QB Dec 21, 2007 toBcuAm 33 opivspAce an ar CAHSSAO OOC. 2008-0021749. OB JIM. 16, 2000 tOBCUAAl 34 peocsmiAH ouiL an OF CAMISSAD OOC 2008-0322654. O.B JUK It, 2001 TOBCHm 37 PUBUC smeer t uwn an OF CARLSBAD DOC 2007-0388769. OB. AJK8 2007 lOBeHAIH • iocABOH CAHHor K oeteBmo) nw BCCOBO KFOBUABCH ENCUMBRANCES NO REC. MTE DOCUMENT mi 5 H/A H/A mtapxHis 21 HOK 20 2001 OCC 200t-at7S73Ct OB UCVCRAHOiAl or AGBeCUCHT KGABOmC COHtCTAHCC OF CASCKHIS 22 HOT. /. 2002 OOC 2002-0974684. OB. leWOBARY BKHT OF ACCESS PEBur 23 JM. 31. 2007 DOC 2007-0006979. OB PAAOAHO ACBCCKMT FOB 0€ BOBEBISOH BAHCH HASUB PLAM 24 MH 31 2007 OOC 2007-0066990 O.B PABKLAHO PUBCHASe ASRCCHCHT 28 Mte 14. 2007 DOC 2007-0I044IA OB. eccoBcsmciKM 29 Dec IS. 2007 OOC 2007-0781702 OR HOKC CF BCSmcmi ON KAL PROPCBn 30 oec ;« 2007 OOC 2007-0781703 OB HOBCC or KESmcBOH OH KAl PBOPEBn 32 OCC 21, 2007 OOC 2007-0786169. OJI ACMKURW OF UAHACOBir AHO nMAHC ACBeiKMT /THSSh oer A 20fJ miSED: AUa 3. 2013 OAJE OF mPmSOM: lurjt. 2013 OESGNED BY; AJL ^J. (WC: J OftMW BY: _tt SCALE: . PROJECT MGR.L CNOMEER OF WORK C:\tO130AM»7BTO4.4«f 0 : lOOTfcy* HOTbrnp: lOOAwIt tflOTolte; lOOTBSK ^HEET 5 OF 23 SHEETS CT 13-03 PUD 13-06 HDP 13-01 SUP 13-02 HMP ©2013 O'Day Consultonts, IrK. ft\WI3B7VWMB»-IMi^ art 13. 1 ^^SHEET 6 OF 23 SHEETS CT 13-03 PUD 13-06 ^ HDP 13-01 SUP 13-02 HMP (SsmrasumrcammfauKBsoiK ^leAsaarpoHPaiuc uwn AHD taoAi <S>APeA IB K Kiaeam AMO lum am n coHsamMcr ACEMcr *-oemcsimsuuenBmeinK sumsm teameiBia ©2013 O'Doy Consultants, Inc. SEE SHEET 9 1 1 mk OF pteS^it mrsL 2ii taam f r H mg. i» u mojEcr MU. «a JM wiiUHUK— Emcn OF wam ontooWr ace 1M4 Bt\WI3BAHWW-W-*it M n. 1013 >«3»W J \^ SHEET 7 OF 23 SHEETS ^ CT 13-03 PUD 13-06 HDP 13-01 SUP 13-02 HMP SEE SHEET 10 SEE SHEET tl ©2013 O'Doy Consultants, Inc. KWSete Oct 1 JWr jemea AuaHtn.' mteoFPtmiutoK mrx ms ttOHtKO m\tlLJIS^ inin fm.m\ DWMN SC«£l 1' • 4* mOJCCT m . M. JM MHJ MUg AoMstJLtVfit^ ttOHtKO m\tlLJIS^ inin fm.m\ DWMN SC«£l 1' • 4* mOJCCT m . M. 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Mrni mMS owM •» la. •"•44: r - 4if FMMcer Mim- TT an., laay -•• rTrLr EST* Dnarai OF mac DATCl ctaasitar MX: aaM 6c\wuo7\iMma»-ifli4B« Ort UL aou SEA^ M> mm wwAFoii WOT—^ WOTHUP; HNVMHUI WOTM*: otm-PAMt twmnii losmiit Mohv* i J SHEET 19 OF 23 SHEETS CT 13-03 PUD 13-06 HDP 13-01 SUP 13-02 HMP ©2013 O'Doy Consultants, Inc. (i 6 H 8 li L T ini t s cano ntlLJlM— tobJILMi— DHMN •» AM. uttr, f m at rmta y- «»• JM •"• WHB ,1,1 "i?^^? '' EMsacBi or NOM( OMKt anon* act: aoM a\wwT\'awMW 'Mi ort u, ftM^ iMi tnmn) tosjATtit IMTMMK wonMiv: mratKh mtw^ MMT-MMI NOTMni: wnn.vi WBTIV* WIM* WDWW; woTbii^ MoiMfe mmmi WBTWII; mmm f SHEET 20 OF 23 SHEETS CT 13-03 PUD 13-06 HDP 13-01 SUP 13-02 HMP 9+34 10+00 ROBERTSON ROAD - CONNECTION TO TAUARACK AVE SOU: Hme r -RCieea oat lots Reim Aut H 20U mie oFFKmATRtt mrSLioa ©2013 O'Day Consultants, Inc. CONSULT T S DEMONED rni^MmJS,— OME:_BLau_ OWMN BR_U 9CMJE: . \' ' TSt PROJECT MORaJUL_ JOB HOiUflUOZ ENOMEER OF WOBK DATE: 8B0MC flmr BCC JBM4 a\WI307\M07BT»*if Ort flO. 20IJ kOapm 5a SHEET 21 OF 23 SHEETS CT 13-03 PUD 13-06 HDP 13-01 SUP 13-02 ©2013 O'Doy Consultants, Inc. ^ SHEET 14 < NELSON CT. CUL-DE-SAC - EaNBURGH Ul. SEE SHEET 6 TRUCK TURNING RADII - 404.5F SOU: I' - If Rcmeo: on » 2013 Remoi Aut A m. mKantammm mrH, ms ocamcD — Mil AT. nnr. ga. ms onaat airi_tt__ mtis »' - » FHUcr nan- giL ffw nnt lauay tnoMMTAN. y ri^iimiii EMOMEEa OF woax OWE; OBMKoroar MX: 32014 aE\1«l30AtOI»BnL*« Ort Oli lOtS toMpn i oii4r-rAH[ mrmati mhir% t SHEET 22 OF 23 SHEETS Ifcri CT 13-03 ^P^PUD 13-06 ^ HDP 13-01 SUP 13-02 IMP if"/. ^y^y.^ CAMINO REAL PHASE / mw gpRCPiiiABat 'mra, ms ©2013 O'Doy Consultonts, Inc. 6 rS M ^ II 1 t f s OESIGNED BT: AJL. IT. OWE KM. »» PROJECT MOR^ BJ. JOB NOJ 1M3B7 >7M Ufcar AM. O* Di»nirfc| ENOMEER OF WORK OATE: «BMKOriMr RCE: 32014 ft\WI30A1IXmn2A>« Ort <•. lOIS 1:5)vm MK HOTMV; MMnAMAP: 100TA1P«: W0IB1; I 5^ 1 SHEET 23 OF 23 SHEETS CT 13-03 IpFf.l W 13-01 salt ,• -«f EL CAUINO REAL PHASE 2 CKSBt oa a ms cwsBt AM. n ms aneaFfKHummi mrA ms ©2013 O'Doy Consultonts, Inc. £ 'A ttl & u L T kTH t s DEMNED All amt fa. apu OBMM IV:.jUk WiSx <' • I* PROJECT MMi-. OO. JflW NOuJfiUai ENGMEER OF WORK OAIE: CBMC 01Wr BCC 33BM e:\t«i307\noiBn3.^ ort OB, a LANDSCAPE CONCEPT PLAN FIRE PROTECTION PLAN WATER CONSERVATION PLAN Rancho Costera niiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiaiiiiiiiiiiiiiiiiiiiiiiiiiiiii RANCHO COSTERA CaiMMd, CaWomla LANDSCAPE CONCEPT PLAN FIRE PROTECTION PLAN WATER CONSERVATION PLAN WATER CONSERVATION STATEMENT H lAKOSCAPE E KSMCD, HB FIMI INCSCWE FUNS Kl HFUCI, COrOBUIICt WU tm CmSESVAIIOH KIIIHIOIS. KIVWM DOW imnTB niEl COSIIVAIION 1HR0UCH ^ "mme aavm or SFCOES MW mim mmmm. wem. USE OF UODOUIE AND IM we RCdimi; SFEOES, MO UHIO use OF COICR INO wir FUNIIKS. FIIKFUHSai.liamANAinOUA1ICI9miniS1SiniSF(KM114IISG^ FOKHOUOWeTS tssooAin iiMinKD. Fueuc ANO COHBIQIL MEAS REcmiD tAm u BE maa m mam. NEOOEO mx asm mi tmm TO CARISBAD MNOPK. ne asngci. M COUNIY D.EH. REOUREKNTS. ne CONSENVAini DESCN IEAMES TO IE BE WORnilAIED MN M UNDSCAPE ANO RRKAHON DESm MCLUlt - sn ANIITSE AND FREPARAim SFECnCAHH. - AFFnmaAlE PIANISEIICIOH. - USEOFIUOCS, - lUlEO USE IF WRF CRASS ANO ANMIAL caw, - USE IF OHP aRKAION AND OIHER EFnCENT SYSnS COUPONEHIS. - SEPARAmr VALtCD IREE DEEP niEnK StSlElfi H SEIIC1ED LOCAIW^ AND. - AmnmiE IMNIDIAWISPEOFCAKM. ADOIIOIHl niAl IRRKAWI DESICN OIIIIIIA: - lAtR BUICET AMI ESRUAe miOl USE «U BE DEWMSBUID TOCOmOl ID QIT RE0UREUEN1S - ONir 10* nUK OR SUBSURFACE HmnoamiE USED TDIIRiaiEMr\CCnAIIONI^ )KKS (F AH MFERKABtE SURFACE WUSS DC AOJAONT IfOHAAE SUFMtS AK OCSUEO ANO CONSnUCIED 10 CAUSE miER ID DRAM OflKir HID A UNOSCAK AKAS. SEE CONCEPT WATER EFFICIENT LANDSCAPE WORKSHEET RECYCLED WATER USE HOW oaers ASSDOAINM UAHIAKD. iveuc AND COUCRCK AREAS REOOID miER w OE UIUZED FOB HKAIOII. RECTOID lAIER SYSIEUS W. CCNFORU ID CAtUBAO NmCPAL MIER OGIRtl. ANO COUin OXH. REOUREIOnS. OUnoOB EAIHG AREAS ANO OMR PUBUC USE SPACES U BE PROIECe FROM 0«B SPRAY ANO RUNOFF AS REOUKD DMUCH K USE OF DRP nKABON AMD CONFOBBANCE HH OTT m ANO DEH BEOUBEBEBIS. PRWAIE MMDUAUr HAMIAKD HOCS M. U1U2E POIMIE mlEB. FIRE PROTECTION PLAN H UNOSCAPE IS KSnCD. ANO FMAl LANOSCtfE flANS ML REFIECI. CONFOBUANa im UNOSCAFE FKE FBOIECION STANDARDS AS OOHMD M K RCHRTSW RANOI BASIER UW UNDSCAPE CUDEUNES AND IK an OF CARISBAO UWOSCAPE UAMJAl POUOES ANO REOUHKNTS. ItPKAL UNOSCAPE lIAMNtS ARE lOCAe AN) IVIUNED ON MSE PUNS FK SUPPRESSU IS K RESP0N9BUTY OF TIC HOC OMERS ASSOaAWH. AW BRUSH lUNACEBOIT SHAU. BE PERFORBEO (MCE A YEAB nm ID FK SEASm. SEE IIAH SHEIS F(R ENERCENCTMKIEHANCE KCESS. SEE FUEL MODIFICATION ZONE SECTIONS DRAWING NUMBER 22 MAINTENANCE RESPONSIBILITY LONG IDai UAHIENANCE ML BE PBOVDED BY A VARIIT OF ENnlES- - lODEm HOW overs ASSOCUBONS FOB HAiOR SlITES, MISMAL SKET PARKWVS. AW HUlll FAH.V COllMltS. - COUtROAl HOW OMEB^ ASSOOABOE FOB H C0HMM1Y COWEROAL AW RCCREABOHAl SIIES. - K arr OF CAOSBAO SHU IIIMTAM K PUBUC PARK AW FK SIABW siii THE RANCHO COSIEBA HOA 9WL HAMTAM IE PBOfCI-SK SDOT raailAGES AMI PAROMYS 01 a CAMMO REAI ANO TAMARACK Kt. - nmiE MniUAI. FDR SMOE FWLT RESDCNOS SBBTIBEES AW SLOPES. SEE MAINTENANCE RESPONSIBILITY EXHIBIT -DRAWING NUMBER 27 UTILITY SCREENING NOIE: HL U1UBES ARE TO SE SOiEENEa LANDSCAPE COEIBUCBON DRAMKS IU BE REOUHD TO SHM MD LABEL AU UlinES AW PROVH AFFB0FBIA1E SCREEWG BIO RETENTION AREAS ID BE LANOSCWED (AS SHOM) H ACtOROANd (HH CASOA STAWABD K-H SOL AW