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HomeMy WebLinkAbout2017-01-10; City Council; ; Introduce ordinance to approve Master Plan amendment and adopt resolution to approve Tentative Tract Map and Planned Development in Quarry Creek PA R-4CA RevievJU .. ~ CITY COUNCIL ~ Staff Report Meeting Date: To: From: Staff Contact: Subject: Project Name: Project No.: January 10, 2017 Mayor and City Council Kevin Crawford, City Manage~u Shannon Werneke, Associate Planner shannon .werneke@carlsbadca.gov or 760-602-4621 Introduce an Ordinance to approve a Master Plan Amendment and adopt a Resolution to approve a Tentative Tract Map and Planned Development Permit for 56 single-family homes in Planning Area R-4 of the Quarry Creek Master Plan located on the north side of Marron Road and adjacent to the western terminus of Adobe Springs Road. Quarry Creek-PA R-4 (WEST) MP 10-0l(B)/CT 16-05/PUD 16-06 Recommended Action Hold a public hearing and introduce an Ordinance to approve Master Plan Amendment MP 10- 0l{B) and adopt a Resolution to approve a Tentative Tract Map CT 16-05 and Planned Development Permit PUD 16-06 for 56 single-family homes in Planning Area R-4 of the Quarry Creek Master Plan located on the north side of Marron Road and adjacent to the western terminus off Adobe Springs Road. Executive Summary The applicant, Cornerstone Communities, is requesting approval of a Master Plan Amendment (MP 10-0l(B)), Tentative Tract Map (CT 16-05) and Planned Development Permit (PUD 16-06) to develop the western portion of Planning Area (PA) R-4 of the Quarry Creek Master Plan with 56 two and three-story single-family homes on individual lots that range in size from 3,120 to 4,876 square feet. PA R-4 (WEST) is easterly of the western terminus of Adobe Springs Road, a new public road, and northerly of the future extension of Marron Road. The current development standards in the Quarry Creek Master Plan for PA R-4 allow for multi- family townhomes, flats, or other attached or detached condominium or apartments. The Master Plan does not currently allow detached single-family homes on individual fee simple lots. In order to allow for this product type on lots with a minimum size of 3,100 square feet, the applicant is requesting an amendment to the Master Plan which requires approval by City Council. The proposal to add a single-family product type on individual lots is at the request of the applicant, is market-driven, and provides a greater variety of product types in the Quarry Creek Master Plan. The request does not impact the number of units which were anticipated to be developed in the Quarry Creek Master Plan. Additional minor changes and clean-up items are also proposed. Exhibit 5, the Planning Commission staff report, provides a complete list of the proposed amendments. Item #12 January 10, 2017 Page 1 of 115 Discussion Project Application(s) Administrative Planning City Approval Commission Council MP 10-0l(B) RA X CT 16-05 RA X PUD 16-06 RA X RA = Recommended Approval X = Final City decision-making authority ,/ = Requires Coastal Commission approval On November 16, 2016, the Planning Commission conducted a public hearing and recommended approval (7-0-0). No public comments were received. Fiscal Analysis No fiscal impacts to the city have been identified as a result of the proposed project. Next Steps The City Council's action on this permit is final. Environmental Evaluation (CEQA) Pursuant to Section 15168(c)(2) of the California Environmental Quality Act (CEQA), staff has reviewed the project and concluded that no potentially significant impacts would result with the · implementation of the project that were not previously examined and evaluated in the Final Program Environmental Impact Report for the Quarry Creek Master Plan MP 10-01 (EIR 11-02). EIR 11-02 was certified by the City Council on April 2, 2013; at that time, CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program (MMRP) were approved. EIR 11-02 evaluated the potential environmental effects of the development and operation of the Quarry Creek Master Plan and associated actions, inclusive of Planning Area R-4. The project is conditioned to implement the MMRP. Climate Action Plan (CAP) Consistency A comprehensive Greenhouse Gas (GHG) analysis was included as part of the EIR for the Quarry Creek Master Plan. The proposed project is required to implement the GHG mitigation measures as specified pursuant to the MMRP. No additional analysis is required. Public Notification Information regarding public notifications of this item such as mailings, public hearing notices posted in the newspaper and on the City website are available in the Office of the City Clerk. Exhibits 1. City Council Ordinance 2. City Council Resolution 3. ~ocation Map 4. Planning Commission Resolution No. 7209 5. Planning Commission Staff Report dated November 16, 2016 6. Planning Commission Minutes dated November 16, 2016 Item #12 January 10, 2017 Page 2 of 115 ORDINANCE NO. CS-313 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING AN AMENDMENT TO THE QUARRY CREEK MASTER PLAN, MP 10- 01(B), FOR PROPERTY LOCATED ON THE NORTH SIDE OF MARRON ROAD AND ADJACENT TO THE WESTERN TERMINUS OF ADOBE SPRINGS ROAD, IN LOCAL FACILITIES MANAGEMENT ZONE 25. CASE NAME: QUARRY CREEK-PA R-4 (WEST) CASE NO.: MP 10-01(B) EXHIBIT 1 WHEREAS, the City Council approved the Quarry Creek Master Plan MP 10-01 on April 2, 2013 by adopting Ordinance No. CS-209; and WHEREAS, the City Council of the City of Carlsbad has reviewed and considered a Master Plan Amendment (MP 10-01(B)) for the Quarry Creek Master Plan; and WHEREAS, after procedures in accordance with the requirements of law, the City Council has determined that the public interest indicates that said Master Plan Amendment MP 10-01(B) be approved. NOW, THEREFORE, the City Council of the City of Carlsbad ordains as follows that: 1. The above recitations are true and correct. 2. That Master Plan Amendment MP 10-01(B) dated November 16, 2016 attached hereto, and incorporated herein by reference, is approved. The Master Plan shall constitute the development plan for the property and all development within the plan area shall conform to the plan. 3. That Master Plan Amendment (MP 10-01(B)) reorganizes and amends several pages ofthe Quarry Creek Master Plan, as shown on the attached "Exhibit MP 10-01(B)". Removal of text is presented in a strikethrough type format, while new additional text is shown in underline type format. 4. That the findings and conditions of the Planning Commission in Planning Commission Resolution No. 7209 shall also constitute the findings and conditions of the City Council. EFFECTIVE DATE: This ordinance shall be effective thirty days after its adoption; and the city clerk shall certify the adoption of this ordinance and cause the full text of the 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. Item #12 January 10, 2017 Page 3 of 115 INTRODUCED AND FIRST READ at a Regular Meeting of the Carlsbad City Council on the ___ day of , 2017, and thereafter PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Carlsbad on the day of 2017, by the following vote, to wit: AYES: NOES: ABSENT: APPROVED AS TO FORM AND LEGALITY: CELIA A. BREWER, City Attorney MATT HALL, Mayor BARBARA ENGLESON, City Clerk (SEAL) Item #12 January 10, 2017 Page 4 of 115 RESOLUTION NO. 2017-010 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP AND PLANNED DEVELOPMENT PERMIT FOR 56 SINGLE-FAMILY HOMES WITHIN PLANNING AREA R-4 OF THE QUARRY CREEK MASTER PLAN, LOCATED ON THE NORTH SIDE OF MARRON ROAD AND ADJACENT TO THE WESTERN TERMINUS OF ADOBE SPRINGS ROAD, IN LOCAL FACILITIES MANAGEMENT ZONE 25. CASE NAME: QUARRY CREEK PA R-4 (WEST) CASE NO.: MP 10-01(B)/CT 16-05/PUD 16-06 EXHIBIT 1 WHEREAS, the City Council of the City of Carlsbad, California has determined that pursuant to the provisions of the Municipal Code, the Planning Commission did, on November 16, 2016, hold a duly noticed public hearing as prescribed by law to consider Tentative Tract Map CT 16-05 and Planned Development Permit No. PUD 16-06, as referenced in Planning Commission Resolution No. 7209; and the Planning Commission adopted Planning Commission Resolution No. 7209 recommending to the City Council that it be approved; and WHEREAS the City Council ofthe City of Carlsbad, held a duly noticed public hearing to consider said Tentative Tract Map and Planned Development Permit; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, the City Council considered all factors relating to the Tentative Tract Map and Planned Development Permit. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as follows: 1. That the above recitations are true and correct. 2. That the recommendation of the Planning Commission for the approval of a Tentative Tract Map CT 16-05 and Planned Development Permit No. PUD 16-06, is approved, and that the findings and conditions of the Planning Commission contained in Planning Commission Resolution No. 7209 on file with the City Clerk and incorporated herein by reference, are the findings and conditions ofthe City Council. 3. That the City Council has determined that: A. The project is a subsequent activity of the Quarry Creek Master Plan (MP 10-01} for which a program EIR (EIR 11-02} was prepared, and a notice for the activity has been given, which includes statements that this activity is within the scope of the Item #12 January 10, 2017 Page 5 of 115 EXHIBIT 1 program approved earlier, and that the program EIR adequately describes the activity for the purposes of CEQA) [15168(c)(2) and (e)]; B. This project is consistent with the Quarry Creek Master Plan cited above; C. The Quarry Creek Master Plan EIR 11-02 was certified in connection with the prior project or plan; D. The project has no new significant environmental effect not analyzed as significant in the prior EIR; E. None of the circumstances requiring a Subsequent EIR or a Supplemental EIR under CEQA Guidelines Sections 15162 or 15163 exist; and F. City Council finds that all feasible mitigation measures identified in the Quarry Creek Master Plan EIR 11-02, which are appropriate to this Subsequent Project have been incorporated into this Subsequent Project. 4. This action is final the date this resolution is adopted by the City Council. The Provisions of Chapter 1.16 ofthe Carlsbad Municipal Code, "Time Limits for Judicial Review" shall apply: PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Carlsbad on the lOth day of January, 2017, by the following vote, to wit: AYES: NOES: ABSENT: M. Hall, K. Blackburn, M. Schumacher, M. Packard. C. Schumacher. None. (SEAL) Item #12 January 10, 2017 Page 6 of 115 Exhibit 3 SITE MAP • N NOT TO SCALE Quarry Creek PA R-4(WEST) MP 10-01 (8) I CT 16-05 I PUD 16-06 Item #12 January 10, 2017 Page 7 of 115 Exhibit 4 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 PLANNING COMMISSION RESOLUTION NO. 7209 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A MASTER PLAN AMENDMENT, TENTATIVE TRACT MAP AND PLANNED DEVELOPMENT PERMIT FOR 56 SINGLE-FAMILY HOMES ON INDIVIDUAL LOTS WITHIN PLANNING AREA R-4 OF THE QUARRY CREEK MASTER PLAN, LOCATED ON THE NORTH SIDE OF MARRON ROAD AND ADJACENT TO THE WESTERN TERMINUS OF ADOBE SPRINGS ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 25. CASE NAME: QUARRY CREEK-PA R-4 (WEST) CASE NO.: MP 10-0l(B)/CT 16-05/PUD 16-06 WHEREAS, Presidio Cornerstone QC, LLC, "Developer/Owner," has filed a verified application with the City of Carlsbad described as: Portion of Lot 4 of Carlsbad Tract Map CT 11-04, in the City of Carlsbad, County of San Diego, State of California, according to map thereof no. 16038, filed in the Office of the County Recorder of San Diego, on July 10, 2015 nhe Property"); and WHEREAS, said verified cipplication constitutes a request for a Master Plan Amendment, Tentative Tract Map and Planned Development Permit as shown on Exhibits "A-XX" dated November 16, 2016, on file in the Planning Division, MP 10-0l(B)/CT 16-05/PUD 16-06-QUARRY CREEK -PA R-4 (WEST) as provided by Chapter 21.38, Title 20 and Chapter 21.45 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on November 16, 2016, hold a duly noticed 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 Master Plan Amendment, Tentative Tract Map and Planned Development Permit. WHEREAS, on April 2, 2013, the City Council approved, MP 10-01, as described and conditioned in City Council Ordinance No. NS-209. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. Item #12 January 10, 2017 Page 8 of 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 B) That based on the evidence presented at the public hearing, the Planning Commission RECOMMENDS APPROVAL of MP 10-01(8)/CT 15-09/PUD 16-06 -QUARRY CREEK -PA R-4 (WEST), based on the following findings and subject to the following conditions: Findings: Master Plan Amendment, MP 10-01(8) 1. 2. 3. 4. 5. 6. The proposed project implements the goals and objectives of the General Plan in that the Quarry Creek Master Plan when first adopted was found to comply with all applicable General Plan Goals, Objectives, and Policies, including Land Use. The proposal to allow for detached single- family homes on fee simple lots within Planning Area R-4 is a new use that was not originally envisioned; however, the proposal does not change the master plan densities or change the boundaries of the subject property. Specifically, the minimum required density of 12 dwelling units per acre in PA R-4 will be achieved. The project is consistent with the Master Plan, as amended, and therefore is also in compliance with the General Plan. That all necessary public facilities can be provided concurrent with need and adequate provisions have been provided to implement those portions of the Capital Improvement Program applicable to the subject property, in that the Master Plan includes an analysis of the public facilities needed to support the proposed development, consistent with those contained in the Local Facilities Management Plan for Zone 25 which the project must implement concurrent with development in order to comply with City standards and ordinances including Growth Management. That the residential and open space portions of the Quarry Creek Master Plan will constitute an environment of sustained desirability and stability, and that they 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 playgrounds, and parks, are adequate to serve the anticipated Quarry Creek population and appear acceptable to the public authorities having jurisdiction thereof, in that the residential segments of the Master Plan include a wide variety of housing types that range from lower-income attached units to 3,100-square-foot single-family lots; over 40% of the Master Plan is designated for active recreation, passive recreation, and open space preservation; and the Master Plan vision is to create a neighborhood that embodies the "Ahwahnee Principles" for the development of "livable communities." That the streets and thoroughfares proposed are suitable and adequate to carry the anticipated traffic thereon, in that the Master Plan includes various street improvements necessary for the development, as well as portions of Circulation Element roadways identified in the General Plan. That the area surrounding the proposed Master Plan area is or can be planned and zoned in coordination and substantial compatibility with the Master Plan area, in that the proposed 56 single-family units on fee title lots maintain compatibility with surrounding single-family and multi-family developments and zoning designations. That the density of Planning Areas R-4 does not change and continues to meet the density of residential housing mandated by the Quarry Creek Master Plan which is a minimum of 12 dwelling units per acre. PC RESO NO. 7209 -2-Item #12 January 10, 2017 Page 9 of 115 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 Tentative Tract Map, CT 16-05 7. 