BACK FU PRE OW. ENGMEEB'S lUNS. B&S AW 9CUBS ID BE nXMBl. Carlsbad, California PROJECT DESCRIPTION BAWm CDSEBA IS AIBSO USE SMCU FAIfty. BULB FAKT. COMUDBW MO COMMUMIY Sit DEVaOPMENTM IHE BEST HIACE AREA (TBOEERIStNBimi IHESE CtMOPIUAL PIWS OUIM LANDSCAPE B«lMOm FOB KIS1HL OEVaVKNI IF nc AREA MaUDED lANDSCAPMC REFIECIS IHE MASS CBAOK AREA OF K PBOECI, AS DESKNEO BT O'DAY COHSULTANTS. HSE CBAOMC PLANS ABE IHE BASS FOB BE UMSCIK 9I0W. LANOSCMt AREAS HCUKE MAKR SUKS AW MIEBHAL SBEEI PARKKYS. MAJOR COUUITY ENRANCE FIA1UBES, MUS AW FENCES ABE 9««N OB BESE FLANS LANDSCAPE lUa HMACEWNT OESKN ARE OUDMEO. EXCUKD FBCMICSE DBABMirS SOK OF (OBX ABE BE SFEOnC SHCtE FAMlr AW BULB FAHY HOES, KaNHUBrrcaWKULMDReaEAIOWB. SUES, THE PUBUC PARK AW FKSTABOH 911 BE MAJOR SBEET FBONTACES OF B. CAIMO REAL. TAMABACX AWflJE, AW CANHOH BOAD ABE LAWSCAPED FIR SEPABAl PLANS. PCSEBVCD OPEN SPAIE AW BBLOCKAL RESOURIt AREAS AK ALSO EICUiOED niDM BESE FUNS. REKCETABOH FlANS FOB OPEN SPAa AREAS DISIUBBEO BY H HUECI BU BE SUSHT1ED ID BE OTY FOB BEVCf DUBHC BE LAST OUABKB OF 2011 REGULATING DOCUMENTS nCSE PUNS AS PBOWED FEB: - RGBERTSON RANOI BASER (UN OAED OCBKB B, 2012 - an OF CARISBAO LANDSCAPE MANUAL POUOES AW REOUKBENIS, DA1ED lEBBUARY 2012 FMAL LANDSCAPE CONSBBKBON DOOIEHIS Ml BE PBOWEO FOB AU ABEAS PBKK TO CONSBUCBOH. BCSE REOUMEBBm MQUIE. BUT ARE WT UHTEO TO; M FOUOMB; SIAWABOS: CONCEPTUAL LANDSCAPE STATEMENT BE LANDSCAPE BSIECIS BEKS AW BESRM OBTEBU OUMED M BE BOBEBISOH RANOI BASICB FUN LANDSCAPE CUBSMES AND BE On IF CAR19A0 UNOSCAFE MAWAL POUOES AW REQUREKBIS. CITY SLOPE STANDARDS an STANDARDS BU EE APPUED B) AU. AFFUCABtE SIOPES AS MBCAtO CM FMAL PRO£CI GRAOMC AW HPROeENT PLANS. aOPES: A) SFEEICBLESSMWBBCALHEICmMAOJACEBITDPUeUCWUSOISBEEISBEOlilEATAMMMN STANDAW ({am ODP W EBOSm CONBia MAnMC). B) aOIEBBIAN3nET10gFEETMVEBBCAllEiailBEOUKSIANOABOS|1(EBDSWNCOHBiaMATVK SHAU. C MSTAUEO M UEU OF A COYER OiOP), (2, AW A C) M EXCESS OF B FEET M VERBCAL raBTBEOUBESTAMIAROS II (EBOSKHiniBiaMATIMG SHAU BE MSTAUEO M UEU OF A COIEB OIOP), HP MB I*. BE FOUOIPLANBHCS, OB SBIAR BU BE PBOYBIED. A) STAWAWII- COW) OBP SHAU BE PSOVBJD (EB090H COHIia. MAmc SHAU BE MSTAUEO M LCI or A corn) ow FW awE TYTES B AW c), 8) GROUW COVER SHAU BE PBOVflBD (FUHEO MAIEIIAl) TO PROVH 1001SUH COVERACE cj STANDAnp-l0fSMBBS9«IU.BEFBOVIED(2-V4MaiLMEBS)ATASPAII«TOPROVIE70ICF SUTECOVDIACL 0) STANDAW 14- BIES AW LARGE SHIBS SHAU BE PBOVBIEO (I GAUOH) AT A UMBMI BA1E OF OC (I) PER in HUWBEO (200) <LF. SEE CONCEPT PLANS AND LEGENDS FOR SPECIES INTERSECTION SIGHT UNES PLANTS. WEN MSIAUED AW AT MABHn, HI BE POSIBOKD n AMD OBSBBKBOH MODBSTS WIS OF PEBESBHAN OiOSSMCa OBKBBYSk BOWMYS AW OBEB VEHOUR DAIE lAYl A) IM dUECRX SBEETS AW lABCEB. LANDSCAPE E1IKN1S OWI TO MOES H lEKHT (MaUGSK FLANIBE MEASUBED AT MABJBIIY) AS BEASUBED Fmi NMACEBT SBIET CBAOE ARE NOT PEMTIED AT SBEn CUMERS RHMN A BIAMUAR ZOK WAIN FROM IW POHIS, 2S FEH OUIYYARD FROM ECOMMC OFOJBCS. B) AT WORM TO WH USE ORKMYS, BC » MOI KKHT UHIABOII APPLES AT DBHEMYS 25 FEET mill K EDGE OF BE AmiH OOTIMO ALOHG DC OMB, BEN 45 OECBEES BIKWIS BC mmtt. C) UNDSCAPE FEABK5 (SWUBS. IBECS. FEBOHG, IK.) SHAU. BE SEIECIED ID ENSURE BIAT W VISUAL MPAUCNTS OB 06S1BUCI0NS ARE LOCAe «Bfl BE CAIKANS SK3I1 DRTANIt IIES. 0) CAl BIANS SRXI OKIAWr UNES HAVE A H0R1Z0NIAL AW VERBCAL COMPONENI (PBOFIE). 9GHTUNES ARE OEIRBBCD BY BC PBOECT OVB ENOKIR E) BIE CANOPES ML EE HAMTAMEO AT A IMUl ID FEET HEKMI ABOVE BC SK»T IMES (BIS ML REOUBE BOX SEE BEES BUT BU HAVE A CANOPY BIS HOI) Vicinity Map SHi\PELL HOMES Bw«VHM.,CA 00211 Sheet Index SHEET SHEET TITLE 1 Title Sheet 2 Key Map 3-17 Landscape Concept, Fire Protection Plan Sheets 18-19 Recreation Areas 20 Entry Monuments 21 Road Cross Sections 22 Fuel Modification Sections 23 Wall and Fence Details 24 Planting Legend, Water Conservation Notes 25 Water Consen/ation Plan, Hydrozone Map 26 Recycled Water Use Map 27 Maintenance Responsibility Map 28 Fence and Wall Plan 29 Typical Landscapes DECLARATION OF RESPONSIBLE CHARGE: I AM FAMIUAR WITH THE REQUffiEMENTS FOR LANDSCAPE AI4D IRRIGATION PLANS CONTAINED IN T>« CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFnCIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPUANCE WTH THOSE REGULATIONS AND THE LANDSCAPE MANUAL ANO AGREE TO COMPLY WITH Aa REQUIREMENTS WHEN SUBMITTING CONSTFUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE THE EFnOENT USE OF WATER. CHAHlESaEVANS MMfNVUKtmrnH. SUITE m T'FH SiBiM? TiUJFOHNM 02000 PHONENO; 17601 031^1700 REOISTTUnONNO: 3000 Title Sheet EXPBWTIONDATE: 12.31-14 RANCHO COSTERA Carlsbad, California LANDSCAPE CONCEPT PLAN FIRE PROTECTION PLAN WATER CONSERVATION PLAN SHAPELL HOMES /.rty Hiis. CA 90311 PREPARED BY; Stieet Key 2 0 20 « WFI LTU niiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiMiiiiiiiiiiiiiiiiiiiiiiii RANCHO COSTERA (>oWiwl, CaKfocnia LANDSCAPE CONCEPT PLAN FIRE PROTECTION PLAN WATER CONSERVATION PUN lllllllllllllllllllli SEE SHEET L-3 SEE SHEET L-4 SHAPELL HOME S SHAPELL HOMES osasWMIiaBM. SuftaTOO Plan Sheet L-1 o "TIIIIIIIUIIIIIIilliilllillilllllllHIIIIIIIIIIIIIIIIIIIIIIIIII RANCHO COSTERA Cariflbad, Cafifomia LANDSCAPE CONCEPT PLAN FIRE PROTECTION PLAN WATER CONSERVATION PLAN SEE SHEET L-5 PREPARED FOR: SHAPELL HOMES enMrH«>,CA0021l PREPARED BY; II Plan Sheet L-2 NollarConitacfan niiiiiiiniiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiumi SEE SHEET L-1 SCAl£: 1- - « FT. RANCHO COSTERA CSaifabad, CaBfomia LANDSCAPE CONCEPT PLAN FIRE PROTECTION PLAN WATER CONSERVATION PLAN SEE SHEET L-6 SEE SHEET L-4 PREPAIVEOFOR; SHAPELL HOMES 3HAPELLH0I«S SI Plan Sheet L-3 SEE SHEET L-1 0 20 40 ton SCALE: r-40FT. SEE SHEET L-7 niiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiuii RANCHO COSTERA Carlabad, Cafifonvia LANDSCAPE CONCEPT PLAN FIRE PROTECTION PLAN WATER CONSERVATION PLAN lllllllllllllllllllli SEE SHEET L-8 PREPARED FOR: 12^ SHAPELL HOME S aHAPELLHOMEa •snVahhtoBM aula 700 OraNhiiTlta Plan Sheet L-4 0 20 « son ac<iE;r.«iFT. SEE SHEET L-8 iiiiiiiiiniininiiuiiiMiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii RANCHO COSTERA CaiW>ad,(Mfomia LANDSCAPE CONCEPT PLAN FIRE PROTECTION PLAN WATER CONSERVATION PLAN PWPARGOFafl; SEE SHEET L-15 SHAPELL HOM^ S SHAPEU HOMES UUP U01/C0*ITM. P ffl Plan Sheet L-5 SEE SHEET L-3 0 20 40 MFl SCALE: r. 40 FT. ntiiiniiiiiiiiiiiiiiiiiiiiiiniiiiiiiiiiiiiiiHtiiiiiiiiiiiiM RANCHO COSTERA Callotaad, Cafifomia LANDSCAPE CONCEPT PLAN FIRE PROTECTION PLAN WATER CONSERVATION PLAN IIIIIIIIIIIIIIIIIIIII SEE SHEET L-10 SHAPELL HOME S SHAPEU HOMES ffl OraMfi«TH« Plan Sheet L-6 NotforCoramician SEE SHEET L-3 SEE SHEET L-4 "LfU" SCALE: r-40 FT. X X X X X X X X X X X X X X X X X x^ X X X X X X. /X X X X X X X "x X X X X X ^ X X X X X X / X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X., /x X X X X X jX"^ X X X X X X X X X X X X X X X X X X X X X X X X X niiiiiiiiiiiHiiiiiiiiiiiiiiiiiiuuiiiiiiiiiiiiiiiiiiiiiiiiiii RANCHO COSTERA Carlabad, Cafifomia LANDSCAPE CONCEPT PLAN FIRE PROTECTION PLAN WATER CONSERVATION PLAN PnEPARSFOft VnXAQECOnE •DENTTTY MONUMENT TRAFFK: cmcLE VILAOE COHE BENTITY MONUMENT (ifr PCDE^IAN ACCESS EASEMENT a LANDSCAPE XBUFF^H X SEE SHEET L-12 SEE SHEET L-12 SHAPELL HOMES SHAPEU HOMES asnvwiMaBM. SukaTOO BavaiV HIa, CA 00211 I 'jsmss |] "OMII ffl Plan Sheet L-7 SEE SHEET L-4 SEE SHEET L-5 0 30 40 aoFl iru SCALE: 1- - 40 FT. "iiimiiiiiiiiiiiiiiiiiiiiiiiiiiiiiimiiiiiiiiimMiiiiiiiin RANCHO COSTERA Carlobad, CaMomia UNDSCAPE CONCEPT PUN FIRE