8. 9. 10. 11. 12. 13. 14. That the proposed map and the proposed design and improvement of the subdivision as conditioned, is consistent with and satisfies all requirements of the General Plan, any applicable specific plans, Titles 20 and 21 ofthe Carlsbad Municipal Code and the State Subdivision Map Act, and will not cause serious public health problems, in that as discussed in the project staff report, the project is consistent with the Quarry Creek Master Plan, MP 10-01(8), as amended. The proposal for 56 single-family units on fee simple lots is consistent with the goals, objectives and policies of the city's General Plan; Title 20, including the Subdivision Map Act; and Title 21, including the Planned Development Ordinance, as applicable. That the proposed project is compatible with the surrounding future land uses as the single family homes implement the Quarry Creek Master Plan, as amended. This includes the preservation of open space to the north and west of the site, the development of a community recreational facility to the east, and a community facilities site to the southeast and west. That the site is physically suitable for the type and density of the development since the site is adequate in size and shape to accommodate residential development at the density proposed, in that all required minimum development standards and design criteria required by the applicable zoning ordinance and the Quarry Creek Master Plan (MP 10-01(8)) are incorporated into the project, including compliance with a minimum density of 12 dwelling units per acre for Planning Area R-4. That the design of the subdivision or the type of 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, in that the project has been designed and conditioned such that there are no conflicts with established easements. That the property is not subject to a contract entered into pursuant to the Land Conservation Act of 1965 (Williamson Act). That the design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, in that the proposed single-family residential units have a north, south, east and west orientation thereby allowing for passive or natural solar heating and cooling opportunities. That the Planning Commission has considered, in connection with the housing proposed by this subdivision, the housing needs of the region, and balanced those housing needs against the public service needs of the city and available fiscal and environmental resources. That the design of the subdivision and improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish and wildlife or their habitat, in that the proposed development is located on a previously graded site. The biological mitigation measures associated with the Quarry Creek Master Plan have been implemented and integrated into the project and no additional mitigation is required. 15. That the discharge of waste from the subdivision will not result in violation of existing California Regional Water Quality Control Board requirements, in that the project has been designed in accordance with the Best Management Practices for water quality protection in accordance with the city's sewer and drainage standards and the project is conditioned to comply with the National Pollutant Discharge Elimination System (NPDES) requirements. PC RESO NO. 7209 -3-Item #12 January 10, 2017 Page 10 of 115 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 16. That the street systems serving the proposed use is adequate to properly handle all traffic generated by the proposed use, in that the existing streets can accommodate the estimated increase of 112 ADTs, as analyzed in the Quarry Creek Master Plan, and all required public right- of-way has been or will be dedicated and has been or will be improved to serve the development. In addition, the traffic mitigation measures associated with the implementation of the Quarry Creek Master Plan are required to be satisfied prior to issuance of building permits. Planned Development Permit, PUD 16-06 17. 18. 19. The proposed project will not be detrimental to existing uses, or to uses specifically permitted in the area in which the proposed use is to be located, and will not adversely impact the site, surroundings, or traffic, in that the project is proposing a detached single-family product which diversifies the type of housing offered within the Quarry Creek Master Plan while still achieving an overall minimum density of 12 dwelling units per acre for Planning Area R-4. Ultimately, a community recreation center will be developed to the east and a community facility such as a daycare or a church, are envisioned to be developed on the Community Facilities sites to the southeast. Finally, the increase in project generated traffic (112 ADTs) can be accommodated on the surrounding streets and has been previously analyzed pursuant to the Environmental Impact Report which was prepared for the Quarry Creek Master Plan (EIR 11-02) and certified by the City Council on April 2, 2013. The project will not adversely affect the public health, safety, or general welfare, in that the project has been designed to comply with all applicable development standards to ensure compatibility with surrounding residential, open space and community facility uses. The project's design, including architecture, streets, and site layout: a) contributes to the community's overall aesthetic quality, b) includes the use of harmonious materials and colors, and the appropriate use of landscaping, and c) achieves continuity among all elements of the project, in that the project's proposed architecture consists of a variety of roof planes, three different styles, Spanish Mediterranean, Tuscan, and Craftsman, and a total of nine (9) different color schemes. The Spanish Mediterranean architectural style incorporates a concrete "S" tile roof, plaster corbels, decorative metal grilles, vent tiles, fabric awnings, and plaster eaves and trim. The Tuscan architectural style includes a concrete "S" tile roof, stone and brick veneer, wood shutters, rafter tails and plaster corbels as well as decorative recesses. The Craftsman theme includes a flat concrete tile roof, wood shutters, horizontal lap siding, board and batten siding, plaster recesses, decorative corbels, wood knee braces, and wood guardrails. In addition, the exterior color schemes for each design include complementary trim colors. A cohesive landscape theme is proposed throughout the development and enhanced paving is provided at the main driveways off of the public streets, as well as a few locations which are internal to the site. California Environmental Quality Act 20. The Planning Commission has determined that: A. The project is a subsequent activity of the Quarry Creek Master Plan (MP 10-01) for which a program EIR (EIR 11"02) was prepared, and a notice for the activity has been given, PC RESO NO. 7209 -4-Item #12 January 10, 2017 Page 11 of 115 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 General 21. 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)]; B. This project is consistent with the Quarry Creek Master Plan cited above; C. D. E. F. The Quarry Creek Master Plan EIR 11-02 was certified in connection with the prior project or plan; The project has no new significant environmental effect not analyzed as significant in the prior EIR; None of the circumstances requiring a Subsequent EIR or a Supplemental EIR under CEQA Guidelines Sections 15162 or 15163 exist; and Planning Commission finds that all feasible mitigation measures identified in the Quarry Creek Master Plan EIR 11-02, which are appropriate to this Subsequent Project have been incorporated into this Subsequent Project. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the city's General Plan, based on the facts set forth in the staff report dated November 16, 2016, including, but not limited to the following: A. B. C. D. Land Use: Planning Area R-4 (WEST) of the Quarry Creek Master Plan has a General Plan Land Use designation of Residential, 8-15 dwelling units per acre (R-15). The proposal to subdivide the existing property for the construction of 56 single-family units has a density of 9.7 du/ac. When combined with the density of R-4 (EAST), 13.2 du/ac, the overall development of PA R-4 complies with the required minimum density of 12 du/ac pursuant to the Quarry Creek Master Plan. Housing: The proposed project is consistent with the Housing Element of the General Plan and the city's lnclusionary Housing Ordinance in that the requisite inclusionary housing will be provided in Planning Area R-1 of the Quarry Creek Master Plan. Public Safety: The project is located within a five minute response time of Fire Station No. 3 and has been designed to comply with the fire code, including provisions for an automatic sprinkler system within each condominium unit. Open Space & Conservation: The project will not have any environmental impacts on the previously-graded site which is void of sensitive habitat. In order to control the storm water runoff and protect water quality, the project has been conditioned to conform to all NPDES requirements and is designed to include Low Impact Design (LID) elements. E. Noise: Noise walls are not required since the existing and future noise levels are projected to be 60 dBA CNEL or less. Pursuant to the mitigation measures of the Quarry Creek Master Plan, prior to issuance of the building permit, a registered acoustician shall verify that the project complies with the interior noise standard of 45 dBA CNEL or less. PC RESO NO. 7209 -5-Item #12 January 10, 2017 Page 12 of 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 22. 23. 24. F. Circulation: Two vehicular access points to the project site are proposed off of Marron Road to the south and one vehicular access point is proposed off Adobe Springs Road which borders the site to the east. In addition, a number of private drive aisles are provided throughout the site and each unit includes a private driveway. The project is consistent with the City-Wide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 25 and all city public policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding: sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically, A. B. C. D. The project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and will be collected prior to issuance of building permit. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior to the issuance of building permit. The Local Facilities Management fee for Zone 25 is required by Carlsbad Municipal Code Section 21.90.050 and will be collected prior to issuance of building permit. That the project is consistent with the city's Landscape Manual and Water Efficient Landscape Ordinance (Carlsbad Municipal Code Chapter 18.50). 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 of the exaction is in rough proportionality to the impact caused by the project. Conditions: 20 Note: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of a 21 22 23 24 25 26 27 28 1. grading permit, building permit or recordation of the final map, whichever occurs first. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the city shall have the right to revoke or modify all approvals herein 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. No vested rights are gained by Developer or a successor in interest by the city's approval of this Master Plan Amendment, Tentative Tract Map and Planned Development Permit. 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Master Plan Amendment, Tentative Tract Map and Planned Development Permit documents, as necessary to make them internally consistent and in conformity with the PC RESO NO. 7209 -6-Item #12 January 10, 2017 Page 13 of 115 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 3. 4. 5. 6. 7. 8. 9. 10. 11. final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. Prior to recordation of the final map or issuance of any permits for the project, the applicant shall submit to the City Planner a digital copy and camera-ready master copy of the QUARRY CREEK MASTER PLAN -MP 10-01(8) and 10 bound hard copies. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 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, 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 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 Master Plan Amendment, Tentative Tract Map and Planned Development Permit, (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 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. Prior to submittal of the building plans, improvement plans, grading plans, orfinal map, whichever occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the (Tentative Map/Planned Development Permit), conceptual grading plan and preliminary utility plan reflecting the conditions approved by the final decision making body. The copy shall be submitted to the City Planner, reviewed and, if found acceptable, signed by the city's project planner and project engineer. If no changes were required, the approved exhibits shall fulfill this condition. Prior to the issuance of a building permit, the Developer shall provide proof to the Building Division from the Carlsbad Unified School District that this project has satisfied its obligation to provide school facilities. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 25 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. This approval shall become null and void if building permits are not issued for this project within 24 months from the date of project approval. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the city that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the PC RESO NO. 7209 -7-Item #12 January 10, 2017 Page 14 of 115 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 12. 13. 14. 15. 16. building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. A note to this effect shall be placed on the Final Map. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy No. 17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD #1 special tax (if applicable}, subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 25, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. Developer shall submit and obtain City Planner approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the city's Landscape Manual. Developer shall construct and install all landscaping as shown on the approved Final Plans, and maintain all landscaping in a healthy and thriving condition, free from weeds, trash, and debris. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan check process on file in the Planning Division and accompanied by the project's building, improvement, and grading plans. 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, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Master Plan Amendment, Tentative Tract Map and Planned Development Permit by Resolution No. 7209 on the property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion 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. 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 of the 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 following provisions: A. B. General Enforcement by the city: 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 city has an interest. Notice and Amendment: A copy of any proposed amendment shall be provided to the city in advance. If the proposed amendment affects the city, city shall have the right to disapprove. A copy of the final approved amendment shall be transmitted to the city within 30 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" as provided in Article Section the city shall PC RESO NO. 7209 -8-Item #12 January 10, 2017 Page 15 of 115 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 17. 