PROTECTION PUN WATER CONSERVATION PUN SEE SHEET L-13 SHAPELL HOMES SHAPEU HOMES 03a31AM*aeM. SuOaTDO BavaiV Haa, CA 00211 Nam. Mi OrantflBTWa Plan Sheet L-8 10 "TIIIIIIIIIIIIIIIIIMIIIIIIIIIIIUMIIIIIIIIIIHIIIIIIIIIIIIIIII RANCHO COSTERA Cariabad,CaBf(irnla LANDSCAPE CONCEPT PUN FIRE PROTECTION PUN WATER CONSERVATION PUN SCALE; r>«l FT. SHAPELL HOMES SHAPEU HOMES OSaSWBMaBlKl. aula 700 ffl OrawlmTWw Plan Sheet L-9 11 SEE SHEET L-6 0 20 «> IOR ITU SCALE; r-MFT. 5,<85 SQ ! lS^o ; * TIUFF|C CIRCLE nniiiiimiiiiiiHiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiniiiiiiiiiii RANCHO COSTERA Carlabad, Cafifomia UNDSCAPE CONCEPT PUN FIRE PROTECTION PUN WATER CONSERVATION PUN SEE SHEET L-11 SHAPELL HOMES SHAPELL HOMES oaaiwiMiaaM. aula 700 BavailyHBa,CA 00211 PREPARED OY; ffl DrMtagTM* Plan Sheet L-10 12 SEE SHEET L-10 niiiiiiiiiiiiiiiiiiiiuiiiiiiiiiiiiiiiiiiniiniiiiiiiiiiiiiiii RANCHO COSTERA Carlabad, Cafifomia UNDSCAPE CONCEPT PUN FIRE PROTECTION PUN WATER CONSERVATION PUN PREPARED FOR: SHAPELL HOMES SHAPEU HOMES oaowMiiaeM Sulla 700 "mm ffl Plan Sheet L-11 13 40 aOFT NEIOHBOHHOOD ENTRY AAONUMENT (ASSOCIATED LANDSCAPE MAINTAn^lED BYHOA) LTU niiiiiiiiiiiiiiiiiiiiiiiiiMiiiiiiiiiiiiiiiiMimiMiiHiiiiii RANCHO COSTERA Carlsbad, (^Hfomia UNDSCAPE CONCEPT PUN FIRE PROTECTION PUN WATER CONSERVATION PUN SHAPELL HOMES Plan Sheet L-12 14 NaKwCoMkueioft SEE SHEET L-8 0 20 40 aon iru SCALE-r-40 FT. niiiiiiiiiiiiiMiiiiiiiiiiiiiiiiiiiiiiiiiiitiiiiiiniiniitiiii RANCHO COSTERA Carlabad, Cafifomia UNDSCAPE CONCEPT PUN FIRE PROTECTION PUN WATER CONSERVATION PUN PREPARED FOR; SHAPELL HOME S SHAPEU HOMES ffl DTMinpTMa Plan Sheet L-13 15 0 30 40 aoFi iru SCALE: 1--40 FT. niiiiKiiiiiiiiimiiMiiiiiiiiiiiiiiiiiiiiiiiiiiiMMiiiiiiiii RANCHO COSTERA Carlabad, Cafifomia UNDSCAPE CONCEPT PUN FIRE PROTECTION PUN WATER CONSERVATION PUN SHAPELL HOMES SHAPEU HOIriES OraNagTHa Plan Sheet L-14 16 East Village Boundary 0 20 40 MR iru SCALE: 40 FT. niiiiiiiiiiiiiiiiiHiiiiitiiiiiiiiiiiiitiiiitiiiiiiimiiiiiiii RANCHO COSTERA Carlobad, Cafifomia UNDSCAPE CONCEPT PUN FIRE PROTECTION PUN WATER CONSERVATION PUN IIIIIIIIIIIIIIIIIIIII SHAPELL HOMES SHAPEU HOMES PREPARED BY; NM, Mr Plan Sheet L-15 17 Planning Area 3 - Recreation Area 'A' Q .rV, ASPHALT^ '9 [g^Vld^'ft^AD W| L-DT 226 y\ 5.428 SQ n y-^ • 169.0 SLOBE;/ LES5THAN 3FtvVERT. , (See Plan Sheet L-10) Planning Area 6 - Recreation Area (See Plan Sheet L-1) Planning Area 3 - Recreation Area B' (See Plan Sheet L-11 & L-12) 0 10 » 40F1 SCALE r-20 FT. niiiiiiiiiiiiiniiiiiiniiiiiMiiiiiiiiHiiiiiiMiiiiitimiiti RANCHO COSTERA Carlabad, Cafifomia UNDSCAPE CONCEPT PUN FIRE PROTECTION PLAN WATER CONSERVATION PLAN PnEfmEOFOR; SHAPELL HOMES SHAPEU HOMES OSaSVMkMaBM. SU«o7ao BavaVHIIa,CA 00211 Soto 1- • Dala OranfngTHa Recreation Areas OraninaNimlMr 18 SCALE 1--20FT. -.LDT 88 /5,485 SQ F niiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii RANCHO COSTERA Carlabad, Cafifomia UNDSCAPE CONCEPT PUN FIRE PROTECTION PUN WATER CONSERVATION PUN IIIIMIIMIIIIIIIIIII Traffic Circle Type 2 (4 Way intersections) Traffic Circle Type 1 (T Intersections) Planning Area 9/10 - Recreation Area (See Plan Sheet L-5) X X Planning Area 13 - Recreation Area (See Plan Sheet L-15) Street 'Z Traffic Circle (See Plan Sheet L-7) PREPARB)FOR: SHAPELL HOMES SHAPEU HOMES ffl Draning TMa Recreation i 19 053 STONE FINISH WAa SECTION ENTIVr THEME TREES Gated Confimunity Entry NOT TO SCALE AU. DRAWINGS ARE CONCEPTUU. ANO DiAENSIONS APPROXRAATE coMMUNrrr NAMEA.OGO - STONE VENEER FMISH WALL LOCATEO A MM. 5 FT. FROM BACK OF SIDEWALK niiiiiiiiiiiiiiiMiiniiiiiiiiiiiiiiiiiiiiiiiiiiMiiiiiiiiiiiii RANCHO COSTERA Carlabad, CaWomia UNDSCAPE CONCEPT PUN FIRE PROTECTION PUN WATER CONSERVATION PUN STUCCO OR STONE VENEER WALL WTTH SIGNAGE V t ^2--0-^ IB'-O- V Conceptual Neighborhood Entry Conceptual West Village Entry Elevation NOT TO SCALE L D^WMGS ARE CCMCCPTOAL ANO Oa4ENStGNS APPROXMATE NOT TO SCALE AU ORAWWGS ARE CONCEPTUAL AND DBAENSIONS X X X X X X X X X X X ~x X— X— x_ ~x~~ X— X- X X X Note: Commercial sign may be provided In accordance wkh a Commardat Sign Program which shall be pro\ridad al the lime ol devolopmeni appHcations lor PA. 11. Village Core Identity Monument COMMUNITY THEME WAU NOT TO SCALE AU DFWWMGS ARE CONCEPTUM. AI4D DIMENSIONS APPROXIMATE Note: Monument and trees shal be located within an HOA mabitsnance responstoilHy area. Note: Typical conceptual planting. See planting legend lor species Itay. Olher entries to be simihr. THEME STREET TREES LOW ENTRY MONUMENT (BELOW 3- IN HEIGHT ANO MIN. S* FROM BACK OF SIDEWALK) West Village Entry Plan (See pian sheets L-12 &L-I3) SCALE: r-OB FT. Neighborhood Entry NOT TO SCALE AU DRAWMGS AHE CONCCPTUAL ANO OaKNSIGNS PREPARED FOR; SHAPELL HOMES SHAPELL HOMES UIWVMt/COMTM, OrinlngTM* Entry Monument 20 CENTER MEDIAN TRI IN WINDROW CONFIGURATION THEME STREET TREE INFORMAL SPAONG SECONDARY TREE INFORMAL aUSTERS 8' UEDIAN CURB ^4' PCC SIDEWALK MEDIUM/ LARGE SIZE SHRUBS 6 FT MEANDERING SIDEWALK WEST RANCH ST. 96 FI. R.a«; «/ 10 FT. EASOeiTS THEME STREET IREE REGULAR SPAONG 10 FI. PEDESTRIAN ACCESS EASEMENT ANtf LANDSCAPE BUFFER 10 FT. PEDESTRIAN ACCESS EASEMENT -•^ ANO LANDSCAPE BUFFER • TURF / PARKWAY NON-CONTIGUOUS SIDEWALK COLLECTOR STREET THEME STREET TREE INFORMAL SPAQNG NON-CONTIGUOUS SIDEWALK LOCAL STREET 60 FT. R.aw. - DKOUCH pomois or SHOTS A a. H t O - ENIKE l£IKlll or SKETS F. C t H - KSKKIUl KKKH or STREETS E AND J THEME STREET IREE ORMAL SPACING STREET LIGHT. BASE i CONDUIT TIP. I L ilKttl LKjni. UASt * BOTH SIDES OF STREET TURF / PARKWAY SIDEWALK - VARIES AS CONTIGUOUS OR NON-CONTIGUOUS CUL-DE-SAC STREET THEME STREET TREE REGULAR SPACING - CONTIGUOUS SIDEWALKS rF\ ROBERTSON RD. (CONNECTION TO TAMARACK AVE) XJ M a R..O.W, NO SCALE - STOEEIJ10 IMIMIAOC LODGEPOU TRAl FENCE ADJACENT TO TERRACE DITCH 4' pa PEDESTRIAN TRAIL SDRSD 0-75 TERRACE DITCH, TYPE 'D' 0 2.0% UIN. 6' UAX. RETAINING WALL y W/GUARD RAIL ay DETAIL-BENCH AT SLOPE WITH TRAIL niiiiiiii IIIIIIIIIIIII1IIIIIIIIIIIIIIIIIIIIIIIIIIMIIIIIII RANCHO COSTERA Carlabad, Catfomia UNDSCAPE CONCEPT PUN FIRE PROTECTION PUN WATER CONSERVATION PUN llllllllllllllllll PREPARED Rn SHAPELL HOMES DrawimTWa Street Sections 21 FUEL MODIFICATION ZONES SECTIONS - KST VUACES DMLOFKHT m. WOmm SKS IIAT KW IT 10 10 FED WIO K RESOHUl EOT HHD com SO FEET or K OFCN SPME ASA, SUBJECT TO IK «nilO«<l. OT K CMUBAO FK UAISHAL - MOE EWK ZOC A-; (R B-i (XOSSES OVER A FEMt UME, A SDI (t) RUT MIC SIBP OF aomD lAMSCWW SHAU EC FIWinD PAIUUa n IK FEME IK II OBOER TO nCHIDIS. FlAIITSLOaiC01MI1KS«(6)FOOTACCCSSMCASWm»TE«EEDAKniTOF1l Mxs AT luiunn. - OCBIIS AW in«K mOOUOD BT UAMTEIiANCC AH) IIMIIG SHU BE KUOVEO FROI H SIIE OF SH«a 81 CONICRIEO 10 HUH BY A CWm UAOK M EVEKy nSrOISED 0^ UAXMM DEPH OF FOUR (MQCS) ntoponYiH - niiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiHiiiiiiiiiiiiiiiiiii RANCHO COSTERA Carlsbad, CaMomia UNDSCAPE CONCEPT PUN FIRE PROTECTION PUN WATER CONSERVATION PUN liciaaowT aufca OUS ! A-2 f-r IS —unim— HlmiUiK • HES A-3 »-r ts lOincL— MUUUSIC assmoosQi nw»nnoi NATIVE — • — B/A araasna CONDITION B - CONDITION C - UPHILL MANUFACTURED SLOPE PnEPARa}FDR: SHAPELL HOMES SHAPEU. HOMES soawihMneM. 8lll«700 PREPARED BV: DrwritigTM* Fuel Modification Zone Sections 22 ACCENT TREES STONE VENEER PILASTER Trail Node WALL & FENCE LEGEND BATTERED STONE PILASTER WITH PRE-CAST CAP SPLIT FACE WALL PRE CAST CAP Community Ttieme Wall STONE FIELD BEHIND SIGNAGE PROJECT NAME AND CITY OF CARLSBAD TRAIL LOGO - STONE VENEER PILASTER NOT TO SCALE NOT TO SCALE NOT TO SCALE View Fence -3/4'PICKETS -1-7/e'POSTS - 1-3/e' RAILS NOT TO SCALE Wire Trail Fence NOT TO SCALE k——^ -5'DIAMETER POST BOIES: All ftNONC lOCAIEO y«HH 60 fill Of OPEN SPACE SHAll BE COKSmUCe OF NON-COUBUSHBIE UAIBAIS a-l/a" DIAMETER LODGEPOLE Lodgepole Trail Fence NOT TO SCALE NOTE: FENCING, POSTS, RAILS, MESH. ETC. TO BE BLACK LINE POST - TOP RAIL,. CORNER POST- FINISH GRADE CONC. FOOTING Chain Link Fence ALL DRAWINGS ABE CONCEPTUAL AND DIMENSIONS APPROXIMATE niiiiiiiiiiiiiiiiiiiiiiiiiiiiiniiiiiiiiiiiiiiiniiiiniiiiiiii RANCHO COSTERA Carlsbad, Calilornia UNDSCAPE CONCEPT PUN FIRE PROTECTION PUN WATER CONSERVATION PUN SHAPELL HOMES Landscape Details 23 PLANT LEGEND STREET *Z*. WEST VIUAGE ENTRY - (Landsc^ Zone Z & 3) Theme Frees - - 6fiX 21* IKU, 34Z lorger am (Avg. 1/ JO Ineor ft.) Arbutus fltcnia - Slroabtrry Tree Loqeritroenw ixfiu - Crape U/tle Piws cwioriauis - Conory bhnd Pht (UndscapttZons2) Uedion Shrubs -- 2SX I 9olon, 502 5 gdtoi, 2SX IS <fM sn, OC 4n. ot JROC. UedMi and Pvfcuoy Groundcover - Sod. 4' po(s, 50% 1 q!0a\ s M Annual color / peremiob ^ 9 Nee nmam Utk tol' Ufc Gm MM <2> tantmsa- QNmlg Mm Sedje ram M. - Ctol Seam laf 0" - 66% 24' box, 34% birqer sizes (Avg, I per 30 linear ft) Er]ilhrna cofoBoides - Noked Cord Tree Quercus ogriforn - Coast Live Oak Stimbs - 2SX I qoflon. 50X 5 golon. 25X 15 gallon Ktnc KnoftHU rranjm UAK « MCiosTimos 7. wtamk 0 SKOIZU KOWC BRO (F PNUDGC COtlECTOR STREETS *E* & J' - (Landsc^ Zone 3) >^»-^reel/Accenl Trees - 24' box nwiimum size (Avcj. 1 per 30 linear tL) ^ • J Arbutus merino - Slrai*erry Tree ^X Lophodemon confertus - Brisbane Box Pinus conarienss - Conory Idand Fne Ouercus ogrifofia - Coosl Live Ooli ACCEtn RIEES NOT M tmUUMTY FOREST t(MAG»EKT PLAN EjKdlnptn lerqMlQ - Cord fn OMKM let - Heir t* Shrubs - SOX ] qolon, 50% S goKon • MmwEDOcowKn wur snunoHT BUSH & KUGMMUEA JCUA'- SHRUB BOUGMMIUA e QUJSIMII tiraf JCHT (MUr WIU BRUSH § OUMHUS'YWa POMT KD UUC asms Mxxms-eusH 15UND slumMm mswMY Cround Cover - 50X t gallon, 5QX 5 galon llllllll /KjimmBt- Uicn OOsf MST COURT (NEAR FIRE STATION) ^—^beet/Accenl Trees - 24* box minimum s KOaUlERIA HPWNATA- PHOOIX DACTYLFERA- > stie (Av^ I per 30 Kncor ll,) CIWSEFIHC IREE DAIE PAUl Shrub! - SIR I gollin, SOX S gohn (S) UUnoU 7. LMONIA ID nnosRaw acun nooouwc Cratmd Cowr - 50Z I gdlon, SOX S ^Am 1=1 can MKRA - lOWltT HH I I Santi* MMda • Bbt Tiriti LCCAL STREETS 'A'. V, V., D', "F. V, •G", tf, V. If, "V (LandscilN Zm 2) STREET TREES' 24 Ind) box flwarium au G kirrdll'Sllto,' Oa*MdHnM o AueHt Trees - 15 qdkm minnum size (Aig. I per 30 tiiear H.) OMmtm copense - CtfwChestmA C«3M l(plopb)la - (Md UediCon Tree Cerdi canfans - Redbud Jonrondo ninosllofiu -Jourowhi Logerslroefflia Tiaeomro' - Crape njrle Shrubs - 50X t 9alD^ SOX 5 gdon LARCC SCREEIWG AM) UOXJM BOWER MMS 0 iMlen 1^ - WM OWJPS OT ; t Fl Oa ^ UMnm ffOMCOT }umm' - JhpawN CMUPS OT »-]0 : 1 n. OC ntarnn WnNlvittoh'-WgriigeMiMdiernti {ROITS (F n-JO : 3 FT. OC fromd Cm - Sodl 4' pots, SOX ) goHon size n- HW fmm IM - Cool SiMM Vt PASSIVE/ACTIVE OPEN SPACE ' (t.andKapt Zone 2) Trees - 15 gaRan minmuin size LARGE EmREEH TREES OMtmhiei copense - Cope Chestnvt Eucolpipliis nicbaK - tfidtol's Woileot pepptrminl Luco^iplin lorqwila - Corol gun H)meno5pafim lovm - Siwelshade Podocorpus grociiar - Fen ftte ^l^RGE OECBIKIUS Ti«ES Kodeotcrie bipiwata - Chinese Flome hw Tpma ^Ni -Xpit tree ACCEKT IWO SUALL TREES Csstio kfttophjlo - GeU Uedobn Tree Cerds conodensis - Redbut Eriebotrya deten - Brenie Loqaot legerstroenM 'luscorori' - Crape ffljrUe Uognolio 'St Uory PAlil TliEES Syogrus ronHnzoflGanum - Queen Pdm Shrubs - SOX I golon, SOX S gdhn LAfiCE SCREENHG AND UEDHU BORDER SHRUBS ^ Ugnhm rrakm Itmrn' - i^mm pM PMe^Mim (otoi ^Mcfdi - ViiieiM Mtk m ^"^LEIWH 3ZE ACCEHT SHRUBS AM) SUCCULENTS ^ A|iN iflenurfs - FKW 19m . (Mm lBon>M4 flMt/- NM Am M<f KmliiLisiefak-tMtaMlmnteIr >«r' bc*m Wrt IW - Dmrf EXAM T IjrieM tmn - 9nk Mm CROPS 0riM» (MUFS or IS-X ffoupsor »-]i) CRoifsar w-x snrsEF w-30 fT. oc fT.OC -jaoc © nrsoFio-K: )ri.oc mnvn-x -, >n.K. cmfs IF B-JI; 1 n. X oarsvw-a :in.oc OntPSCFlMO aawsiFit-x amcio-a onnvw-n cinfS(rio-» cnfSOFW-n aouFSfftt-Jo in. a jrr.x JR. dt 2n. X Gromiil Cms - sod. 4' polt SOX I qolo> > FeKOe hbd - Cod Season lurf INTBVOR FACING SLOPE PLANTINGS - (Lankoiia Zona 3) EXCLUDES BRUSH MANAGEMe4T 2DNE PUNTINGS SKES AW OUAHUKS ML EC mWEO PER CAMSBW SIOFE KVEGETAIION / EROsm cmiiia KawaeiTs. JSLOPE TREES ANO LARGE SHRUBS • 1 laloil mMmun aa . causim cnaiK- umamuaan ]n«SB£AacA- MM roc v(WKUS«WQU*- CHsriKW JaiKUWa- IIKM3WC MIS aUU K AS SNOW ON PUNS. AinlOHAl lARCE SmUBS SHAU. BC PRMBI A$ICCESSAiniOIETCI1TaiUllinTSTAMIA«'l'F(RSUrESOIEII IFaTH raiCAL HEICHT. t OMDHISTIIOSITail CUF.UAC l»IIPSI)r>-W KiDnBfs aaomui ma oars or i-n lAannaniua nDwun oiaipsirs-is unisKaui «n ooKino-i! ;5rT.K. LOW SHRUBS - lOOK I galoii, rnHnin na PHMOC W ALL SICFES (CKAIEIIHAM 3 FT. HEHU) SIUCT TO STAMWRD OIMII1IKSUKFI!OWEOASIOI«0«IOE7DXSlOrCC<l«EIIASl>^ SHUK Ml BE LOCAIED H lUSS PUIinCS OF GROUPS AW SPAUK AS SHOM. SPECS MKlin SHAU SE UlUra ROOMY EimT TO TIC 0IUII1I1E5 ff IHE CnxmS (5? mwiamaancn taaFsiwaonnsH oam or 2e-«: i n.«. , *c«» masm Too w JOTHPOW VWETY) onpsorit-io :in.oc 9 sanaMUATAjau'- aaiaaimmUA onrsor m-x ; in.u 0 (vmwi'^HKlrwf uuuc naKorit.<o: in.«. 2 niismiwus rumnomc- ann IF :o-«: j n. oc ' HtiQiASKixsA asiBAWsaimMO ouK gr iii-«: 1 rr. K GROUND COVER-lOOK Unara MWmini Sin PROW m AU SLOPES (CREAIR WAR 3 n. HEKHT) SUBJECT 10 SIAHOARO 'S 100 PEROKI OF SUBJECT SIOPES W. BE aKIEO ITH GROUm COVER. SPEOES W. K lOCAIED M HNmi tKTAUATm SSE WD SPAWG AS SHOM. •TECfS MHCAB) SHAU E UIUZED RQUCHIY EOUAU.V ID K OUANICS OF DC CROUPMS. PROWE ALIDWAINC USE OF SPEOES BASED ON PUN SlWa NKIOSIIPmiDS OUnNI HNONilA BACQUas TCCEIM POHT mSIMIC CmDK BU9I I G Kowus Msuiis msmt nsoin luwwi^ '"nosiniccniiiain ' aowMMUs TnsiiAiS PROsniE nsDMir I caiw i tl« in. a. un I n. oc 0PS4 SPACE FACING SLOPE PIANTINGS • (Lnctaava Zbot 3) INaUtfES BRUSH MANAGEMENT ZONE PtANTXGS SIZES AHD OUAMIIKS BL BE PROtKD PER CARUBW SUPE KVECETAnOH /EROSmCmiROlREQURaBITS. SLOPE MES AM) LMCE SmBS - I r*x maimoni size LTONODIAIMS 'ASnOnUUS'-CATAUIA ROinDOD QiHraff oqiiMn - Coost UK Od( -^.S-OPf IREES SHAU EE AS SHOW ON PUWS. AHIIONAl URCE SHRUBS SHAU. BE FVOWED AS NECESSART 10 HEn arr 0UAH11TY STANDARD'4'FOR SLICES 0)01 BIECTK VERIKAL HEnil our.uuc oopsa } CEanMSTnKiiaiiE I nanmonai oiniM iMa I icnocus Mmnw OlOPSff S-M >n, OC LOW SHRUBS - lOOM I gilin. niiimn lizs PROWe (M AU SIOPES (OIAIER MAN 3 FT. HEKHI) SUBf CT TO STAIOARI 'S OUAHimS IU. BE PROVKD AS TO PROVK TDX SLOPE COKRAGE U>(M UATMIIir. SHJRDS •U S lOCAIED M UASS PUH1MGS OF CROUPS AHD SPAOHC AS SHOW. SPEOES MKABI SHAU BE URJJEO ROUCH.T EQUAUY 10 IHE OUANHTES OF IHE CROUPIKS OniPS (F10-10 onrs IF 10-30 CROPS IF W-30 HOPS IF W-ID • OAUQimis awaaasaanuEn • isocnA iDixsi >. wDaws coisn. oaKnn • agEswuwcua Mnniiaiiain • amosmuatni muTBicaiis Ground Cmar-1 gaMon I/NuaamsKanpoir nnsniicnDiBsi ici —' nanus Yaon nar auiuc •HN BRUSH lUHACEMENT ZONES, IREE AHD lARGC SHRUB OOAHDIIES HAY BE UHtO PER FHE PROTECm ItAN BEOUREHEHIS, AU UM SHRUBS AHD GROUHDOKR SPEOES mCID FDR OPOl SPACE SIOPES AK SUTABU FOR USC II BRUSH HANACEIOIT ZOKS. AKAS AD«CCHT 10 (TCN SPAIt. M NOI RDM lilGAra (RUSH NANACCICHT ZONES, •! BC AUOKD TO NAIURAUZE, UlRNAiaY eoUKHENT UTILE OR NO MaUlHN. BX>RETB4TI0N BASD4S - (Landocape Zom 2) m lOlon minimum size (locote ot lop of slope) A Plalanis rocemoso - CaMomia Sycamore Sombucn mencono - Bee Oderberry Lov Shrabs / Groundcover - 50Z 4' pots, SOX I gdkm si: OOUPSOFIB-n CRGlfS (r ]»-!