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 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 Easements within the period specified by the city's notice, the city shall be entitled to cause such work to be completed and shall be entitled to reimbursement with respect thereto from the Owners as provided herein. D. Special Assessments Levied by the city: In the event the city has performed the necessary maintenance to either Common Area Lots and/or Association's Easements, the city shall submit a written invoice to the Association for all costs incurred by the city to perform such maintenance of the Common Area Lots and or Association's Easements. The city shall provide a copy of such invoice to each Owner in the Project, together with a statement that if the Association fails to pay such invoice in 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 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 may 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 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 of the invoice, plus the late charge. Such special assessment shall constitute a charge on the land and shall be a continuing lien upon each Lot against which the special assessment is levied. Each Owner in the Project hereby vests the city with the right and power to levy such special assessment, to impose a lien upon their respective Lot and to bring all legal actions and/or to pursue lien foreclosure procedures against any Owner and his/her respective Lot for purposes of collecting such special assessment in accordance with the procedures set forth in Article of this Declaration. E. Landscape Maintenance Responsibilities: The HOAs and individual lot or unit owner landscape maintenance responsibilities shall be as set forth in Exhibit ___ _ F. Rooftop Decks and Balconies: Rooftop decks and balconies must be kept in a state of cleanliness and repair at all times. No visible storage or unsightly personal property is permitted and no furniture is permitted that is not intended for outdoor use. No personal property shall extend above the parapet or railing of decks or balconies, including potted plants or hanging plants. An umbrella that is in good maintained condition is acceptable. Outdoor patio and barbecue equipment must be maintained. No wood burning smokers, fire pit, tiki torches, or chimineas are allowed. No awnings, trellises, patio covers, pop-up shades, tarps, window coverings, screening or other equipment shall be installed on rooftop decks or balconies or exterior buildings with the exception of solar energy rooftop panels. This project is being approved as a tentative tract map for residential ownership purposes. If any of the units in the project are rented, the minimum time increment for such rental shall be not less than 31 days. The CC&Rs for the project shall include this requirement. PC RESO NO. 7209 -9-Item #12 January 10, 2017 Page 16 of 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 18. 19. Prior to issuance of the building permit, the Developer shall submit and obtain City Planner approval of an exterior lighting plan for the development. The project shall comply with all applicable mitigation measures of the Mitigation, Monitoring, and Reporting Program for Environmental Impact Report EIR 11-02 of the Quarry Creek Master Plan. Engineering: NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of this proposed subdivision must be met prior to approval of a final map, building or grading permit whichever occurs first. General 20. 21. 22. 23. 24. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, developer shall apply for and obtain approval from, the city engineer for the proposed haul route. This project is approved upon the express condition that building permits will not be issued for 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 continue to be available until time of occupancy. Developer shall submit to the city engineer an acceptable instrument, via CC&R's and/or other recorded document, addressing the maintenance, repair, and replacement of shared private improvements within this subdivision, including but not limited to private driveways/streets, utilities, street trees, sidewalks, landscaping, street lighting, enhanced paving, water quality treatment measures, low impact development features, storm drain facilities, etc. located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within this subdivision. Developer shall prepare, submit and process for city engineer approval a final map to subdivide this project. There shall be one Final Map recorded for this project. Developer shall pay the city standard map review plan check fees. Developer shall install sight distance corridors at all street intersections and driveways in accordance with City Engineering Standards. The property owner shall maintain this condition. 22 Fees/ Agreements 23 24 25 26 27 28 25. 26. 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. Developer shall cause property owner to execute and submit to the city engineer for recordation the city's standard form Drainage Hold Harmless Agreement. Grading 27. Based upon a review of the proposed grading and the grading quantities shown on the tentative PC RESO NO. 7209 -10-Item #12 January 10, 2017 Page 17 of 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 28. 29. 30. 31. 32. 33. 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. 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 as shown on the tentative final map all subject to city engineer approval. 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 not limited to pollution control practices or devices, erosion control to prevent silt runoff during construction, general housekeeping practices, pollution prevention and educational practices, 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 of the above requirements. 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. Prior to the issuance of grading permit or building permit, whichever occurs first, developer 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 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 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. Developer shall prepare and submit an updated Storm Water Management Plan (SWMP), subject to city engineer approval, to demonstrate that the design of this project is consistent with the design assumptions in the previously approved Quarry Creek Master SWMP and that no design changes are necessary to the existing bioretention BMPs per approved rough grading plan, DWG 484-5A. In addition, the developer shall use low impact development (site design) approaches to ensure that runoff from impervious areas (roofs, 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. Developer is responsible to ensure that all final design plans (grading plans, improvement plans, landscape plans, building plans, etc.) incorporate all source control, site design, treatment control BMP, applicable hydromodification measures, and Low Impact Design (LID) facilities. 23 Dedications/Improvements 24 25 26 27 28 34. Developer shall cause owner to dedicate to the city Marron Road Cul-de-Sac for the Public Street & Public Utility purposes as shown on the 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. The portion of Marron Road that is already public is not required to be rededicated. Additional easements may be required at final design to the satisfaction of the city engineer. 35. Developer shall cause owner to vacate a portion of Marron Road Cul-de-sac as shown on the PC RESO NO. 7209 -11-Item #12 January 10, 2017 Page 18 of 115 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 36. 37. 38. 39. 40. 41. tentative map to the satisfaction of the city engineer. Developer shall cause owner to dedicate to the city a public utility and access easement over Private Driveways "M", "N" and "O" as shown on the tentative map to the satisfaction of the city engineer. 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. Additional easements may be required at final design to the satisfaction of the city engineer. Developer shall cause owner to dedicate to the city, a public access easement over Private Driveways "M", "N" and "O" as shown on the tentative map to the satisfaction of the city engineer. The offer shall be made by a certificate on the final map or separate recorded document. All land so offered shall be free and clear of all liens and encumbrances and without cost to the city. Additional easements may be required at final design to the satisfaction of the city engineer. Developer shall design all proposed public improvements within Marron Road including but not limited to street improvements, pedestrian ramps, driveways, sidewalks, water services/meters, etc. as shown on the tentative map. These improvements shall be shown as construction revision to an existing record public improvement drawing DWG 484-5, to the satisfaction of the city engineer. Developer shall pay plan check and inspection fees using improvement valuations in accordance with the city's current fee schedule. Developer shall apply for and obtain a right-of-way permit prior to performing work in the city right-of-way. Developer shall design the Private Driveways "M", "N" and "O", as shown on the tentative map to the satisfaction of the city engineer. The structural section of all private streets shall conform to City of Carlsbad Standards based on R-value tests. All private streets shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private streets. 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 tentative map. Said improvements shall be installed to city standards to the satisfaction of the city engineer. These improvements include, but are not limited to: 1) 2) 3) Install 12" potable water line and appurtenances within a public utility and access easement over Private Driveways "M" and "O". Install 8" potable water line and appurtenances within a public utility and access easement over a portion of Private Driveway "M" and Private Driveway "N." Install 10" gravity sewer line and appurtenances within a public utility and access easement over a portion of Private Driveways "M" and "O". Install 8" gravity sewer line and appurtenances within a public utility and access easement over a portion of Private Driveways "M" and "N." Install 6" recycled water line and appurtenances within a public utility and access easement over a portion of Private Driveways "M" and "O." 42. Developer shall design the private drainage systems, as shown on the tentative map to the PC RESO NO. 7209 -12-Item #12 January 10, 2017 Page 19 of 115 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 43. 44. 45. satisfaction of the city engineer. All private drainage systems (12" 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. Developer shall design the on-site fire services, as shown on the tentative map, to the satisfaction of the Fire Marshal. Developer shall pay plan check and inspection fees using improvement valuations in accordance with the city's current fee schedule. Developer shall apply for and obtain a right-of-way permit prior to performing work in the city right-of-way. Prior to issuance of building permits, developer shall install private sewer main and private sewer services to the satisfaction of the city engineer. Non-Mapping Notes 46. Add the following notes to the final map as non-mapping data: A. B. C. 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 tentative map. Said improvements shall be installed to city standards to the satisfaction of the city engineer. These improvements include, but are not limited to: 1) 2) 3) Install 12" potable water line and appurtenances within a public utility and access easement over Private Driveways "M" and "O". Install 8" potable water line and appurtenances within a public utility and access easement over a portion of Private Driveways "M" and "N." Install 10" gravity sewer line and appurtenances within a public utility and access easement over Private Driveways "M" and "O". Install 8" gravity sewer line and appurtenances within a public utility and access easement over a portion of Private Driveways "M" and "N." Install 6" recycled water line and appurtenances within a public utility and access easement over a portion of Private Driveways "M" and "O." Building permits will not be issued for development of the subject property unless the appropriate agency determines that sewer and water facilities are available. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted 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. D. The owner of this property on behalf of itself and all of its successors in interest has 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 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 PC RESO NO. 7209 -13-Item #12 January 10, 2017 Page 20 of 115 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 Utilities 47. 48. 49. 50. 51. E. identified in the city approved development plans. The owner of this property on behalf of itself and all of its successors in interest 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 subsidence and subsequent damage that may occur on, or adjacent to, this subdivision due to its construction, operation or maintenance. 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. Prior to issuance of building permits, developer shall pay all fees, deposits, and charges for connection to public facilities. The developer shall install sewer laterals and clean-outs at locations approved by the city engineer. The locations of sewer laterals shall be reflected on private improvement plans. The developer shall design landscape and irrigation plans utilizing recycled water as a source and prepare and submit a colored recycled water use map to the Planning Department for processing and approval by the district engineer. The developer shall design and agree to construct public water, sewer, and recycled water facilities substantially as shown on the tentative map to the satisfaction of the district engineer and city engineer. Code Reminders: The project is subject to all applicable provisions of local ordinances, including but not limited to the following: 52. 53. 54. 55. 56. Developer shall pay park-in-lieu fees to the city, prior to the approval of the final map as required by Chapter 20.44 of the Carlsbad Municipal Code. Prior to the issuance of a building permit, Developer shall pay a Public Facility fee as required by Council Policy No. 17. Developer shall pay a landscape plan check and inspection fee as required by Section 20.08.050 of the Carlsbad Municipal Code. Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the City of Carlsbad Municipal Code to the satisfaction of the City Engineer. 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 floor area contained in the staff report and shown on the site plan are for planning purposes only. PC RESO NO. 7209 -14-Item #12 January 10, 2017 Page 21 of 115 1 2 3 4 5 6 7 8 57. 58. 59. 60. This tentative map shall expire two years from the date on which the Planning Commission voted to approve this application. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 18.04.320. 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 installation of such signs. 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, except as otherwise specifically provided herein. 