• CROUPS (r»-R CROUPS (r»-5B niiiiitiiiniiiiiiiiitiiitiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii RANCHO COSTERA Carlabad, CaMomia LANDSCAPE CONCEPT PLAN FIRE PROTECTION PLAN WATER CONSERVATION PLAN EROSION CONOa HYWOSEED naCADON TD BE PRCMOCD TD AU PUIAIED AREAS TO MSURE GERHMAHON (F S AHD PUNT ESTABUSHUENT. COASTAL SAGE SCRUB REVEGETATION - (Landocaaa Zona 4) SIZES AHD OUAHHIE IU BE PROIMD ItR CaiSSAO SLOFt REVEGETAHOH /Di09OI CONKa eoUHHENIS. CONTAINER PLANTS- tSS^SJST"^" MrraitoaOy CT flaw rimMki aam ydw awBlii ttt Ywyt X wwr' aia NtUCSA CAFOIa^ BKOvasruiMS DNXUACaFaHCA mooam TAsaiuMi WLOWIMRaA wausaaMUOis avsalURFouA SAwinnM COASULSWEaSSI cmcaan CNraSHQKaiA lui-wanaui lAiniuw iDnwoEair ajKXSMt TOIA SEED MIX "A"- jjaejaar"' NnKSACMFOiacA araaasmuas OKXiMCKfaiao oaxauKrAsnuAiia EsmHUAcaniau winaArASQCUAH sxnaieizcawi moans unwsBCBua aauMS aaaiucus MsnuiuiiaMoaa siuHinfaA runmasaas HimaiMSMaiswK. PUKnOA OMSULSMEaUSI cnDEaiw CaFOIMOIIBH rtAT-iv anacAi CNjraauraTV FAsaoaiNaiD msM ccuoausH •HUE une smriaamoiia rwlEMlBUCMSS ajosAX niHUEO PAcncnsoE lOIAl EXISDNG VEGETATION NOTE K BOCLOrifHT AREA OF K PROfCI CONSISIS OF FOKR AGRKUIIURAI LAHOSCAPE AW COHTAMS ND EasnK ORHAICHTAL tCGEIAHON. HOMES DOSMCIIHN H DCmffmi AKA. NAIUtAl AHD REVEGCAD UWSCAPC S REIAKD ami INE PROJECT OPEN SPACE. TREE SELECTION VMTHIN RO.W. SHAPELL HOME8 •SaWMIraeM. SuNaTOO Bavail)rHaa,CAS0211 OnmlrigTMa Planting Legends 24 % uomiuBi SIGH caoR REC AREA LAWS •) 2 PARKWAVS I V ! BIO tElLHllW AREAS / BOCSNV "' ROtAIOR UW 0 5 122.251 3.1 SLOPES / pREPrtAiioH mam iw 0.3 i,5.so,i3o M ROIAIOR Vl» 0.1 1,990,271 502 FOUIRE PA05/ lEMP SlOPpS 3,962,599 100.0 Elo: <7.0 klAWA^ (47.0)(0.62){0.? X 3.962,599)t(0.3 X 0) llteSCAPE AREA (lOIAL): 3.9i;2.599 "AWA= 80.829,094 GAELONS / VEAR mm fAcictf. 06: Mi&imL ll SFfaM mt. n.t 0.62 29.14 08 0.8 0.5 05 05 03 01 13,182 21.755 217,786 17,221 122,254 1,580.130 1,990,271 8611 61,127 474,039 199,027 0.55 0.8 0.7 0.7 0.7 07 13,182 1,242,090 36,194,499 CAlLONS/rtAR 10,546 17,404 PERCENTAGE ALLOWANCE USED RANCHO COSTERA Carlsbad, Calilornia LANDSCAPE CONCEPT PLAN FIRE PROTECTION PLAN WATER CONSERVATION PUN 1^ SHAPELL HOMES SHAPELL HOMES e3S3 WHsNre Bfvd. Suite 700 Dtamtng Til* WATER CONSERVATION HYDROZONES 25 o< QLU So o zzz 335 a. CL CL o O I- cc ^ 1^1 !i J 3 i Pi III IJ CD CNJ o<i QLUI So o zzz 333 0. 0. Q-I- z z Q- O O O O LU = S ,,, tr w — 0. . sol sill 3 i 1 nil X o<i m I So o (L 0. 0. Pi z m > 8 Fa: O LU 1 L: o) rr oc = Q y; = ! 1 1 J _ 1 ,1 1 iiWh S U. Q. fa X LOHERJflCHTPlAHTS AMLACCENI -zi. SPEOES BCnCCN SKIAIK AHO "SIREEI r XXX TERED SHRUB PIANIMCS UMER FtAHIS HEAR SKWAUC TAUER II REAR X X T: —A —ys—^^ X X X X X X ^X^'X' X X X X X X X ^X'^ XXXX -T/6L X X X X X XXXX TYPICALCOMMERIGAL STREET LANDSCAPE 0 10 20 40 Fl SCALE: 1* - 20 FT. niiiiiiiiiiiitiiiiiiiiiiiiiitiiiiiiiiiiiiiiiiiniiiiitiiiiiiiii RANCHO COSTERA Carlabad, Califomia LANDSCAPE CONCEPT PLAN FIRE PROTECTION PLAN WATER CONSERVATION PLAN TYPICAL INTERIOR SLOPE LANDSCAPE \J\U SCALE: r-20 FT. «1H N0N-CMWA81E FOtCIG TYPICAL BRUSH MANAGEMENT SLOPE LANDSCAPE ADJACENT TO OPEN SPACE \J\U PREPARED FOR: SHAPELL HOMES BHAPeX HOMES •saswhiitaaM. SukaTOO ffl Typical Landscapes DrwAngNuaaMT 29 Planning Commission Minutes February 5,2014 Page 5 Commissioner Schumacher stated that his interpretation does not believe the City's code is limited by the CC&Rs. He commented that the CC&Rs are toothless in this matter. He can agree with the denial of the appeal. Commissioner Siekmann stated that she agrees with the denial of the appeal. Commissioner L'Heureux commented that the problem is that the CC&Rs are not being enforced which is not the fault of the city. It is not the duty of the city to enforce private CC&Rs. He stated there is no basis for overruling the action of the City Planner. Commissioner Scully commented that she can sympathize with the neighbors; however she suggested that they get together to form an HOA and enforce the CC&Rs. She stated she has to support the ordinance the way it is. Chairperson Black stated he can agree with his fellow Commissioners and deny the appeal. MOTION ACTION: Motion by Commissioner Scully and duly seconded, that the Planning Commission adopt Planning Commission Resolution No. 7033 denying the appeal and upholding the decision of the City Planner to approve AV 13-08, based upon the findings and subject to the conditions contained therein. VOTE: 5-1-1 AYES: Chairperson Black, Commissioner L'Heureux, Commissioner Schumacher, Commissioner Scully and Commission Siekmann NOES: Commissioner Segall ABSENT: Commissioner Anderson ABSTAIN: None Chairperson Black closed the public hearing on Agenda Item 1, asked Mr. Neu to introduce the next item, and opened the public hearing on Agenda Item 2. Commissioner Anderson returned to the dais. 2. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 - ROBERTSON RANCH WEST VILLAGE - Request for a recommendation of approval of a General Plan Amendment, Master Plan Amendment, Vesting Tentative Tract Map, Planned Development Permit, Hillside Development Permit, and Special Use Permit to subdivide and grade a 201.37 acre site into 345 lots including 308 single-family residential lots, 2 multi-family lots for the future development of 364 dwelling units, one 12 acre commercial lot, 5 open space lots, 5 neighborhood recreation lots, 1 Community Facilities lot, 9 private street lots, and 14 lots to be owned by future Home Owners' Associations on property generally located south of Tamarack Avenue, north and east of El Camino Real and north of Cannon Road in Local Facilities Management Zone 14. The City Planner has determined that this project is within the scope of the Robertson Ranch Master Plan EIR 03-03 and Mitigated Negative Declaration adopted for GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - Robertson Ranch West Village on October 17, 2012. Mr. Neu introduced Agenda Item 2 and stated Senior Planner Christer Westman would make the staff presentation assisted by Associate Engineer Jeremy Riddle. Mr. Westman gave a detailed presentation and stated he would be available to answer any questions. Chairperson Black acknowledged receipt of the updated disclosure statement for the project. Chairperson Black asked if there were any questions of staff. Planning Commission Minutes February 5,2014 Page 6 Commissioner Segall asked if the locations of the models have been determined yet. Mr. Westman stated that is determined when building permits are issued, which is typically much later in the process. Chairperson Black asked if there were any further questions of staff. Seeing none, he asked if the applicant wished to make a presentation. Paul Klukas, with Planning Systems and representing Rancho Costera, 1530 Faraday Ave, Suite 100, Carlsbad gave a brief presentation and stated he would be available to answer any questions. Greg Deacon, representing Toll Brothers, 11527 Punta Dulcina, San Diego, also gave a brief presentation and stated he would be available to answer any questions. Chairperson Black asked if there were any questions of the applicant. Commissioner L'Heureux stated he has a real problem with the keystone wall. He asked Mr. Klukas if they have any experience