9 NOTICE 10 Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 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 66020{a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. PC RESO NO. 7209 -15-Item #12 January 10, 2017 Page 22 of 115 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 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on November 16, 2016, by the following vote, to wit: AYES: Chairperson Anderson, Commissioners Black, Goyarts, L'Heureux, Montgomery, Segall and Siekmann NOES: ABSENT: ABSTAIN: VELYN ANDERSON, Chairperson CARLSBAD PLANNING COMMISSION DON NEU City Planner PC RESO NO. 7209 -16- I I I I f i! it. . ' f i i I ~ I I i I Item #12 January 10, 2017 Page 23 of 115 Exhibit 5 The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. G) P.C. AGENDA OF: November 16, 2016 Application complete date: October 18, 2016 Project Planner: Shannon Werneke Project Engineer: Tecla Levy SUBJECT: MP 10-0l(B)/CT 16-05/PUD 16-06 -QUARRY CREEK -PA R-4 (WEST) -Request for a determination that the project is within the scope of the previously certified Quarry Creek Master Plan EIR and that the EIR adequately describes the activity for the purposes of CEQA; and a request for approval of a Master Plan Amendment, Tentative Tract Map and Planned Development Permit for 56 single-family homes within Planning Area R-4 of the Quarry Creek Master Plan, located on the north side of Marron Road and adjacent to the western terminus of Adobe Springs Road, in Local Facilities Management Zone 25. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7209 RECOMMENDING APPROVAL of a Master Plan Amendment (MP 10-0l(B}}, Tentative Tract Map (CT 16-05} and Planned Development Permit (PUD 16-06} based on the findings and subject to the conditions therein. II. PROJECT DESCRIPTION AND BACKGROUND The Quarry Creek Master Plan, which was last amended in May, 2014, establishes the permitted uses, development standards, and design criteria for each planning area, as well as the development review process for each project. A total of four (4} different residential planning areas exist within the Quarry Creek Master Plan. The proposed project is located within Planning Area R-4 (PA R-4), the last residential planning area to be developed. PA R-4 is located within the western portion of the Master Plan and will be developed with 206 dwelling units. The planning area is required to be developed at an overall minimum density of 12 dwelling units per acre. As requested by the applicant, Cornerstone Communities, PA R-4 will be developed in two phases. The first phase, PA R-4(EAST}, was approved by the Planning Commission on September 7, 2016 and included the development of 150 two-story multi-family air-space condominiums designed as duplexes and triplexes. The proposed project, Planning Area R-4 (WEST}, represents the second phase and includes the development of 56 single-family homes on individual fee simple lots. Planning Area R-4 (WEST} is adjacent to the western terminus of Adobe Springs Road, a new public road, to the east, and the future extension of Marron Road to the south. Planning Area R-4 (WEST} is surrounded by permanent open space to the north, south, and west. In addition, a public trail parallels the northern boundary of the site. The current development standards in the Quarry Creek Master Plan for PA R-4 allow for multi-family town homes, flats, or other attached or detached condominium or apartments. The Master Plan does not currently allow detached single-family homes on individual lots. In order to allow for this product type on lots with a minimum size of 3,100 square feet, the applicant is requesting an amendment to the Master Plan. Additional minor changes and clean-up items are proposed, which are summarized in Section B below, as well as Attachment 7 of the staff report. Item #12 January 10, 2017 Page 24 of 115 MP 10-0l(B}/CT 16-05/PUD 16-06-QUARRY CREEK PA R-4 (WEST} November 16, 2016 Pa e 2 In addition to the Master Plan (MP} Amendment, a Tentative Tract Map (CT} and Planned Development Permit (PUD} are proposed to develop the western portion of PA R-4, a 5.96 gross acre site (5.77 net acres}, with 56 two and three-story single-family homes on individual lots ranging in size from 3,120 to 4,876 square feet. To minimize the views from the property to the north, two-story homes are proposed along the northern boundary of the site, as required pursuant to the Master Plan. The project has a proposed density of 9.7 du/ac. When combined with the density of R-4 (EAST}, 13.2 du/ac, the overall development of Planning Area R-4 complies with the required minimum density of 12 du/ac for PA R-4. Access to the development is proposed to be provided by three private driveways off of two public roads, Adobe Springs Road to the north and Marron Road to the south. Precise grading to develop the proposed project includes 6,900 cubic yards of cut and 11,090 cubic yards of fill. The balance of earthwork, 4,190 cubic yards, will be exported to assist with the development of PA R-3 to the east. A total of three architectural styles (Spanish Mediterranean, Tuscan, and Craftsman} and nine color schemes (three per style} are proposed which will provide architectural interest and variety throughout the community. Table 1 below provides a summary of the square footage and height of each of the unit types. TABLE 1-Single-Family Units Plan Bedroom/ 1st Floor 2nd Floor 3rd Floor Total Living Roof Deck Garage Height Type Bathroom SF SF SF Area SF SF SF 1A-C 3/2.5 790 1054 N/A 1,854 510 435 26'-4"- 26'-6" 1XA-C 4/3.5 790 1109 355 2254 291 435 34'-10" 2A-C 3/2.5 779 1192 N/A 1971 562 428 26'-6"- 28'-6" 2XA-C 4/3.5 779 1250 405 2434 336 428 34'-10" 3A-C 3/2.5 800 1187 N/A 1987 583 423 26'-6"- 26'-8" 3XA-C 4/3.5 800 1234 437 2471 351 423 34'-10" The Spanish Mediterranean architectural style incorporates details and forms that are consistent with the historic examples seen in southern California. The architectural vocabulary includes a concrete "S" tile roof, plaster corbels, decorative metal grille, vent tiles, fabric awnings, and plaster eaves and trim. The exterior color schemes include light integral plaster with complementary trim colors. The Tuscan design incorporates details and forms that are consistent with some of the historic examples found in the Tuscan farm houses in Italy. The details include a concrete "S" tile roof, stone and brick veneer, wood shutters, rafter tails and plaster corbels as well as decorative recesses. The exterior color schemes include earth tone integral plaster colors with complementary trim colors. The Craftsman architectural style incorporates details and forms that are consistent with the historic examples seen in southern California. The architectural details includes a flat concrete tile roof, wood shutters, horizontal lap siding, board and batten siding, plaster recesses, decorative corbels, wood knee braces, and wood guardrails and decks. The exterior color schemes are consistent with the architectural style through the incorporation of earth tone plaster with complementary trim colors. Item #12 January 10, 2017 Page 25 of 115 MP 10-0l(B}/CT 16-05/PUD 16-06 -QUARRY CREEK PA R-4 (WEST} November 16, 2016 Pa e 3 As fee title lots are proposed, each lot includes a privately-owned and maintained rear yard with a minimum setback of 12 feet from the rear property line. The rear yards range in size from 770 to 2,065 square feet. All of the units include roof decks which range in size from 291 to 583 square feet. In addition, two passive recreation areas are proposed within the development. Parking is proposed to be provided by a two-car garage. In addition, as a Planned Development is proposed for the private drive aisles, guest parking is required for the development. A total of 10 guest parking stalls are provided internal to the site (4 parallel and 6 head-in} and 6 spaces are provided in between the driveways of the single-loaded units off Marron Road. Further, since driveways with a minimum depth of 20 feet are provided, guests may park in the driveways of each unit. The allowance for guest parking on the north side of Marron Road (only adjacent to the single-family units} is also included as part of the Master Plan Amendment. Table 2 below includes the General Plan designation, zoning and current land uses of the project site as approved in the Quarry Creek Master Plan and surrounding properties. TABLE 2 Location General Plan Designation Zoning Current Land Use Site R-15, Residential, 8-15 P-C Vacant dwelling units per acre Planned Community North OS, Open Space OS, Open Space Quarry Creek open space; includes Buena Vista Creek South OS, Open Space P-C Existing steep slopes and large Planned Community open space area R-15, Residential, 8-15 P-C Planning Areas R-4 (EAST} and PA East dwelling units per acre Planned Community P-3, a future community recreation building and pool West OS, Open Space P-C Open space and future community CF, Community Facilities Planned Community facilities use Ill. 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 Land Use designation: Residential, 8-15 dwelling units per acre (R-15}; B. Quarry Creek Master Plan, MP 10-0l(B} and Planned Development Ordinance (CMC Chapter 21.45}; C. lnclusionary Housing Ordinance (CMC Chapter 21.85}; D. Subdivision Ordinance (CMC Title 20}, and E. Growth Management Ordinance (CMC Chapter 21.90} and Local Facilities Management Plan Zone 25. The recommendation of approval for this project was developed by analyzing the project's consistency with the applicable policies and regulations above. The project's compliance with each of the above regulations and policies is discussed in the sections below. Item #12 January 10, 2017 Page 26 of 115 MP 10-0l(B)/CT 16-05/PUD 16-06 -QUARRY CREEK PA R-4 (WEST) November 16, 2016 Pa e4 A. General Plan Planning Area (PA) R-4 of the Quarry Creek Master Plan has a General Plan Land Use designation of Residential, 8 to 15 dwelling units per acre (R-15). The proposal to subdivide the existing property for the construction of 56 single-family units has a density of 9.7 du/ac. When combined with the density of R-4 (EAST), 13.2 du/ac, the overall development of PA R-4 complies with the required minimum density of 12 du/ac pursuant to the Quarry Creek Master Plan. As the development of Planning Area R-4 (WEST) with detached single-family homes on fee simple lots involves a use which is not clearly allowed in the Quarry Creek Master Plan, the proposed project requires an amendment to the Master Plan. With the addition of the new use, the project remains consistent with the goals, objectives and policies of the city's General Plan. B. Quarry Creek Master Plan, MP 10-0l(B), and Planned Development Ordinance (CMC Chapter 21.45) The Quarry Creek Master Plan is a regulatory land use document which defines the allowable type and intensity of land uses within each Planning Area and provides detailed development and design standards, as well as a method by which the Master Plan will be implemented. The framework for the Master Plan rests in the vision to develop a sustainable community which is both protective of the natural environment and history of the site, and is also aesthetically pleasing, with an appropriate balance of open space, residential and public land uses. The project site is located within Planning Area R-4 of the Quarry Creek Master Plan. As the proposed projects includes the addition of a use (i.e., detached single-family homes) that was not originally envisioned within PA R-4, a Major Master Plan Amendment is required. The Amendment shall be approved through a public hearing before the Planning Commission and City Council pursuant to Chapter 21.38.120 of the Carlsbad Municipal Code. Table 3 below summarizes the scope of the changes, as well as the location of the changes within the Quarry Creek Master Plan. The Master Plan Amendment is included as Exhibit "MP 10-0l(B)" and attached to Planning Commission Resolution No. 7209. TABLE 3 Subject of MP Modification Chapter 3 Chapter4 Chapter 6 Chapters 1. Clearly allow single-family detached P. 111-5 P. IV-19 product within PA R-4. P. IV-20 2. Provide development standards for single-P. IV-21 family detached product where varies from Planned Development Ordinance. 3. Allow on-street (and private drive) credit P. IV-21 P. Vl-26 for visitor parking. Allow on-street visitor parking on Street 'E' westbound (i.e., on the north side in front of single-family homes). Item #12 January 10, 2017 Page 27 of 115 MP 10-0l(B)/CT 16-05/PUD 16-06-QUARRY CREEK PA R-4 (WEST) November 16, 2016 Pa e 5 4. Modify blanket reference to Council Policy #44 regarding neighborhood architectural guidelines. 5. Provide option to relocate El Saito Falls P. IV-6 public parking to corner of Haymar and PA P. IV-12 1 entry drive. 6. Single-family detached product added to P. IV-20 the Building Height section. 7. Add reference to an allowance for a P. IV-21 maximum two-foot encroachment for architectural projections in the side yard setback for the single-family detached product. 8. Add flexibility for alternative architectural styles as long as otherwise consistent with development standards. 9. Correct typo for number of architectural styles to eliminate conflict that both Cottage and Craftsman are labeled as #1. 10. Allow street trees within private lots to achieve average spacing requirement in locations where driveways prevent street trees within ROW. 11. Exempt Street E west of the PA R-4 easterly private drive entrance from parallel parking prohibition. 12. Allow single-family driveways within the 10-foot landscape setback on the westerly cul-de-sac portion of Street A. 13. Allow option of slump block with slurry coat community walls. 14. Provide performance measurement to P. IV-29 ensure the completion and availability of PA P-3 to the residents. 