with this mix of plants being proposed for the keystone wall. Mr. Klukas stated that he is not aware of the particulars of the other keystone walls throughout the city; however his landscape architect feels these plants will be full grown within 6 to 12 months as long as there is adequate soil and adequate water. Commissioner L'Heureux asked if there are any assurances Mr. Klukas can provide that this will work. Mr. Klukas confirmed that Toll Brothers will do everything as indicated by the landscape architect. Commissioner L'Heureux asked if the slopes will be maintained by the HOA. Mr. Klukas stated yes and by the time that the HOA is formed, the slopes will be mature. Commissioner L'Heureux asked Mr. Neu about not accepting the slopes if they do not work. Mr. Neu stated that it depends on what has been bonded for. He added that the city has a contract landscape architect who thoroughly reviews landscape plans as well as inspects the projects at various stages of the installation and prior to the city releasing the project. Even in the event that the landscaping did not cover perfectly, the wall cells will be a colored wall or tan concrete with some texture. Commissioner Siekmann asked if they will be using potable water for the landscaping. Mr. Klukas stated it will be recycled water. Commissioner Anderson commented that in her observations coyote bush takes many years to fully grow. Mr. Klukas stated that those may have been a different variety of the plant. This version will be a ground cover variety which grows quicker and will not be as tall. Chairperson Black asked if there were any further questions of the applicant. Seeing none, he asked if there were any members of the audience who wished to speak on the item. Chairperson Black opened public testimony on the item. Jill Agosti, 4730 Edinburgh Drive, Carlsbad, stated her concern regarding the proposed retaining wall along El Camino Real. Knute Madden, 2705 Glasgow Drive, Carlsbad, stated his concern is the thru-fare on Glasgow Drive into his neighborhood. He is concerned with the number of homes currently proposed. Mr. Madden also asked if the gates will be open to allow access from both neighborhoods. Chairperson Black asked if the applicant wished to respond to the questions raised. Paul Klukas stated all of the planning areas are consistent with the number of units approved in the master plan. The gates are also consistent with the approved master plan. Commissioner L'Heureux stated the homeowners living within the gates are the only ones who will have access to use the gates. Mr. Klukas stated that was correct. Christy Fareis, 4640 La Portalada, Carlsbad, asked for staff contact information regarding the project timing. Mr. Westman stated he would provide his contact information. Patty Hall, 3448 Glen, Carlsbad, asked if the habitat preserve will remain and if any agriculture will be left. Planning Commission Minutes February 5,2014 Page 7 Graham Espie, 4717 Gateshead Road, Carlsbad, asked if the city is going to allow Toll Brothers to take property from him through condemnation. Chairperson Black asked if there were any other members of the audience who wished to speak on the item. Seeing none, he closed public testimony and asked staff to respond to the issues raised. Mr. Westman commented that agriculture will no longer exist on the property once the project receives the final approvals and grading begins but the existing open space preserve will remain. Jeremy Riddle, Associate Engineer, responded to the question regarding condemnation approach from Rancho Costera, LLC. Mr. Riddle stated that there are 5 locations where the developer has sought to secure the necessary right of way. Out ofthe five, there are 2 locations remaining that need acquisition in order to proceed with the development. Mr. Espie's property is one of those locations. Mr. Riddle commented that back in 1980, there was a map created when the Colony neighborhood was formed and the lots for that subdivision were created. There was a one foot buffer strip created and reserved for future street purposes to the city. In consultation with the City Attorney's Office and because so much time has passed, after 25 years had passed, the laws become grey, and the city is not comfortable in accepting the offer. In order to proceed cleanly, the city would like to acquire the one foot dedication and a small slope easement as well from Mr. Espie's property in order to construct the roads at Edinburgh and at Glasgow. Mr. Riddle stated that the city has copies of all correspondence between Shapell Homes and Mr. Espie dating back to August 2011. The last letter was dated December 2013, sent certified mail, which included the last and final offer. The developer is required to attempt to acquire the property in a friendly fashion. If those negotiations are not successful, the developer can prepare the information and deliver it to the city in order to proceed with condemning the property. Mr. Riddle further stated it would not be Rancho Costera, LLC, a single entity, condemning the property. It would be the city condemning it for the necessary public use of a public road and public utility purposes to serve the community. Commissioner Scully asked if this would be a secondary entrance into this neighborhood. Mr. Riddle stated it would not be classified as a secondary as the project requires two points of ingress and egress. Commissioner L'Heureux commented that some of the statements during public testimony regarding open space and if they will be able to be used by the public in the future. Mr. Westman stated there is no active recreation areas being proposed with this development. There will be limited trails through the master plan. Those open space areas will be mainly preserve and habitat areas. Commissioner Siekmann asked how much land will be condemned from Mr. Espie's property. Mr. Riddle stated it is 1 foot wide by approximately 60 feet in addition to a slope easement of approximately a few hundred square feet. Commissioner Anderson inquired if the title report indicated an easement on the property. Mr. Riddle stated the current title report does show the offer of dedication. Commissioner Anderson also asked about the water that will be used for the slope walls considering the state is currently in a drought. Mr. Westman stated the slopes will be eventually maintained by the HOA. The HOA will maintain those slopes to be in a healthy and thriving condition. Commissioner Segall commented that condemnation issues are handled by the Council. Mr. Neu added that the proposed wall design was thought to be more natural looking and to address some of the concerns the Planning Commission had when approving the previous permits. Staff feels that the proposed design is a superior solution to what was previously proposed. DISCUSSION Commissioner Segall stated he supports the plan as submitted. He commented that he feels it is a nice design, and he is not concerned with the proposed slope wall. Commissioner Schumacher stated his concurrence with Commissioner Segall. He thanked the applicant for the redesign of the wall. He stated he can support the project. 131 Planning Commission Minutes February 5,2014 Page 8 Commissioner Siekmann also stated her concurrence with her fellow Commissioners and stated she can support the project. Commissioner Anderson commented that while she does not like to see agriculture go away, she can support the project. Commissioner L'Heureux thanked the applicant and staff for their work on the project. He stated he can support the project. Commissioner Scully stated she can support the project. Chairperson Black thanked staff and the applicant for their presentations as well as the public that spoke during public testimony. He stated he can support the project. MOTION ACTION: Motion by Commissioner Scully and duly seconded, that the Planning Commission adopt Planning Commission Resolutions No. 7034 and 7035 recommending approval of General Plan Amendment (GPA 13-02), Master Plan Amendment (MP 02-03(E)), Vesting Tentative Tract Map (CT 13-03), Planned Development Permit (PUD 13-06), Hillside Development Permit (HDP 13-01), and Special Use Permit (SUP 13-02) based on the findings and subject to the conditions contained therein. VOTE: 7-0 AYES: Chairperson Black, Commissioner Anderson, Commissioner L'Heureux, Commissioner Schumacher, Commissioner Scully, Commissioner Segall and Commissioner Siekmann NOES: None ABSENT: None ABSTAIN: None Chairperson Black closed the public hearing on Agenda Item 2 and thanked Staff for their presentations. COMMISSION COMMENTS None. CITY PLANNER COMMENTS None. CITY ATTORNEY COMMENTS None. ADJOURNMENT By proper motion, the Regular Meeting of the Planning Commission of February 5, 2014, was adjourned at 8:18 p.m. DON NEU City Planner Bridget Desmarais Minutes Clerk NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN to you, because your interest may be affected, that the City Council of the City of Carlsbad will hold a public hearing at the Council Chambers, 1200 Carlsbad Village Drive, Carlsbad, California, at 6:00 p.m. on Tuesday, March 11, 2014, to consider approval of a General Plan Amendment, Master Plan Amendment, Vesting Tentative Tract Map, Planned Development Permit, Hillside Development Permit, and Special Use Permit to subdivide and grade a 201.37 acre site into 345 lots including 308 single-family residential lots, 2 multi-family lots for the future development of 364 dwelling units, one 12 acre commercial lot, 5 open space lots, 5 neighborhood recreation lots, 1 community facilities lot, 9 private street lots, and 14 lots to be owned by future home owners' associations on properties generally located south of Tamarack Avenue, north and east of El Camino Real and north of Cannon Road in Local Facilities Management Zone 14 and more particularly described as: Parcel 1 of Certificate of Compliance for Adjustment Plat No. CE 12-14 recorded November 13, 2012 as Document No. 2013-0706271 Whereas, on February 5, 2014 the City of Carlsbad Planning Commission voted 7-0 to recommend approval of a General Plan Amendment, Master Plan Amendment, Vesting Tentative Tract Map, Planned Development Permit, Hillside Development Permit, and Special Use Permit to subdivide and grade a 201.37 acre site into 345 lots including 308 single-family residential lots, 2 multi-family lots for the future development of 364 dwelling units, one 12 acre commercial lot, 5 open space lots, 5 neighborhood recreation lots, 1 community facilities lot, 9 private street lots, and 14 lots to be owned by future home owners' associations on properties generally located south of Tamarack Avenue, north and east of El Camino Real and north of Cannon Road in Local Facilities Management Zone 14. Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. Copies of the agenda bill will be available on and after March 7, 2014. If you have any questions, please contact Christer Westman in the Planning Division at (760) 602-4614 or christer.westman@cartsbadca.gov. The time within which you may judicially challenge this General Plan Amendment, Master Plan Amendment, Vesting Tentative Tract Map Planned Development Permit, Hillside Development Permit and/or Special Use Permit, if approved, is established by state law and/or city ordinance, and is very short. If you challenge the General Plan Amendment, Master Plan Amendment, Vesting Tentative Tract Map, Planned Development Permit, Hillside Development Permit and/or Special Use Permit in court, you may be limited to raising only those issues you or someone else raised at the public hearing descnbed in this notice or in written correspondence delivered to the City of Cartsbad. Attn: City Clerk's Office, 1200 Cartsbad Village Drive, Cartsbad, CA 92008, at or pnor to the public heanng. CASE FILE: GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 CASE NAME: ROBERTSON RANCH WEST VILLAGE PUBLISH: March 1, 2014. CITY OF CARLSBAD CITY COUNCIL N NOT TO SCALE SITE MAP Robertson Ranch West Village GPA 13-02 / MP 02-03(E) / CT 13-03 / PUD 13-06/HDP 13-01 / SUP 13-02 Aaa/*v-os/-uwB-1. tU03VUf3Ae«MAAM CARLSBAD UNIFIED SCHOOL DISTRICT 6225 EL CAMINO REAL CARLSBAD CA 92011 apsuas T SAN MARCOS SCHOOL DISTRia STE 250 255 PICO AV SAN MARCOS CA 92069 ®09iS ©AMSAV iUBqeb a| zasfijin 4a|9d f saipe^ sauanbiii ENCINITAS SCHOOL DISTRia 101 RANCHO SANTA FE RD ENCINITAS CA 92024 SAN DIEGUITO SCHOOL DISTRICT 710 ENCINITAS BLVD ENCINITAS CA 92024 LEUCADIA WASTE WATER DISTRia TIM JOCHEN 1960 LA COSTA AV CARLSBAD CA 92009 OLIVENHAIN WATER DISTRia 1966 OLIVENHAIN RD ENCINITAS CA 92024 CITYOF ENCINITAS 505 S VULCAN AV ENCINITAS CA 92024 CITY OF SAN MARCOS 1 CIVIC CENTER DR SAN MARCOS CA 92069-2949 CITY OF OCEANSIDE 300 NORTH COAST HWY OCEANSIDE CA 92054 CITYOF VISTA 200 CIVIC CENTER DR VISTA CA 92084 VALLECITOS WATER DISTRICT 201 VALLECITOS DE ORO SAN MARCOS CA 92069 l.P.U.A. SCHOOL OF PUBLIC ADMIN AND URBAN STUDIES SAN DIEGO STATE UNIVERSITY SAN DIEGO CA 92182-4505 STATE OF CALIFORNIA DEPT OF FISH AND WILDLIFE 3883 RUFFIN RD SAN DIEGO CA 92123 REGIONAL WATER QUALITY STE 100 9174 SKY PARK a SAN DIEGO CA 92123-4340 SD COUNTY PLANNING STE 110 5510 OVERLAND AV SAN DIEGO CA 92123-1239 SAN DIEGO LAFCO STE 200 9335 HAZARD WAY SAN DIEGO CA 92123 AIR POLLUTION CONTROL DISTRICT 10124 OLD GROVE RD SAN DIEGO CA 92131 SANDAG STE 800 401 B ST SAN DIEGO CA 92101 U.S. FISH & WILDLIFE STE 250 2177 SALKAV CARLSBAD CA 92011 CA COASTAL COMMISSION ATTN KANANI BROWN STE 103 7575 METROPOLITAN DR SAN DIEGO CA 92108-4402 AIRPORT LAND USE COMMISSION SAN DIEGO CO. AIRPORT AUTHORITY PO BOX 82776 SAN DIEGO CA 92138-2776 CARLSBAD CHAMBER OF COMMERCE 5934 PRIESTLEY DR CARLSBAD CA 92008 BIA OF SAN DIEGO COUNTY STE 110 9201 SPECTRUM CENTER BLVD SAN DIEGO CA 92123-1407 CITY OF CARLSBAD PUBLIC WORKS/ENGINEERING DEPT- PROJECT ENGINEER CITY OF CARLSBAD PROJECT PLANNER MICHAEL MCSWEENEY - BIASD STE 110 9201 SPECTRUM CENTER BLVD SAN DIEGO CA 92123-1407 ®09tS(S)AtiaAV Mid6p3 dn-dod asodxa auii fiuo{e puaa ®091S aiBiduiai ®AjaAV asn tasy ¥e&^ Laoeis Use Avery® Template 5160® Bend along line to j expose Pop-Up Edge™ ^ CALAVERA HILLS II HOMEOWNERS ASSN C/O CURTIS MANAGEMENT COMPANY 5050 AVENIDA ENCINAS CARLSBAD CA 92008 AVERY® 5160® C 1 C GLEN RIDGE L P C/O JAMES SCHMID 3525 GLEN AVE CARLSBADCA 92010 LEE TRUST 04-09-12 3599 GLEN AVE CARLSBAD CA 92010 FOOTHILLS AT CARLSBAD HOMEOWNERS ASSOCIATION C/o BROOKFIELD HOMES 12265 EL CAMINO REAL SAN DIEGO CA 92130 LAWRENCE & LEE DIGNEY 3603 GLEN AVE CARLSBAD CA 92010 SABRrNA CARLI 3595 GLEN AVE CARLSBAD CA 92010 SHIH 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VICTORIA ZNORSKI 4708 BIRCHWOOD CIR CARLSBAD CA 92008 ROD & HEATHER NASH 4710 BIRCHWOOD CIR CARLSBAD CA 92008 CHRIS C & SARRAH E GIELOW 4712 BIRCHWOOD CIR CARLSBAD CA 92008 TIMOTHY A & ELLA KITTELL 4714 