15. Revise fencing exhibits to be consistent with approved landscape plans and Preserve Management Plan. 16. Update Master Plan Amendment log. P. Vl-6 P. Vl-10 P. Vl-10 P. Vl-12 P. Vl-16 P. Vl-21 P. Vl-29 P. Vl-29 P. Vl-40 P. Vl-41 P. Vl-42 P. Vlll-4 P. Vlll-5 With exception to the addition of the single-family detached product on individual lots, the above-noted changes are considered minor in nature and would typically be processed as a Minor Amendment to a Master Plan. The addition of a new use to Planning Area R-4 (WEST) is intended to enhance the diversity of housing opportunities available within the community by providing a detached, single-family, market rate housing product on fee simple lots. Pursuant to the Master Plan, the units in PA R-4 are ideally situated in close proximity to the Quarry Creek Shopping Center, the Community Facilities site, as well as Item #12 January 10, 2017 Page 28 of 115 MP 10-0l(B)/CT 16-05/PUD 16-06-QUARRY CREEK PA R-4 (WEST) November 16, 2016 Pa e 6 the community recreation area and other passive recreational and trail uses within the Quarry Creek Master Plan. Pursuant to revised Section 4.1.4 of the Master Plan (Planning Area R-4), the detached single- family units are required to comply with the Planned Development standards of the Zoning Ordinance (CMC Chapter 21.45} with some exceptions, which are outlined in Tables 4 and 5 below. An analysis of the project's compliance with the Planned Development Ordinance, as well as City Council Policy No. 66, Livable Neighborhoods, is included as Attachments 4 and 5 of the staff report. The following Tables 4, 5 and 6 demonstrate project compliance with the Development Standards, Special Design Criteria for Planning Area R-4, as proposed to be amended, as well as the Architectural Design Guidelines contained within the Quarry Creek Master Plan. TABLE 4-PLANNING AREA R-4 DEVELOPMENT STANDARDS Planning Area R-4 Minimum Required Provided Standard Driveway (project) Parkways/sidewalks are not required in Each unit includes an attached two-car motor courts which provide access to garage which takes access off of a garages. private drive aisle or off of Marron Road, a public street. In addition, sidewalks are provided throughout the development. Community A minimum of 200 square feet per unit of Reguired Community Rec. Area: Recreation Space community recreation area shall be 200 SF x 56 (units)= 11,200 SF provided. At least 25% of the required community Onsite reguirement: recreation requirement must be provided 0.25 x 30,000 SF= 2,800 SF within Planning Area R-4. The balance (75% of required area) shall be provided Offsite reguirement: as active facilities within Planning Area P-0.75 x 30,000 SF= 8,400 SF 3, which is within convenient walking distance for the residents of Planning Area Provided Community Rec. Area Onsite: R-4. The overall aggregate community 15,815 SF recreation space shall be provided as both passive and active recreation facilities for Two adjacent common areas are a variety of age groups (75% of the area proposed on-site which includes allocated for active facilities at Planning decorative seat walls, a trellis, exercise Area P-3 ). The portions of the recreation and open turf area. area designed for passive and active uses shall be counted towards the common Offsite: recreation area requirements pursuant to Pursuant to the Quarry Creek Master the Chapter 21.45. Plan, the community recreation facility is required to be constructed concurrently with the development of the first residential planning area (PA R-3). The Site Development Plan (SDP 15-20} for Planning Area P-3 was Item #12 January 10, 2017 Page 29 of 115 MP 10-0l(B)/CT 16-05/PUD 16-06 -QUARRY CREEK PA R-4 (WEST) November 16, 2016 Pa e 7 Building Height Two story homes required along the northern boundary of site; 35 feet and three stories with a minimum roof pitch of 3:12 for the remaining units. Minimum Building An enhanced 10-foot fully-landscaped Setbacks Public structural setback shall be provided from Street the right-of-way on all public streets. No (measured from direct unit driveway access onto Street 'A' ROW line or curb (i.e., eastern portion of Marron Road) is if private street) allowed. Minimum Building Structures: 10 feet Separation Garage: 30 feet between opposing garage doors. Resident Parking Two-car garage per unit. Private Recreation Minimum 6 feet x 10 feet covered porches Space or front or rear patios will be provided. TABLE 5 approved by the Planning Commission on March 16, 2016 and includes a 2,281 square foot recreation building, swimming pool and surrounding pool deck, lawn area for lawn games and passive use, and small parking lot. The development of the 1.3-acre site satisfies the required common active recreation demand for Planning Areas R-3 and R-4. The building permit for the facility is currently under city review; anticipated issuance date is late November, 2016. Construction should be underway in December, 2016. Two story homes ranging in height from 26' -4" to 28' -6" are proposed along the northern boundary of the site. Three-story homes with a height of 34'-10" and minimum 3:12 pitch are proposed for the remaining single- family units. Minimum 10' landscaped structural setback provided from Marron Road and Adobe Springs Road; no direct unit access is proposed off of (Street 'A') and Adobe Springs Road (Street 'D'). Structures: 10 feet Garages: Minimum of 30 feet between opposing garage doors on private streets/drive aisles. Two~car garage per unit. Each detached single-family home has a private rear yard which satisfies this requirement. PLANNING AREA R-4-ADDITIONAL DEVELOPMENT STANDARDS PROPOSED FOR SINGLE-FAMILY HOMES/LOTS IN R-4(WEST) Standard Minimum Required Provided Minimum Lot Size 3,100 square feet. Each of the proposed lots has a minimum lot size of 3,100 square feet. Minimum Lot 35 feet-measured at front yard setback. Each lot has a minimum width of 35 Width feet at the front yard setback. Item #12 January 10, 2017 Page 30 of 115 MP 10-0l(B)/CT 16-05/PUD 16-06 -QUARRY CREEK PA R-4 (WEST) November 16, 2016 Pa e 8 Lot Coverage Home design shall cover no more than 50% of the lot (excluding porches, balconies, and second-story decks). Minimum Front A minimum 20 feet measured from the Yard Setback front property line to the garage door is (public and required. Minimum 10 feet measured to private) habitable space, porch or a covered balcony. Minimum Side Side yard minimum 5 feet measured from and Rear Yard the side property line. Rear yard Setback minimum 10 feet measured to the rear property line. Minimum 5-foot setback for balconies or covered patios to rear property line. An architectural projection of up to two feet in depth is allowed within the side yard setback. Visitor Parking In single-family detached products, on- street visitor parking credit is allowed in private drive aisles where 24-foot driving width is maintained and between single- family driveways on the north side of Street "E" (i.e., where a minimum of 20 feet is provided between the driveway aprons). The homes do not exceed 50% lot coverage. The garages for each of the units are setback 20 feet and the habitable portion of the homes are setback a minimum of 10 feet. To project architectural interest, the entry side elevation of each single family home includes an architectural projection with a maximum depth of two feet. The projection does not create any additional useable area. A total of 10 guest parking stalls are provided internal to the site (4 parallel and 6 head-in). In addition, 6 spaces are provided in between the driveways of the single-loaded units which have front-loaded driveways off Marron Road. Further, since driveways with a minimum depth of 20 feet are provided, guests may park in the driveways of each unit. TABLE 6-PLANNING AREA R-4 SPECIAL DESIGN CRITERIA Special Design Criteria Provided When noise walls over 6 feet high are required, a Noise walls are not required since the existing and combination of berm and maximum 6-foot high future noise levels are projected to be 60 dBA CNEL noise wall shall be used to mitigate noise impacts. or less. Doors, porches, balconies and walkways should Each of the proposed single-family homes faces the face the streets, to the extent possible, to street which will promote social interaction in the promote social interaction along the streetscape. community. Porches shall have a minimum depth of 6 feet and The proposed single-family do not include porches. a minimum width of 10 feet. No direct vehicular access onto Street 'A' shall be No direct vehicular access is proposed onto Street provided. "A". If attached courtyard homes are constructed, a N/A. No courtyard homes are proposed. landscaped buffer shall be provided between the driveway or auto court and the living area of the residential structure. Motor courts shall be landscaped and accented with enhanced paving. Item #12 January 10, 2017 Page 31 of 115 MP 10-0l(B)/CT 16-05/PUD 16-06-QUARRY CREEK PA R-4 (WEST) November 16, 2016 Pa e 9 A 60-foot fire suppression zone shall be provided The 60-foot-wide fire suppression zone is provided within Planning Area R-4 as part of a 100-foot for in PA OS-1, which borders the northern boundary enhanced landscape buffer (60 feet within PA R-4 of the site. and 40 feet within PA OS-1) on the north-westerly side of Planning Area R-4 to further reduce impacts to aesthetic resources. Reductions may be permitted for street-fronting units as approved by the City. Permitted intrusions into setbacks are per CMC Section 21.46.120. Reductions may be permitted for street-fronting units as approved by the City. Pedestrian connections shall be included to Pedestrian connections are provided off of Adobe facilitate access to the Community Facility site, Springs Road, as well as Marron Road through the public trails and adjoining neighborhoods. project site to the public trails. Specifically, there are public trails located on the north side of Adobe Springs Road and the south side of Marron Road. Lighting adjacent to Planning Area OS-3 shall use The project has been accordingly conditioned to low-sodium lighting and shall be shielded away require shielded, low pressure sodium lighting from the adjacent open spaces. adjacent to the open space. The first row of homes on the northernmost The northern-most row of homes in R-4(WEST) are portion of the Panhandle parcel of the project two stories in height and include an earth tone color shall be restricted to two stories in height and palette. shall be constructed with earth tone colors for elevations and roof tiles. Subject to the approval of the Fire Department, An enhanced landscape buffer is proposed on the enhanced landscaping shall be planted on the north-facing slope. north-facing slope ofthe panhandle parcel in order to provide additional screening of the residential structures in this planning area. In addition to the development standards and special design criteria discussed above, the Quarry Creek Master Plan includes Architectural Design Guidelines which recommend five different architectural styles to be used throughout the Master Plan neighborhoods: Cottage, Craftsman, European Country, Monterey, and Spanish Colonial. The architecture for each project shall be internally consistent and provide sufficient architectural variation to create thematically-related, yet interesting neighborhood architectural concepts. A total of three architectural styles and nine color schemes (three per style) are proposed for PA R-4 (WEST) which provide architectural interest and variety throughout the community: Spanish Mediterranean, Tuscan, and Craftsman. The Spanish Mediterranean architectural style incorporates details and forms that are consistent with the historic examples seen in southern California. The architectural vocabulary includes a concrete "S" tile roof, plaster corbels, decorative metal grille, vent tiles, fabric awnings, and plaster eaves and trim. The exterior color schemes include light integral plaster with complementary trim colors. The Tuscan design incorporates details and forms that are consistent with some of the historic examples found in the Tuscan farm houses in Italy. The details include a concrete "S" tile roof, stone and brick Item #12 January 10, 2017 Page 32 of 115 MP 10-0l{B)/CT 16-05/PUD 16-06 -QUARRY CREEK PA R-4 (WEST) November 16, 2016 Pa e 10 veneer, wood shutters, rafter tails and plaster corbels as well as decorative recesses. The exterior color schemes include earth tone integral plaster colors with complementary trim colors. The Craftsman architectural style incorporates details and forms that are consistent with the historic examples seen in southern California. The architectural details includes a flat concrete tile roof, wood shutters, horizontal lap siding, board and batten siding, plaster recesses, decorative corbels, wood knee braces, wood guardrails, and trellis details above the front doors. The exterior color schemes are consistent with the architectural style through the incorporation of earth tone plaster with complementary trim colors. Although the Tuscan architectural style is not currently listed as an allowable architectural style, an amendment is proposed to the Quarry Creek Master Plan allows for alternate architectural styles if it is consistent with the development standards and intent ofthe Master Plan. It is staff's determination that the style still allows for a varied yet harmonious architectural theme. The details of each architectural style are carried around all four elevations and provide for an interesting and attractive neighborhood. C. lnclusionary Housing Pursuant to the Quarry Creek Master Plan, the inclusionary housing requirements for Planning Area R-4 shall be provided in Planning Area R-1 and/or R-2, in accordance with the schedule established by the recorded Affordable Housing Agreement. Pursuant to the Master Plan, no building permits shall be issued for the development of any residential units, in any planning area, until a Site Development Plan (SDP) is approved for the affordable housing project. The SOP for the development of the inclusionary housing project in Planning Area R-1 was approved by the Planning Commission on March 16, 2016. As the SOP has been approved, building permits for 33% of the market-rate units (i.e., 188 units) and all of the affordable units can be issued. Once the foundation is complete for the inclusionary units, an additional 33% of the building permits (i.e., 188 units) for the market-rate units can be issued. Finally, once the certificate ofoccupancy is issued for the inclusionary units, the remaining building permits for the market- rate units can be issued (i.e. 34% or 196 units). D. Subdivision Ordinance The Engineering Department has reviewed the proposed project and has concluded that the Tentative Tract Map complies with all applicable requirements of the Subdivision Map Act and Title 21. Specifically, the project complies with all of the major subdivision design criteria and the project is conditioned to install all infrastructure improvements concurrent with development. The developer will be required to offer various dedications (e.g., drainage easements, public utility and access easements) and install street lights and utility improvements, including but not limited to curbs, gutters, sidewalks, sewer facilities, drainage facilities, and fire hydrants. In addition, the proposed building setbacks will allow for adequate air circulation and the opportunity for passive heating and cooling. E. Growth Management The project is located within Local Facilities Management Zone 25 in the northeast quadrant of the City. The Quarry Creek Master Plan was adopted as being in compliance with the Zone 25 Local Facilities Management Plan. The proposed project is consistent with the Quarry Creek Master Plan and does not Item #12 January 10, 2017 Page 33 of 115 MP 10-0l(B)/CT 16-05/PUD 16-06-QUARRY CREEK PA R-4 (WEST) November 16, 2016 Pa e 11 change the growth projections analyzed in the Zone 25 Local Facilities Management Plan. No new facilities analysis is required and no amendment to the facilities plan is necessary. A total of 214 dwelling units were originally anticipated to be constructed within Planning Area R-4. Including R-4 (EAST) and R-4 (WEST), a total of 206 units will be developed in PA R-4. To ensure that the minimum overall unit count for the Quarry Master Plan is achieved, the difference of eight (8) units was transferred to Planning Area R-2 (PA R-2), which is also designated as a high density, multi-family site. The Site Development Plan for PA R-2, including the above-noted transfer of units, was approved by the Planning Commission on May 4, 2016 (SDP 15-22). This transfer of units to another residential planning area is permissible pursuant to Section 8.3 the Master Plan. No units are required to be withdrawn from the Excess Dwelling Unit Bank (EDUB) as the units were transferred with the approval of the Quarry Creek Master Plan. V. ENVIRONMENTAL REVIEW Pursuant to Section 15168(c)(2) of the California Environmental Quality Act (CEQA), staff has reviewed the project and concluded that no potentially significant impacts would result with the implementation of the project that were not previously examined and evaluated in the Final Program Environmental Impact Report for the Quarry Creek Master Plan MP 10-01 (EIR 11-02). EIR 11-02 was certified by the City Council on April 2, 2013; at that time, CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program (MMRP) were approved. EIR 11-02 evaluated the potential environmental effects of the development and operation of the Quarry Creek Master Plan and associated actions, inclusive of the Planning Area R-4. Pursuant to the MMRP for EIR 11-02, a number of Transportation and Traffic mitigation measures (T-1 through T-11), as well as Noise mitigation measure N-2 and Greenhouse Gas Emission mitigation measure GHG-1, are required to be satisfied prior to issuance of building permits. The biological resource mitigation measures, including the recordation of a conservation easement, as well as the preparation of a Preserve Management Plan (PMP) have been satisfied and the restoration of the open space is currently underway. The EIR 11-02 "Findings of Fact and Statement of Overriding Considerations" applies to all subsequent projects covered by the Quarry Creek Master Plan Final Program EIR. As the total number of Master Plan units evaluated in EIR 11-02 will not be increased and the development of Planning Area R-4 (WEST) would have no effects beyond those analyzed in the Program EIR, the project remains within the scope of Final Program EIR 11-02 and no further CEQA review is required. EIR 11-02 is available for review at the Planning Division. ATTACHMENTS: 1. Planning Commission Resolution No. 7209 2. Location Map 3. Disclosure Statement 4. Planned Development Compliance Table C 5. City Council Policy No. 66 Compliance Table 6. Reduced Exhibits 7. Master Plan Amendment Summary Table and Proposed Amendments 8. Full Size Exhibits "A-XX" dated November 16, 2016 Item #12 January 10, 2017 Page 34 of 115 SITE MAP • N NOT TO SCALE Quarry Creek PA R-4(WEST) MP 10-01(8) I CT 16-05 I PUD 16-06 Item #12 January 10, 2017 Page 35 of 115 {'city of Carlsbad DISCLOSURE STATEMENT P~ 1(A) !)evelopment Services Planning Division 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, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other politicaf 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. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, 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. ff a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Ure R. Kretowicz Corp/Part Cornerstone Communities Corp. Title CEO Title --~---------~~ Address 4365 Executive Dr., #600 Address 4365 Executive Dr., #600 San Diego, CA 92121 San Diego, CA 92121 2. OWNER (Not the owner's agent) P-i(A) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved, Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person corp/Part Presidio Cornerstone QC, LLC Title Title Owner Address _________ _ --~--~---~---~ Address 4365 E.xecutive Dr., #600 San Diego, CA 92121 Page 1 of 2 Revised 07 /1 O Item #12 January 10, 2017 Page 36 of 115 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust _______ _ Non Profit/Trust _________ _ Title ___________ _ Title -------------~ Address __________ _ Address ------------- 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes !/"! No If yes, please indicate person(s): __________ _ NOTE: Attach additional sheets if necessary. best of my knowledge. Signature o Ure R. Kretowicz, Manager Ure R. Kretowicz, CEO Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page 2 of 2 Revised 0711 O Item #12 January 10, 2017 Page 37 of 115 ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS REF SUBJECT NO DEVELOPMENT STANDARD COMPLIANCE COMMENT Per the underlying General Plan Land Use designation. When two or more General Plan When combined with the R-4{EAST), Land Use designations exist within a planned development, the density may be the project complies with the C.1 Density transferred from one general plan designation to another with a General Plan minimum density of 12 du/ac as Amendment. specified pursuant to the Quarry Creek Master Plan for Planning Area R-4 {PA R-4). All dwelling units adjacent to any arterial road shown on the Circulation Element of the The project complies with the setback General Plan shall maintain the following minimum setbacks from the right-of-way: requirement from Marron Road and Prime Arterial 50 Feet Major Arterial 40 Feet Adobe Springs Road, as specified Secondary Arterial 30 Feet pursuant to the Quarry Creek Master Carlsbad Boulevard 20 Feet Plan, as amended. Half {50%) of the required arterial setback area located closest to the arterial shall be The project complies with the setback fully landscaped to enhance the street scene and buffer homes from traffic on adjacent Arterial arterials, and: requirement from Marron Road and C.2 Adobe Springs Road, as specified Setbacks • Shall contain a minimum of one 24" box tree for every 30 lineal feet of street frontage; and pursuant to the Quarry Creek Master • Shall be commonly owned and maintained Plan, as amended. 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: N/A • Are required by a noise study, and • Due to topography, are necessary to be placed within the required landscaped portion of the arterial setback. Permitted The proposed amendment to the Intrusions into Permitted intrusions into required building setbacks shall be the same as specified in Quarry Creek Master Plan allows for a C.3 Setbacks/ Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall 2-foot-deep architectural projection Building be permitted into required building separation. at the entry and within the 5-foot- Separation wide side yard setback. Minimum right-of-way width 56 feet Minimum curb-to-curb width 34 feet N/A. Project is not proposing a Private Minimum parkway width {curb 5.5 feet, including curb private street; private drive aisles are adjacent) proposed throughout the internal Minimum sidewalk width 5 feet {setback 6 inches from property portion of the development. line) Minimum right-of-way width 60 feet Minimum curb-to-curb width 34 feet Project includes the extension of Public Minimum parkway width {curb 7.5 feet, including curb Marron Road, a public road, which adjacent) complies the requirements of the Minimum sidewalk width 5 feet {setback 6 inches from property Quarry Creek Master Plan. C.4 Streets line) As required pursuant to the Master A minimum of one street tree {24-inch Plan, street trees are provided within One-family dwellings and twin box) per lot is required to be planted in the 10-foot-wide landscaped setback homes on small-lots the parkway along all streets. along Marron Road as well as adjacent to the sidewalks throughout Street Trees the development. within Street trees shall be spaced no further parkways Condominium projects apart than 30 feet on center within the N/A parkway. Tree species should be selected to create a unified image for the street, The landscaping complies with the provide an effective canopy, avoid sidewalk damage and minimize water consumption. Quarry Creek Master Plan. Item #12 January 10, 2017 Page 38 of 115 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS REF SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT NO 3 or fewer Minimum 12 feet wide when the drive-aisle is not required for dwelling emergency vehicle access, as determined by the Fire Chief. N/A If the drive-aisle is required for emergency vehicle access, it shall be a units minimum of 20 feet wide. 4 or more All private drive aisles have a minimum dwelling Minimum 20 feet wide. units width of 20 feet. No parking shall be permitted within the minimum required width of a No parking is proposed within the drive-aisle. minimum required width of the private drive-aisles. Drive-aisles A minimum 24-foot vehicle back-up/maneuvering area shall be A minimum 24-foot vehicle back-C.5 up/maneuvering area is provided in front provided in front of garages, carports or uncovered parking spaces (this of the proposed garages and guest may include driveway area, drive-aisles, and streets). parking spaces. All projects Additional width may be required for vehicle/emergency vehicle N/A maneuvering area. Parkways and/or sidewalks may be required. Landscaping is proposed adjacent to the sidewalks throughout the development. No more than 24 dwelling units shall be located along a single-entry N/A drive-aisle. All drive-aisles shall be enhanced with decorative pavement. The entrance for each drive aisle includes enhanced pavement. Projects with 10 units or fewer A .30 space per each unit. The proposed project includes 56 Projects 11 units or more A .25 space per each unit. dwelling units. As a result, a total of 14 Number visitor parking stalls are required. The of Visitor project provides 10 stalls outside of the C.6 Parking internal drive aisles and 6 parking spaces Spaces When calculating the required number of visitor parking spaces, if the calculation in between the driveways of the single- Required results in a fractional parking space, the required number of visitor parking spaces family units which take access of Marron (1) shall always be rounded up to the nearest whole number. Road. Further, guest parking can be provided within the driveways of each of the units. Item #12 January 10, 2017 Page 39 of 115 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS REF SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT NO On-street visitor parking is permitted on private/public streets, subject With exception to 13 units taking access to the following: off of Marron Road, private drive aisles • The private/public street is a minimum 34-feet wide (curb-to-curb) are proposed throughout the • There are no restrictions that would prohibit on-street parking where development. As discussed above, the the visitor parking is proposed project provides 10 stalls outside of the • The visitor parking spaces may be located: internal drive aisles and 6 parking spaces o Along one or both sides of any private/public street(s) located in between the driveways of the single- within the project boundary, and family units which take access of Marron o Along the abutting side and portion of any existing public/private Road. On Private/ street(s) that is contiguous to the project boundary Public In parking bays along public/private streets within the project The Quarry Creek Master Plan is Streets boundary, provided the parking bays are outside the minimum proposed to be amended to allow visitor required street right-of-way width. parking within the proposed extension to Marron Road. When visitor parking is provided as on-street parallel parking, not less The parallel parking stalls provided than 24 lineal feet per space, exclusive of driveway/drive-aisle throughout the development comply entrances and aprons, shall be provided for each parking space, except with this requirement. where parallel parking spaces are located immediately adjacent to driveway/drive-aisle aprons, then 20 lineal feet may be provided. Within the Beach Area Overlay Zone, on-street parking shall not count N/A toward meeting the visitor parking requirement. On Visitor parking must be provided in parking bays that are located The visitor parking stalls are located outside of the minimum drive aisle Drive-aisles outside the required minimum drive-aisle width. width. One required visitor parking space may be credited for Location each driveway in a project that has a depth of 40 feet or N/A of Outside the C.7 more. Visitor Beach Area For projects with 10 or fewer units, all required visitor Parking Overlay parking may be located within driveways (located in front Zone of a unit's garage), provided that all dwelling units in the N/A project have driveways with a depth of 20 feet or more. One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or N/A more. If the streets within and/or adjacent to the project allow for on-street parking on both sides of the street, then visitor parking may be located in a driveway, subject to the Ona Within the following: Driveway Beach Area • All required visitor parking may be located within Overlay driveways (located in front of a unit's garage), provided that all dwelling units in the project have driveways with Zone a depth of 20 feet or more. N/A • 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). The minimum driveway depth required for visitor parking Each of the proposed driveways is front- All (20 feet or 40 feet) applies to driveways for front or side-loaded and setback 20 feet from either projects loaded garages, and is measured from the property line, Marron Road or the private drive aisles, back of sidewalk, or from the edge of the drive-aisle, as measured from the back of the whichever is closest to the structure. sidewalk. Item #12 January 10, 2017 Page 40 of 115 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS REF SUBJECT NO DEVELOPMENT STANDARD COMPLIANCE COMMENT 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 No compact parking is proposed. Compact permitted into any required setback area or over sidewalks less than 6 Parking feet wide. For all projects within the Beach Area Overlay Zone, up to 55% of the N/A visitor parking may be provided as compact spaces (8 feet by 15 feet). Distance Visitor parking spaces must be located no more than 300 feet as Visitor parking is located within 300 feet from unit measured in a logical walking path from the entrance of the unit it of the units it could potentially serve. could be considered to serve. Screening Open parking areas should be screened from adjacent residences and public rights-Visitor parking is proposed to be C.8 of Parking of-way by either a view-obscuring wall, landscaped berm, or landscaping, except screened with landscaping, where Areas parking located within a driveway. appropriate. Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: Project complies. Please see Quarry Project is NOT within RH Minimum community general plan designation 200 square feet per unit Creek Master Plan analysis in the staff recreational space Project IS within RH general report for details. required plan designation 150 square feet per unit Projects with 11 to Community recreational space shall be provided as either (or N/A 25 dwelling units both) passive or active recreation facilities. Projects with 26 or Community recreational space shall be provided as both more dwelling passive and active recreational facilities with a minimum of N/A units 75% of the area allocated for active facilities. Community recreational space shall be provided as both Project complies. Please see Quarry passive and active recreational facilities for a variety of age groups (a minimum of 75% of the area allocated for active Creek Master Plan analysis in the staff facilities). report for details. Projects with 50 or For projects consisting of one-family dwellings or twin homes more dwelling units on small-lots, at least 25% of the community recreation space must be provided as pocket parks. • Pocket park lots must have a minimum width of 50 feet N/A and be located at strategic locations such as street intersections (especially "T-intersections") and where Community open space vistas may be achieved. C.9 Recreational Community recreational space shall be located and designed Project complies Please see Quarry Creek Space ti) so as to be functional, usable, and easily accessible from the Master Plan analysis in the staff report units it is intended to serve. for details. All projects Credit for indoor recreation facilities shall not exceed 25% of N/A (with 11 or more the required community recreation area. dwelling units) 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 N/A of 5% or greater, or walkways (except those walkways that are clearly integral to the design of the recreation area). In addition to required resident and visitor parking, Project complies. A community recreation area parking shall be provided, as follows: 1 space recreational center, which will include for each 15 residential units, or fraction thereof, for units parking, is required to be constructed as located more than 1,000 feet from a community recreation part of the Quarry Creek Master Plan. The site is located east of the subject Recreation Area area. site. Parking The location of recreation area parking shall be subject to the same location requirements as for visitor parking, except that N/A required recreation area parking shall not be located within a driveway(s). Item #12 January 10, 2017 Page 41 of 115 PLANNED DEVELOPMENTS {CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS REF SUBJECT NO DEVELOPMENT STANDARD COMPLIANCE COMMENT Examples of recreation facilities include, but are not limited to, the following: Swimming pool area Children's playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Active 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. Benches Passive Barbecues Community gardens Grassy play areas with a slope of less than 5%. C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. Project complies. 