BIRCHWOOD CIR CARLSBAD CA 92008 LONG FAMILY TRUST 09-17-91 4716 BIRCHWOOD CIR CARLSBAD CA 92008 SEAN & IRELAND LISA L HALLMAN 4718 BIRCH WOOD CIR CARLSBAD CA 92008 ROBERT W STEGMAN 4720 BIRCHWOOD CIR CARLSBAD CA 92008 HOLLY SPRINGS LLC 4722 BIRCHWOOD CIR CARLSBAD CA 92008 TROY HARTMAN 4724 BIRCHWOOD CIR CARLSBAD CA 92008 MONROE TRUST 09-07-89 4726 BIRCHWOOD CIR CARLSBAD CA 92008 MINERVA CORONADO 4728 BIRCHWOOD CIR CARLSBAD CA 92008 SKYE SVENNINGSEN 4730 BIRCHWOOD CIR CARLSBAD CA 92008 PATRICK & EVELYN MARITAL DISCLAIMER JOHNSON 4970 CINDY AVE CARLSBAD CA 92008 VENTRELLA FAMILY TRUST 2278 LISA ST CARLSBAD CA 92008 EDWIN L & BERYL M SECARD 2279 LISA ST CARLSBAD CA 92008 MARY T LEESE 2277 LISA ST CARLSBAD CA 92008 CHEN FAMILY SURVIVORS 1995 TRUST 06-06- 95 2275 LISA ST CARLSBAD CA 92008 JOHN & IRENE YOUNG 4973 CINDY AVE CARLSBAD CA 92008 ALBERT SOMIT 4971 CINDY AVE CARLSBAD CA 92008 EPPERSON 1991 FAMILY TRUST 01-09-91 4969 CINDY AVE CARLSBAD CA 92008 JUTTA E SGAMBELLURl 4967 CINDY AVE CARLSBAD CA 92008 EDWARD & STEPHANIE HALL 4965 CINDY AVE CARLSBAD CA 92008 JOSEPH & MARY POLLARD 4963 CINDY AVE CARLSBAD CA 92008 RUSSELL M RICK 4961 CINDY AVE CARLSBAD CA 92008 CHRISTINE V FORWARD 4959 CINDY AVE CARLSBAD CA 92008 DAVID M & RYAN-KLINGER NANCY K KLINGER 4957 CINDY AVE CARLSBAD CA 92008 TMLE A & YOUSRA S OSTER'TAG 4955 CINDY AVE CARLSBAD CA 92008 itiquettes fadles Ik peler utilisez le aabarit AVERY® 5160® • Sensde RepHez a la hadiim afin de I r<S>tn&iar la raKnml Dnn-I InTM I wwwaveiy.oom 4t OA/ll 0^tf%. easy reel'"' Laneis Use Avery® Template 5160® KEENE FAMILY TRUST 06-27-98 2282 JULIE PL CARLSBAD CA 92008 Feed Paper LINDA J FREDRICKSON 2284 JULIE PL CARLSBAD CA 92008 Bendalonglineto j expose Pop-Up Edge™ j[ AVERY® 5160® BRIAN P & JANIS V MCBRIDE 2283 JULIE PL CARLSBAD CA 92008 MARIANNE DIETZ 2281 JULIE PL CARLSBAD CA 92008 SAMUEL & ANNA E LYTTLE 4964 CINDY AVE CARLSBAD CA 92008 EL CAMINO ESTATES INC 4975 EL CAMINO REAL CARLSBAD CA 92008 TAMARACK POINT MASTER ASSN C/O MERIT PROPERTY MGMT 5473 KEARNY VILLA RD SAN DIEGO CA 92123 CITY OF CARLSBAD 1635 FARADAY RD CARLSBAD CA 92008 GUY & OIVER LISA OLIVER 4992 EUCALYPTUS LN CARLSBAD CA 92008 KHALED CHEHADE 4984 EUCALYPTUS LN CARLSBAD CA 92008 CARLSBAD EUCALYPTUS LLC 1362 SUGARBUSHDR VISTA CA 92084 JASON M & LYNN S KIRSCH 5002 EUCALYPTUS LN CARLSBAD CA 92008 MEENA K SETHI 5006 EUCALYPTUS LN CARLSBAD CA 92008 PAUL & STAGEY FREDERIKSEN 5010 EUCALYPTUS LN CARLSBAD CA 92008 MAURA B ESCOBAR 4998 EUCALYPTUS LN CARLSBAD CA 92008 FAMILY REAL ESTATE ENTE^RPRISES L L C 560 N HIGHWAY 101 # I LN ENCINITAS CA 92024 GLASSEY FAMILY TRUST 08-09-06 4630 LA PORTALADA DR CARLSBADCA 92010 WILLIAM J & FARIAS CHRISTY HREN 4640 LA PORTALADA DR CARLSBAD CA 92010 JALAL S MOETAMEDl 4650 LA PORTALADA DR CARLSBADCA 92010 ROBERT & LINDA C SLIWA 4645 LA PORTALADA DR CARLSBAD CA 92010 MORRALL FAMILY TRUST 12-17-93 4635 LA PORTALADA DR CARLSBADCA 92010 CAROL CULLINS 4625 LA PORTALADA DR CARLSBADCA 92010 RANDOLPH A & PATRICIA H STEWART 4615 LA PORTAL ADA DR CARLSBADCA 92010 MARIA E THOMAS 4620 TRIESTE DR CARLSBADCA 92010 GEORGE S TAYLOR 4630 "TRIESTE DR CARLSBADCA 92010 ALEX & CAMILLE MITKEVICH 4640 TRIES'TE DR CARLSBADCA 920K) JOSEPH & KELLEY S TANCO 4650 TRIESTE DR CARLSBADCA 92010 itiquettes fadles h peler utilisez ie aabarit AVFRY® 5160® A Sensde Reiriiez d la hadiure afin de ] m&tir&laar IA rvalwtnl Dnn_i InTM ) wwwaveryxom 4 anoi easy reep" Laueis Use Avery® Template 5160® GALANTE FAMILY TRUST 11-10-00 4660 TRIESTE DR CARLSBAD CA 92010 Feed Paper HARTZELL FAMILY TRUST 09-19 4665 TRIESTE DR CARLSBAD CA 92010 Bendalonglineto j expose Pop-Up Edge™ ^ AVERY® 5160® I 1 GUILLERMO & AMY GOMEZ 4655 TRIESTE DR CARLSBAD CA 92010 DAVID B & LEIGH P HADDAD 4645 TRIESTE DR CARLSBAD CA 92010 ELAINE TUTTERROW 4635 TRIESTE DR CARLSBAD CA 92010 ELAINE TUTTERROW 4625 TRIESTE DR CARLSBAD CA 92010 .lACK R& VICKJ ONEIL 4615 TRIESTE DR CARLSBADCA 92010 RICARDO & AUREA OSUNABAEZ 4617 SIERRA MORENA AVE CARLSBAD CA 92010 DARLENE CECIL-LANDRUM 4615 SIERRA MORENA AVE CARLSBADCA 92010 CARLSBAD MEADOWS ASSOCIATION C/O CONTROL FINANCIAL SERVICES P.O. 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Laoeis Use Avery® Template 5160® JOHNSON FAMILY TRUST 4571 ESSEX CT CARLSBADCA 92010 Bendalonglineto | expose Pop-Up Edge™ ^ WILLIAM M & JUDITH M PINELLA 4573 ESSEX CT CARLSBAD CA 92010 AVERY® 5160® WENDY M WOEHL 4575 ESSEX CT CARLSBAD CA92010 JOHN D & RACQUEL L CANETE 4577 ESSEX CT CARLSBAD CA 92010 DEBORAH B HENSEL 4579 ESSEX CT CARLSBAD CA 92010 ROBERT & KATHERINE L NIELSEN 4581 ESSEX CT CARLSBADCA 92010 PATRICIA A PIZZO 4583 ESSEX CT CARLSBAD CA 92010 ARTHUR LASHBROOK 4585 ESSEX CT CARLSBAD CA 92010 IGNAZIO & ROBERTA FICARA 4587 ESSEX CT CARLSBAD CA 92010 DRAGI N DOSDA 4589 ESSEX CT CARLSBAD CA 92010 ROBERT & THERESA BEARDEN 4593 ESSEX CT CARLSBAD CA 92010 DALY FAMILY TRUST 11-30-00 4595 ESSEX CT CARLSBADCA 92010 VANOST PALMER 4597 ESSEX CT CARLSBAD CA 92010 JUANITA M KRAMER-VILLASENOR 4599 ESSEX CT CARLSBADCA 92010 MATTHEW S & MACPHERSON JENNIFER L STELZER 4592 ESSEX CT CARLSBADCA 92010 DEBORAH J LANE 4594 ESSEX CT CARLSBAD CA 92010 VIRGINIA CHASTEENE 4596 ESSEX CT CARLSBAD CA 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expose Pop-Up Edge™ 1 AVERY® 5160® ** C035 C035 DAVID V & HLL L GILSTRAP 4752 ABERDEEN CT CARLSBAD CA 92010-6505 TARUT TRUST 03-30-00 4750 ABERDEEN CT CARLSBAD CA 92010-6505 itiquettes fadles k peter Utilisez ie gabarit AVERY® 5160® • Sensde Repilez d la hadiure afin de | r^i&lAr IA rahnrti D/*n^1>«TM t wwvifLavery.com AFFIDAVIT OF MAILING NOTICE OF PUBLIC HEARING TO: CITY CLERK DATE OF PUBLIC HEARING: 3Al^A^ SUBJECT: ^^xgT^fec^v Ra^c4^ Wc^^ Vi (G^e^ LOCATION: DATE NOTICES MAILED TO PROPERTY OWNERS: A^A'S^^J^ . NUMBER MAILED: 73 f I declare under penalty of perjury under the laws of the State of California that I am employed by the City of Carlsbad and the foregoing is true and correct. CITY CLERK'S OFFICE (Signature) f ^ (Date) SENT TO FOR PUBLICATION VIA E-MAIL TO: V0^nion Tribune I I ^orth County Times PUBLICATION DATE: Union Tribune 3////^ North County Timoc_ I declare under penalty of perjury under the laws of the State of California that I am employed by the City of Carlsbad in the City Clerk's Office and the foregoing is true and correct. Date: ^/SiS/lc^ c->^(47wa-^ ' / /Qinnol-i (Signature) Attachments: 1) Mailing Labels 2) Notice w/ attachments Robertson Ranch West Village Christer Westman March 11, 2014 Robertson Ranch West Village GPA 13-02/MP 02-03(E)/CT 13-03/ PUD 13-06/HDP 13-01/SUP 13-02 2 Location Map 3 4 Robertson Ranch West Village •GPA 13 -02/MP 02-03(E) –Relocation of Planning Area 4 •1 Acre Community Recreation Lot •CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 –Subdivision of Single Family PAs 3,5,6,9/10,13 •308 residential lots –PA 5 and PA 9/10 private streets with gates –Homes reviewed by separate future permit 5 Planning Area 4 6 Robertson Ranch 7 Robertson Ranch West Village 8 El Camino Real Landscape 9 El Camino Real Landscape 10 El Camino Real Landscape 11 Recommendation That the City Council INTRODUCE Ordinance No. CS-244 for Master Plan Amendment (MP 02-03(E)) and ADOPT Resolution No. 2014-041 APPROVING General Plan Amendment (GPA 13-02), Vesting Tentative Tract Map (CT 13-03), Planned Development Permit (PUD 13-06), Hillside Development Permit (HDP 13-01), and Special Use Permit (SUP 13-02) based on the findings and subject to the conditions contained therein. 12