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. 20 square feet per unit, not to include area required for driveways and approaches. N/A 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 Recreational or residential specific plan. C.12 Vehicle (RV) RV storage areas shall be designed to accommodate recreational vehicles of various Storage (l) sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). N/A 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 N/A 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. Item #12 January 10, 2017 Page 42 of 115 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS REF SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT NO 480 cubic feet of separate storage space per unit. Each unit includes a two-car garage (20 If all storage for each unit is located in one area, the space may be reduced to 392 ft. x 20 ft. minimum interior space), which satisfies the storage space cubic feet. requirement. Required storage space shall be separately enclosed for each unit and be N/A Storage conveniently accessible to the outdoors. C.13 Space Required storage space may be designed as an enlargement of a covered parking structure provided it does not extend into the area of the required parking stall, N/A and does not impede the ability to utilize the parking stall (for vehicle parking). A garage (12'x20' one-car, 20'x20' two-car, or larger) satisfies the required storage N/A space per unit. This requirement is in addition to closets and other indoor storage areas. N/A {l) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). Item #12 January 10, 2017 Page 43 of 115 ATTACHMENT 5 CITY COUNCIL POLICY NO. 66 -LIVABLE NEIGHBORHOODS Principle Compliance Comments 1. Building Facades, Front Entries, Porches Facades create interest and character and should The proposal to include three different be varied and articulated to provide visual interest architectural styles and nine color schemes to pedestrians. Clearly identifiable front doors and create interest and character throughout the porches enhance the street scene and create community. opportunities for greater social interaction within Compliance with the requirements for the neighborhood. Building entries and windows Planning Area R-4 ofthe Quarry Creek Master should face the street. Front porches, bay Plan includes developing the project at a windows, courtyards and balconies are encouraged. minimum density of 12 dwelling units per acre, providing a two-car garage for each unit, as well as 10-foot-wide landscaped setbacks adjacent to Marron Road and Adobe Springs Road. In order to achieve the minimum density for R-4 and provide a detached single- family product type on lots with a minimum width of 35 feet, it is not feasible to orient the front doors to face the street. However, a decorative wall and entry gate is proposed to direct visitors to the entry of each of the homes. 2. Garages The unique constraints of the site, including Homes should be designed to feature the residence the requirement to provide a minimum density as the prominent part of the structure in relation to of 12 dwelling units per acre and the 35-foot- the street. A variety of garage configurations wide lot width, limit the project's ability to should be used to improve the street scene. This provide a variety of garage configurations as may include tandem garages, side-loaded garages, envisioned under this guideline (i.e., side- front-loaded garages, alley-loaded garages and loaded and/or alley loaded garages). recessed garages. To ensure an improved street scene along the drive aisle, focused areas will be enhanced with stamped or colored concrete and landscaping will be provided along the frontage of each single-family home and adjacent to the drive aisles. Item #12 January 10, 2017 Page 44 of 115 3. Street Design An interconnected, modified (grid) street pattern One vehicular and pedestrian access point is should be incorporated into project designs when provided off of Adobe Springs Road and two there are no topographic or environmental vehicular and pedestrian access points are constraints. Interconnected streets provide provided off of Marron Road. In general, the pedestrians and automobiles many alternative reduced width that is permitted for drive routes to follow, disperse traffic and reduce the aisles, when compared to a standard public volume of cars on any one street in the street, is a mechanism for traffic calming. neighborhood. Streets should be designed to Further, the three public access points into the provide both vehicular and pedestrian connectivity development provide Finally, sidewalks are by minimizing the use of cul-de-sacs. provided throughout the development to The street network should also be designed to facilitate safe pedestrian access. 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. 4. Parkways Street trees should be planted in the parkways The two drive-aisles off of Adobe Springs Road along all streets. Tree species should be selected to include landscaped parkways. Further, a create a unified image for the street, provide an minimum 10-foot-wide landscape setback is effective canopy, avoid sidewalk damage and provided along Marron Road and Adobe minimize water consumption. Springs Road. 5. Pedestrian Walkways Pedestrian walkways should be located along or Public sidewalks will be constructed along visible from all streets. Walkways (sidewalks or Marron Road and Adobe Springs Road. In trails) should provide clear, comfortable and direct addition, two pedestrian connections within access to neighborhood schools, parks/plazas and the development are proposed to access transit stops. Primary pedestrian routes should be Marron Road to the south. Further, an bordered by residential fronts, parks or plazas. enhanced greenbelt pathway with arbors is Where street connections are not feasible (at the located adjacent to the western boundary of end of cul-de-sacs), pedestrian paths should also be PA R-4 (east); this enhanced walkway provides provided. a pedestrian connection between the two public roads which border the project site to the north and south. Finally, a pedestrian connection via public sidewalks are provided to the Community Recreation site to the east. Internal to the project site, pedestrian walkways are provided to the public sidewalk and common recreation areas. Item #12 January 10, 2017 Page 45 of 115 CITY COUNCIL POLICY 66-LIVABLE NEIGHBORHOODS Principle Compliance Comments 6. Centralized Community Recreation Areas Park or plazas, which serve as neighborhood Pursuant to the Quarry Creek Master Plan, a meeting places and as recreational activity centers community recreation facility is required to be should be incorporated into all planned unit constructed concurrently with the developments. As frequently as possible, these development of the first residential planning parks/plazas should be designed for both active and area. The Site Development Plan for the passive uses for residents of all ages and should be development of Planning Area P-3 (SDP 15-20), centrally located within the project. Parks and which will provide the balance of active open plazas should be not be sited on residual parcels, space for PA R-4, was approved by the used as buffers from surrounding developments or Planning Commission on March 16, 2016 and to separate buildings from streets. the building permit is currently under city review; anticipated issuance date is late November, 2016. Construction should commence in December, 2016. In addition to the planned community recreation area, a common area is provided on-site. Included within the area is trellis, meandering walkways and open turf areas. 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TYPICAL D£TAIL -f/8£' HYDRANT ~ NOr TD SCAl£ t=-GRAPHIC SCALE I ,,,. /JT/UTY Pl.AN FOR: QUARRY CR££K PLANNING AREA R-48 (W£ST) CITY OF CARLSBAD, CAUFORN/A SHE't:T ! 7 t ; f TJt;JtJ.J(J Item #12 January 10, 2017 Page 50 of 115 --- LDT 14 OP£NSPACE ---·· -- OD'All --NOrroSOOE HANO[C.d.P PARKING ANO STRIPING DETAIL ~ iror ro = 71'-9-J.li.~1(}-IJ-16 - PORTION OF VNNUA!G£R£1> LOT RANCHO AGUA !J£DJO}/bA --LOT 14 DP£NSPAC£ --- LOT 14 DP.£NSPAC£ ,,,_ -......:.. ~ •. '-·- ', "·- ;:::. "' ~ ~ ... ~ ~ I <I: :i: " ~ ~ 'I; ~ .... ~ ~ ~ ~ ', .... , .................... 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I•" ·1 (J\:.°~Y.~·.,,~ . t ,._ •. -~ -·~ AREA ANALYSIS SHEET INDEX . ____ ... m ... -,-L------ -·-·n-"'.iJllfiY"'6biC'"MCOii1:"~.'i)9C"'.,:-J;.tr..,,;>------,t ,111,, r\OOll,..COII01'100lrlN-o~-·J!l1• ti 'll·••U:UlOCall t.JIDr,,,'IV,,._,,.,_ · ~,, .... ");,n1u11~~~,w.,io••·~Jtl1•1li .. 1M(t,t,1t11ft)u•~! ·--~·· It ,1Au,110,,l.W.U~llll,a11111CAA11 ·-!! -·{:~=::-::.re:::,;.:.,~~~Nfj;liAJ.ij~j"--··· ··--- 11 .UJfll.l:lll~f<''"l•14 ",'1..ICA#/ -~-0U!J:!l,l91\!Lll;f.U'9llll•,P..r;'~i;_~~L-~-----__ ...,...,,. __ .. __________ , 111· ."'lltUN.(,()ll.llll(\l"lll'IOOJl.llOOl' ...... 111•1\.\' ·-~,_ ,t:.:,~\~~ .. ~~:m::.~!::~··w~' .. ----b 'l:•IU:IO-nl',IU.C1'f.'$,l,'1"~1~P1~1t11 ... Jltl,Jii U . DWIIDII.C',-WAJC:.ijl,1,1,(IVIICMIJ ~=;,.~· '1'•11J1Ml\l·1irw,1,o ... ·;-.,._1~11M'f'1™.tt · .. '11.,mh11-1111,.,u,o~.~""·1.,..,.M~UfNIJ ~:-il~.;~i;itt~srer.-~::.:::::= Item #12 January 10, 2017 Page 52 of 115 r-··-··-··-··-H_H_H_,,_,,_,,_,,_,,_,,_,,_,,_,,_,,_00-, l i i i 1 1 i i i i ! i I I : I ' l I ! I I I : I : ! I ! ! I T . I I i ! i i i i I i i ! i ! i i i i I i I ! i i f-L---j ROOFPLAN ! i i L.·-··-··-··-··-··-.. -··-··-··-··-··-··-··-.__ .. ______ ..J CYPRESS AT THE PRESERVE OOIWIEHmNi calllll'lffiSI IIH4/1tJ01-t.lJWO r-··-··-··-··-··-··-··-··-··-··--·-··-··-··-··-··-··-··-, i i i l i i ! ! ! ! ff---------------'il ! .......... ..,._..s-+..,' II I t l?<l I 7-D-11 i -I i BRZ .......... .... 1NJCW-I l i ! i i i l i i ! i l l ! i j i i l ' ! ! ! I I i l j SECOND FLOOR PLAN j . j i ! ! ! ! L-,,._,._,,_,,_,,_,,_, ______ , __ _. _______________________ ,...J 5TARC~ AMCHITEl;,TURE + P 2~ ~ETIIBI IIOIUVNU MTE 100 SIIN DIE.. CN..-" 92101 r-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··1 i ! : I I : : I I : . I ! --------------ci i I ,r-' : i· ~ l , ~ I I : ' I I : : I I ' : I I ; ' I I : I I I ' i ! i i i i ! I ! tr6 i ! FIRST FL4JOR PIAN i i i i... .. _______ ,,_,,_,,_,,_,,_ .. _ .. _ .. CA ARCIUTl:C11JIW. LICENSE C lll'JoO 11 N M I N Cil fOPO 619 299 7070 f '"' 619 295 676' i i i i ! I I ! ! i i i --1-JJ Pl.AN 1 • FLOOR Pl.ANS 3132•.1·..o-lBSUE DATE: Wlll/14 2 OF29 Item #12January 10, 2017 Page 53 of 115 r--··-··-··-.. -··-··-··-··-··-··-··-··-··--·-··-··-··-··· i j i j : i ! : i i ! i i i i I I i I ! i ! i i i ! ! I j i BR2 l..a"llw.' i SECOND FLOOR PLAN i i i BR.9 1N'X1N' ! i i i ! i I j j ! i i i ! i....·-··-··-··-··-··-··-··-··-··-··----··-··-·--··-··-··_j CYPRESS AT THE PRESERVE ST ... RC~ ARCHITEt;.TUME 2114i ~ETllBI 90\UVM> ME 100 SAN Dte;o CXIWtawn:Ni calN..ftffiEII' "'1411UH-DWO RPI.AN p 921DI i j ! i i ··-··-··-··-··-··- • ...i lX CA Ma-111ECTURN.. LICENSE C I~ Pl.AN 1X. FLOOR PLANS A N N I H C !fAr-1'..Q• For< 619 299 7070 F•.. 619 295 17118 IIIMJE DA'IE: 11,'18/18 Item #12 January 10, 2017 Page 54 of 115 ···-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··---. i : i ! i j i : . I i : : ! L--- ROOF PLAN l I I I I I I L _____ .J ! ! I I i l ! i i i ! i i ! ! ! i i i i L j ··-··-··-H-00-00-00-00-0•-·•-··-··-··-··-··-··-··-··...J r-••-••-••-••-••-••-••-••-••-••-••-.,-••-.,-••-n-••-••-, i i I i i i i ! ! ! I I ! : I I i i i i i i i I i i ! i i i ! I I ' ! i i j TIIIRD FLOOR PLAN i i i I L ,,-.,-.. -··-··-··-··-··-··-··-··-.. -··-.. -··-··-· .. -·._j lX Item #12 January 10, 2017 Page 55 of 115 1YPIW. IULDINGI 111\TBUN.S rn•~,...,.. l!]t'I.A't~Mllf'TU! (!]~PAI, ~-~.......,.,~ l!:J• .......... -m ............ lll•~ ....... 'IM.A. [i]flll.'IHtl ... -..W~. 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D1l'CD C~IA 92101 FIi<, 619 290 7Cl70 Fil, 619 2961768 imu. i».'IE: 111'111/'11 Item #12 January 10, 2017 Page 69 of 115 LEFT SIDE ELEVATION REAR ELEVATION CYPRESSATTMEPRESERVE COINalmlNiCOM--twwttZtll'.Jl!MPII.DWG STARCK A R (: H I T E C T 2046 ICEnNER BaJLE'IJID SUITE 100 FRONT ELEVATION RIGHT SIDE ELEVATION u • • SNil DIECD + CAL.FOANIA. F 92101 CA ARCHITEC'TUlAL LICENSE C 10560 N N I I 619 299 71110 Fil, 619 2116 876& 1'YPClU. IUIWINQ IU!.1B111\1.& [i] .__,.,.,.....,., [!] l'Ul'lt.olilllllffl.llOldf"'IU (!]~~ {!] ........... fNUII ...... [!l .IIIMMl,IWQIIKWIM, Ii] .. iua ....... ~-...... IUl'lmT~ [!l~IIDIIIIP-,_;~ (!] l'I.IIIMIMM.L.mn.-.. s ............... [! .............. M'TD!-... ff! WIMIW. .... IUIMIII ..... 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I I l I I I ._ _____ J I i i i ! i j ' r-··-.. -·•-••-••-o-••-••-••-··-··-··-··-··-··-H-00-0o-, i j i i i i j • i i j : i I i ' ! i i ' I I i i i i i i I i I ! i ! ! l ! i I I i I I ntl~ FLOOR PLAN i i \__j IIOIUI IIDOU/ OPT IIR~ ·o-"·n·-11 (---.,;c==J i I i,_,, _ _._.,_ .. ____ .__,,_,,_,,_,,_,,_,,_ .. _ .. ____________ ..J 3XA Item #12 January 10, 2017 Page 73 of 115 LEFT SIDE ELEVATION REAR ELEVATION CYPRESSATTHEPRESERVE COOIEIIITONE CCMi.NlS ll'fiUll2D1IIDINUIWl3 STARCK A R C H I T E C T 2045 l<ETTNER Bm.lL.EVNitD SUITE 100 FRONT ELEVATION RIGHT SIDE ELEVATION U R E SNI DIECD 92!01 CA ARCHITECTIJl.<IL LICENSE C 10660 N N I 619 299 7070 • FAX, 619 296 8768 ~ IUIWINQ IIM.TEIUJ..8 [i] • ....,.,.. ..... [!)l'Urf~Mldl"'TU I!] ,,,,...s,fff, ~ 911..,,..,_PolNlillMWIII [!l ..... .,... ..... [il .. 11.Mm ....... ffi 4IIIIIMlrll'M ....... 'fM.I. [i).,..._,......,~_ [!] .....,...IWJ...,,._, ~ ......... ,..., B~--.-.&ffl»I-... fii ........ «aol.l'I.MT9l .... ~~.....,_ 18 =..~-,...._~ .. ,.......,.. 1!3 l"\.MfJll.._,_'fllk 13-,..-00~,...l<f~ ii].....,.-. ~ _'IIOllllt,I. ......... --. 1]3....wMI ....... lilral!!l!l"f'I.MTBI~ (!!~l"MIWW~ is--~ CP'TIMM,NOGllill'mM. ~ NMIIWM~'lm& i!!l~P'UMIII~ iil~H-.......,~ 8 ..... ~IWM& ii ........ --..olft:. !3~ierN.-..a I!!!--s~ .... ..,.,,,., B~n.,,~ ..... ,-,P,..l'llffjll.~--l'H'fn.. ~-IICIEDULE. D- ~.....,.~l.AP ... ~--a---.i-..n--- 3A SPANISH MEDrTERRANEAN SCHEME PLAN 3A-ELEVATIONS 31'32'=1 '-0" !mu! M'TE: IIMll'II Item #12 January 10, 2017 Page 74 of 115 LEFT SIDE ELEVATION REAR ELEVATION CYPRESSATlHEPRESERVE tOAIE<ffilHE CCMIIIHTD !ll'l41112DI~ STARCK A R (: H I T e C T 2045 KETTNER Bc1Jl.E¥ARD SUITE 100 FRONT ELEVATION RIGHT SIDE ELEVATION U R E S.AN DIECD 92101 CA ARCHITECT\JW.. LICEta; C 10660 N N I 619 299 7070 • FAX~ 619 .2Q6 1768 (D BMlml'91UI .... [!)1'1.M~MIII"~ (!]...,.,,....,. H] ................... l!l•..,...----[i] ......... ....... 61•,..... ..... TM.A. [i].,.....~__.....,. [!) ""*'-IIW.L.~ (!3 ........... IIIN 63......,. ....... twnilfl--. ~ .,......C&Ollf\.MTWI. ....... ~..._.....~ l!3 :m..'9PCIM·.......ar•,....,......~ ~ ,,.,.......,.fllk 13 .. ~PIMJIOll,_.#Ct ....... iu--[i3~8ill!Uim--II! NNMlMI~ ii .. _..,,.,.TIii~ ~~f!W.,,,,,.tut. l!l--l!lrrmw.NNIIII~ ~ .....,.......,. ..... !!I DKMMWl!P'UifflRu..L lill'C!fN-~~ !!,__,~~ !!111m-..~ e3.....,,... ..... ....,.. l!!--8 DSMMM!nMe.wnl!I. B~l'MI~ 38 TUSCAN SCHEME 24 OF29 Pl.AN 38 -ELEVATIONS 3/32'w1'-41" 1-.E W.lE: IW'll!/'II Item #12 January 10, 2017 Page 75 of 115 LEFT SIDE ELEVATION REAR ELEVATION CYPRESSATTHEPRESERVE _,....,CCMMIMIU ...,..IDI .... DMI STARCK A R C H I T E C T 21)1.5 l<ErnER B<lllF/ .. 0 SIJ11E 100 FRONT ELEVATION RIGHT SIDE ELEVATION U R • $Nril DIE:CD + CAIJ'ORNIA p ~2101 A FcN! CA J\RCHITEC'TUlAJ... LICENSE C ID56D N N I • 619 l!9Q 7Cfl0 FA« 619 l:96 B76B m•~,...,.. l!]f'IM~~ l!I~~ [!l ai;11mNWPNC1111.,,.. [!].-......... ..... [i] ......... -.. [!] ........... ~TM.A. i!l11NriN9.-.ilt!llf¥'~. [!)tu9Tll!M,.t.~ 13 _..,.,...n-. I!]........., ... ~~ ~ ........ ~Pl.MTl!!ll'o ...... l!!l~.-rr l!3 & ..... -~~...., .... .,. 13...._.,.~'MN [3#,..._~,,...M ....... @--~~....-.-19 mNMrWm ....... ~---,,.l'IMIIIII~ ~PCIIJIOlll,IIT1'ffllrtU. 1e1--~411"'m!W,-:.M, ii~ .......... ~..-.nMl'I.MftllCIIIMB.. iii.-,_..~~. 13,...........,,.,,..,... 13 .. ,.,,,.,....,... B~MnH.-.w 1e1--l!!]~NINP11Mffl1!1l lei--= D- ~--- []I]--~- 3C CRAFTSMAN SCHEME 25 OF29 Pl.AN :SC:• ELEVATIONS 3132"=1'-o"' J8IIU! W.1E: 111'\ILl'II Item #12 January 10, 2017 Page 76 of 115 TYPICM. IUWINQ IMlBQN.S Ci]• ........... I!] t,Mlt:IIWMIJ~TU! (!).....,.._ ~-...... PMMIIINWIM [!]-.,..,... .......... [i] ............ ff] ........ ~TM.I. [!]~~.....,~ [!j ....... fW"-~ (!!,..... ........ 1!3~ ...... ~--. ~MIIMM.. ...... JII..Mn!II--.. ~ft.#ftllll.-rr:. ~ =._,-;v,,ii-....... ~-.., ..... a.19 ~~~'Mk 13 .......................... #<T ...... lrl--~-,..w. ..... --. ~ --...,,.,,.PNJI., iil .. ~!"IM'IIII~ !.!J~'ffllr'O.C. i;;i--!!I.,__,..--., ii~~IIIIC. LEFT SIDE ELEVATION FRONT ELEVATION B~ ....... ~ iii~......,..,~-B ,_...........,flNJI& s-""'~ s---1!!1--B~...,IMffll!III. s--= ......... ....,""'~"'"""'"""',.,.,.,...... H.ffl:HIICIBlULE D-- ~..._ ........... &M' ... em-- I u--~-l ___ _ REAR ELEVATION RIGHT SIDE ELEVATION J,~~ERRAM,AN SCHEME Item #12 January 10, 2017 Page 77 of 115 LEFT SIDE ELEVATION FRONT ELEVATION REAR ELEVATION RIGHT SIDE ELEVATION m .ISlllmllll,... ..... [!)1'1.M~IIMldl"-~ [!)J'w'll'IWllfll'ff. l!l-,.,,...~--[!l-~ll'#a- I!] .. ..-..... [!l ................ 'W.I,. [!l ....,....,..,_,..._,. (!11'1.M191tW.1.~ (!3~~- [?3.--........ ~ ........ (!] .............. f\.MT91 ..... (!!~.-e.t:. ~ ::2i._19Pl'M-~I/,..,,......,. li!t'\.M.._, .. .,a.n,1M. ff3a,iNBP~,....~ .... ii]..,.,._ s-ftllW,I. ...... --. (!]....wM! ....... !iirill!IPl"JMIIII.,... l!]~l'MIWWIUt. ~--f!ICll"'TIJIW,l'IICIGIIIIIMM, ~ ~l"Mlmmftal ~ lll!!IUM1M!NMftllCMllm.. ii1ier111-~~ B....,.,....,.,,,~ ii_.,.._.,.,..,._ l!3 ......,,.,... .......... 1!'1--s~NIIDD~ B~nin:~ 3XB TUSCAN SCHEME Item #12 January 10, 2017 Page 78 of 115 LEFT SIDE ELEVATION FRONT ELEVATION REAR ELEVATION RIGHT SIDE ELEVATION m .M!lmlM,.,. ...... (!11'U11~11td''!U (!]l'W'tffllffllffo HJ .,_,__.....,._ [!] -~.,_. ..... m .......... 614!11MMNI.IW'l9l'UI.L [!] ........... .-~ ~l"'l,M'ml"""""~ 1!3~ .... -1!3~ ...... M'Tlltl_... fi!NIMallil.~,,..,.,. ..... ~ ...... -.alltr.. IE~-~..,,,..,,...,...,.. li31Vi11'tlllll...-1'DI. 13 a,1,-.Pmolll'l,......~~ ii]....,.-. l!! .. TIOIW. ........... (!]~ ...... ii rJll!!l"P1M1111....-. I!] ._.,.t'IWl..,.11.lt, 1!3--(!ICPTDNrl,NOOIII-. ~~......,..,..., i!!IIN!IUIIIMM!P'IM'l'MCIINll!I.. iii~ ... ~~ e3,-.~,.,..... l!i ........ ~ s~....w. ....... 1!1!--s~ .... .....,,.. s-_... HAlt:H IICIEDULE D- 3XC CRAFTSMAN SCHEME Item #12 January 10, 2017 Page 79 of 115 CYPRESS AT THE PRESERVE COIVEIGTONE COISIIILNTEI lf'Hftl2Gl&IMP11.IMD .... ~ ....... -.......... . CORNERSTONE (2015034 ): CYPRESS AT THE PRESERVE BLDG NUMBER I ELEVATION STYLE I COLOR SCHEME I ENHANCEMENTS ISSUE DATE: 07/26/16 STA~CK ARCH IT 2045 ~liftN"' BOL.<aARD E C T SIJmo 100 U R E SAN OEOO + CAUFCIIIIA p 92101 • FON; COLOR SCi1tMC 1 • COIJ.m !lCHH,U:1 D OOLOR !lc;11c1.1e ,1 t)Ulf)ll 9(;11EJJ(5 D COLor\ :l(:!IIMf!I D cnum $('.U(t.lfn • c:rn.ou GCllr.Mr:l D COlOh f:ICHtJ,tt:r, • COl0/11 HC:Hl·Ut;tl A: SPANISH B=TUSCAN C. = CRAFTSMAN lt'f NUMtJUtj (ii~ fV<N _J L ELEVAJIOH NUMUl:.K 1VPI: MODELS ~ @ lOI MilMHljllj rru ~IY Pl.AN _J L rirv11,n11H NUMllE'H 1'(111;.' X = 3 STORY UNIT (&') 1ClttrAC'I l'rl()N1"ULVAUUN N N I 619 299 7070 • F""' 619 :.</5 8768 CA ARCHITECTLRAL LICENSE C lo.60 BLDGNUIIIBER/ELEVATIDNll'IYIE/ CQLQR9CHEMEI ENHANCEMENTS ,sa~.rf~fllt Item #12 January 10, 2017 Page 80 of 115 LANDSCAPE ARCHITECTURAL CONCEPT PLANS FOR QUARRY CREEK PLANNING AREA 48 CARLSBAD Statement of Plan Preparer. ~IJJrrtfnm/1/rlrwllh thari:,q11lramr111f8tor/Dnd11Ct1poand /frigaticr,p/aM contlllt1ar:fln /ho Cltyr7f C111fsblld'11 W4/orEll1ciontUlllrkuJpoRogu/Q/kJM. /lJrtdor-,/1Jndthat~drowir,gsaratabo • plllparMi In compl/lU)c,, w(lh thou mgu/al/om 11nd lhtl l.llnriscD{H Man1111f. f a,rll(y lhaf "1'1 p111,-wlf/ 00 pn,parod Jmp/Qmonting thoso rr,gu/atlon-1 to provfd11 tif'fTckmt u,o ofwator.~ Juffaward, Prufdenr HomJrdA9$0C{Q(O$,/nC. Aug1JStD5,:Z016 CA. Sheet Index SHEET SHEET TITLE 01 Title Sheet 02 Landscape Concept Plan 03 Plan Enlargements 04 Plant Legend 05 Hydrozone Diagram 06 Water Conservalion Plan 07 Maintenance Rcsponslbllity Vicinity Map NotToScu!o ~ Presidio Cornerstone QC, LLC 4365 Executive Or., Suite 600 San Diego, CA 92101 (858) 458.9700 X 120 Lnndn.,,,p,,Arrlllpet Howard Associates. Inc. 2442 Second Avenue San Diego, CA 92101 julle@howardassoc.oom (619) 358.9483 rt1--~rm ScuJ01· .. ao• -North (0 ... l • Cl 1 I f @ ffi 0:: ! i .,, " " ~ e 0 8 E: ro ::, 0 CAl't'!, O<J/:20/.ZOlti o~ffiBT', ..JWHMH .k!l~ t,,UMem., 1soe6 0 OF' 01 sHEET5 Item #12 January 10, 2017 Page 81 of 115 6' max block wall -5' tubular steel fence at open space 5' vinyl side yard fence (typical) --~-- ~----" R.?.W:· :,, > ·-.. Any trees located within the 25' sightline ;h'arfl!;v'er.hf0, ·,,: :.,:_?;< _·,., . · ,.,_ ,.,_ __ _,_. __ · canopy trimmed and maintained to a minimum height of 6' • · ·"'<,;:~:'.;:·s__~,_,,.g);\ -. :::.''.::.':::;,~:_,,4Jf:.~ above the adjacent finish grade. ""-<J.!',,.~:·····<,,_,.. --~ ....... __ Front yard planting to be nstalled by developer ight line (TYP) Area planted by R4A DWG# CT15-09 For conceptual layout of Lot 1 and 4A see DWG# CT 15-09 PUD 15-18 · Block wall along street. (to match Master Plan) See Sheet4 for Plant Legend, Fencing Legend and Conceptual Details • North tO ... "' e <( fil I g, 1 "§ j :,i ii: j ~ -" " • 1' E 0 8 <'.' ~ 0 D.A,~ ov:20/,201& ~m-• ..rll-llt+I .li:'&~]!i0"6 P~C.TXX1"1JP)(X ,.,.,, ....... 0 Item #12 January 10, 2017 Page 82 of 115 Overhead Pedestrian trellis Vinyl privacy fencing 6' Max block wall (to match Master Plan) /------'f • "' 5' ;;~.J,l-< --if,, ~ North • • • • • • • • 1= " E " e> "' ~ '2 w ; " ~ C: 0 "' :ff ts a, a: IXl ... "' a, < ' Cl '! I ·§ C: J !rl if: I i "" a, 1:! • () 8 [ cr r,,a.n:, Olll~/2016 ~i,y',..J.1H/H,f ...Jc::e~ !!!!CM O~,GT>O<l'\JD;,o,( ~IS~, 0 OI" en 5HEET5 Item #12 January 10, 2017 Page 83 of 115 7ib l In u uarsee ence " mr § .§ .!:; E: I le) (0 TU6ULAR STEEL YIErl FENCE Brick cap Block wall~ color and finish consistent with approved Master plan ! Stone veneer ~ pilaster "' at property comers @ HALL AND PILASTER, \ PVC Rails and,Fenclng Boards ~] 11111111111111 r=~-~ @ VINYL FENCING 11 L 5' CONCRETE BENCH I II e caNRETE 6ENCH, Slope P/antmg Notes 1-'relimmary 1-'lant Legeno Sfopos6;1 arstooporroqulfingDroslon control rrlODsJ~m lJ/)6Clflrxi hors/fl B!w/1 /JO troa/od 'Mth ono or morr,of lho followlngpkJntJngstand~ o. Slfmdord 1-Ro/nfr)rol)d $Wll/f11Qttlng Coirercmp tJl,pll bo u $ood mix typlr:t1/Jy rpada up of qvlclt IJlflTl1M/JnDOndltJMaw&rl!1p'~O:S, ~ 4/ldlor wffdn~. Submfl lho¥p«lfles(Jf)(/ mbc (Ol'C/lyllf)plTll'llf prforto oppl/r:atlan. Ttw co11m"aup MlaU bo nppllod atn mtr, lltld 1111lnt/fH':tumdo11l fc, provfdo fl()" oovamgq wltnln ffll,ty/30/day,. '1)pod1'1l(l(otr;od.ll'tmwrruutlngs/Jalllxttt!l"PP(f}'ldd by Iha CJly .md :,IZJl«Jd to I/ill sJopo o.s roa,mmwldmJ by tfw msnufacturwr. ~.atmwmatllngMa//m,n:,qulrsdwtr.np/llnthg oocumbatwoonllugiai15andAprff15. Toocowtraup tmrflorrolnforr;,qr:J~mul11(1,,.l/bou11o,J1M~alndi1rof ihs}'o4f. b. Sfmfdard#2-Ground eovu-r Ono flundrod (100%) ofU/0 sraa :J/r/J.lf bfl p(Bnlud wllh o (J(OlJnd CtJWJr /a1aWrl re, havo axcellent «Jll b/ml/ng chtuactJJtbllcs (pJanl«fframdmlnfm/Jm $Ztlofffatlod tTHJ(d/Uf and df)IICQd tQ f'(OV(do fulf CCMJrtJIJfJ wllh/11 r)flO yoo,), e stl!Jldorri-/13-J.owtlhrubs Lowsp,-ad/ng m,ody.trnlbs (plantlK/ {f'Ct7lQ minimum of 2-:J/4fncfllln0f8)!Shallco""'"amlnfmt1111orsovonty(l(J") dlhrtalopofBc,tt(stmotunJ&taJ). d, S/andBrri#4~Tlfl1ISBnrJ/or/6rgris/lru1.1$ Tross lJlldlorlorgo shrubJ s/urlf~ plan/ad (m,nJa minimum off gaf/Qncc,nfll/nrm1)ot11 rruvdm1.1t11 fll~o(ono (f)partKohundrod(200)sq1Jt1ro/oot. Sfopo,-6:1 orstrxJpar,md: B. 3' or''" In Vflrlk:af h11fght tmd B('II Jtrf]RCflfll re, pu/Jllc wn!M or$!101.:l roqufru at minimum Stllndard #1. b. 3'to 8'111 w,de4f ho(9htn,qu/('(1$t6nd6rds #1 faros/on ';',,~':4ttlngshlllf bo lnstzit!~ fn l/m1ofa covr;rC(T;lp), e In oxciw ofB' In vort/aJ/ fuj/g/ltroqu/ro StandtIIds-/lf (oros/onUJ11tro1nwfiJngNIIIUbo/m;tnJ/fJli/n/lq/Jafcovw ,;mp),#2.11Jun<J#4. .Amasfll'fll:/lldllottorthan6;1rvqultoSmndard#1(,;un,r crop} wflh tampomry lrr/gaUOfl whon lhtty haYP r;J(1(I crmoro ()(Jh~hl!owfngQof1dll/on,: s. Shr,tJtpffC/psd,not«:11od.J!tJdmf"fnprrivomtmt, Wilfl/r, 6 months af comp/<1/fon of rolJr;h [lrarf!ng, b. A pofllnl/BJ IHl)tJ/on p(OtJIOnt mr ldtmtf(fm:/ by thB City. c. ldonlffiadby/MCltynh/rJhlyvis/bfaa/tlaSttllhfl pub/fcor/111voapadaf CQl1d/llon.t /hatW11mmtlmmodlafr1 troatmont. FIRE F'ROTECTION F'LAN NOTE, Thers are no Fire Prorectlon Zones on this site. IRRIGATION NOTES, 1. All planting area shall have at least a 2% pos/UVfl grade change to a/low tor drainage away from structures. 2, Subsurfaao lnigatlon she" be used Jo irrfgale vegetation within 24N of Impermeable surface unless lhs adjacent Impermeable svrfacas aro designed and construct9d to caus6 waler lo drain snllrely into a landscape area. rotors and/or spray type sprlr,Jdars may not be used adjacent to hardscape that drains to the street. 3. A ssparate water service for landscaping shall be prov/dad, GENERAL NOTES: -50% of shrubs planted wfl/ be at least 5 gal. In s(ze, (Except on Slopes 3:1 or steeper ~ Retaining wsffs to have Rosmadnus spp, planted lo _grow over the tap Jo soften/screen them. 0 0 Bolon1ea1Ntimo Cc:immonNamo En\ry Thomo Troo-48-box minimum oiz.11 FJCU:5NblQ110GU RUslFlgTfu1:1 •auotcU',1,0!ll'lfoUa Con111.UvoOnk Floworlng/Follago AC1X1nl Troo -24" ball mlnlmum 111?.11 Ki:iolrou\orl11pon\o:uln\o GoldonrulnTmo P!otomm 'Alamo' Mo:daln Sycumoro Brood-hoodod Opo11 Spoco Truoo -24" boll minimum olzo "Clnne.mumumcumphora CamphorTroo "Tobubukl lpo Pink Trunp11t Trv11 -auorcuoug1l10U11 cooatLlvoOok "T\pUanaUpu TlpuTr-:ie Evorgroon Slroot TfQoo ·24" box minimum olz.a ·Artiutuo 'Marina' No Cormlon Namo ·aunn;,t.1nllox HollyOok. Small Acconl T10Qn-24" bQi,, minimum :ilzo 'Corcls ocdd1mtolls. Wostcm Rodblld ·t,ngormroomlolnd!ea OIOD'U\111!1011io CrnpoMYr11o Oworf0l)V(I Small Evo~roon 11t1on -:!4" box minimum 111z.o Lauruunobnla GroclonLourol 'Rhoph!olopld 'MojouUc Eloouty' Slondorcl Malool.le Boouty 'P1ttoiporumundulotum VlctorlaBoit COMMON AR§ASHRUBS Foundatton Sh1Ub1J-5 gnllon m!nlmum~~. 36'-48" Spuclng ~ ~:p~::i:·i::· ~~~;~Ho~hom 'H11sporel00Parvlnoro RodYucro Abollogrendtnqro GJom:iyPhtrl!a So1Yln 'WlnnH!'lld GUmun' S0g11 ·eougolnv/1111.1'Roa.0111<G' B0UgQ!rw!\l0i1 "l.onlnnoepp. Loo\l:ino O!OICl)blCOlor f(lrtnlQhlLl\y ·phloml!lfru\k;,:,1111 Jo11J:i11lumSago Strul!lzloroglnno BlrdofParadlso "Cl(l!uopurpUrna Ftockroso Rffl, Smull Acconl Sh1Ub!1-1 llollo11 m1nlmllln5lz:o-12"-18"5pacing LaropotnllJm dpp. Frlngo Rowor Nophmloplocordlfol!o Sword Fom Urto11omuSCQrl LUY1urf Cllvlomlo1.a1D KllfflrLily Phllodondron'Xnnodu' A!IJlGmguo'Mnyar' Homorocolllsspp. '.Alllgoz;inlholltpp. 'A!loYo'VlciorloReglnoe' Follclaomollold!Jll Kalant11oothyrulfo1io Hardonbotgln'Moomn' Olonollt1toomnrdr::n PhUodtmdron Anparaguofilm boy Illy )<ongoroormv Ag11vo B1UoDol,y Plld.d!oPlol'll Purpl0Vln11Ulac Tooman Flax LIiy • "WALLS To BE SPLIT FACE BLOCK UNLESS MASTER PLAN IS APPROVED -THEN ALL WALLS TO BE SLUMP BLOCK aunntlly/Spoctig 13 " wucoLs L M M M M M M M M M M M ~ Groundcovor-MlnlmumSlzoFletu-Spocod18•o.c. ~ "L.onlnnomontovldonots L.nnlono Tracholo11pormumJontn1no!do, Jaumlno 'Rollll'FloWorC:irpol' Rooo "Room!ll'lnu1111pp. Rooomm)' Myopofl.lm 'Putah CrooJ,.' Crooplng Myopoium Pyrot:11nlhC111pp, Flro1hom Corissa 'Groan Corput' N11tnl Plum •em:ct111rfa 'CMtann\QI' CD)'ota aiunh f';:·/.:',.::i:'.\ Tu~onhonFoocuo RE§jpEJ:'CE FRONT YARD PLANTING -Foundntlon ond Accont Shrubs. 5 goDon minimum olzo. 30".46• Spnclng 'Alyogynohuvgom BluaH!bl~o "AgovooUonuo\ll Foll-0.Uoguw Agnvv 'B1uo11umu' Bluo glow AgoV(I ArbuWll t1r111do 'compoc:tn' Compoi::totrowbeny treo BougolnvU!11011pp. Ro11mnry Cu\lllllelllQn'l.(!tloJohn' L\IUotJohn CDlll~o:non 'Slim' CUm CaUlo\omon ·FolJooocl!ovriono PlnoopploGuova 'Phormlurn l11m1x N11wZoolond Flol(. 1'oeomo ntans Yollow Bo!ls Myrtuo comm, Comp. Myrllo "Nlnphlo!oplu(mllco lndlonHov.1hom ·c1atunp1,1rpuroo Dleteoblcolor Wt1irtrlnglaJrtulco'-l Ro11mo!l11usomcllnoll1J Lo!Uano5pp. Salv!USpp, Rock.(O{IO Forl11lgh\Uly CoootRosmory Ronmory Lllntonn Lorlllmn ~ Sma11AccontShrub5-1 gollon m1nlmu11111lze-12•.1a·sp11cln11 AloeSpp. Aloo Dlonollo1t1voluto'LltU0Rov.' Dlono\lo 'Anlgoz.nnlht>u opp. Kungoroo Paw ~Agovo 'Vlctorto Roglnoo' AgoVI.J Colondl'lnloopoctablll:i Rcc:kPur.i:lonc, Hordonborgln'Moomo' f'l.lrp!oVlnoLllnc Euyop1JVOrdl-J Daiei)' Groundcovor-Minimum Sli'.1 Floto-Sp11cod 16" o.c. ~ . •Lontonomoltlev!deneln Lontono '/'J/;:,<f,'t:, •Roomortnu, opp. Rosnmory My,::iparum 'PWh Crool!.' C11:1oplng Myoporum Corta:ia "Groon C,arpol' Notol Plum FENCE LEGEND §ymb<:l! O'?!iglp!ion ---s· MtnBtct:kWnlr --5'TubutorS1M1Fenco -----S'Vlnyl Foneo -.. -·-42•wal! orfanc:ci M M L L L L L L L L L --Waifs to be split race block unless master pf en change is approved -their, all walls to be slump block. to match Masi.er Plan. " 0 "' N '(fl :,j ;:Q ""g ~ 0£ "~ f-4 ~ ~ ~"' ~ <i:!" I<; <i::: ..... m2 0 o1i ~! 0 " a "'w Ss '(fl -d 0 rt)~ i -< <!; ~ :::c: 8 ~ ~ a, '<t 1 t • -~ i g j Ii a: ! i "' ~ . ti ! j;' "' :, 0 D,...Te, OC{/;U>/;2016 ~r,,', JHH/HH JO!' N.JMDt!R, lS056 Pl"k.'i-"1C.TiCXl"UOXX REVl,I~, 0 Item #12 January 10, 2017 Page 84 of 115 WATER CONSERVATION NOTES \y \ · ',._..-.\ All IRRIGA710N SHALL INCLUDE EFFEC71'tE ANO £FF/CJENT WATERING METHODS 1 Ol!StGNED TO MAXIMIZK HEALTHY GROWTH ALL PLANTlNG AREAS SHALL RECE11/E: COMPLETE AND APPROPRIATE: 50/i PREPARA1TON. me ETWU FDR THE SITE DOcS NOT EXCEED THE UAWA I AM FAMILIAR mm THE REQUIREMENTS FOR LANDSCAPE AND IRRIGA710N PLANS CONTAINED IN THE CITY OF CARLSBAD'S WATER EFFICIENT LANDSCAPE REGULA710NS. I UNDERSTAND THAT CDNS7RUC710N DRA'MNGS ARE TO 8£ PREPARED IN COMPUANCE: 'MTH THOS£ R£GULA710NS AND 1HE LANDSCAPE MANUAL I CERTIFY 1HAT THE PLANS lfft.L BE PREPARED IMPLEMENTTNG ~~ Ta PROV/OE EmaEJIT USE OF WMB<. JU HO 'D DATE: i'\ATER. CONSERVATION NOTES City ofCarlsh;id Wc1!f!r EHir;mnl L.mds~pe Worksh1>1>t WH@@ffi@IS21M!#IMIW"'®t4ffll,i!H lftlittlbffi!i'i'&ffl!3tM!ffiattM1\MffiW IWIISlrlliilliiD!a•illlit?lll®llillil!•lillil!ll·iPtiPllillli?:lil=lll@mmaw• Ewp1;111Rl.nspirulion Rate !~tetv¢C111•1*1 unmet Slllrtd6!'11~) Yea Plantfaclor ttrlgatlon Efficiency ES11MATEO TOTAL WATElt USE HA (Tchd Hr~oooA-J = SLA (SPQclal Land$t:11poAtoa)"' M11llmumAPpij!KIG1l!onsl 'fNr"- Eto{O.G2)(f'Y:XHA)/IE E;vap01r.aMplr;don Rate E~potran•plrntion Rat& (l'ltret,rfe.!.l>wil~oe..op,11!1,,,dwd•) ESTIMATED TOTAL WATER USE HI\ {Total Hytlrw:ono Ania)• OrntiT!fflLcil,.. SlA(Spocblll.and1ca+J11.-\fln)"' M,i~lmum Appllod Gullort11 /Yogr= Elott1.IJ'Z)(PF1tHA)'lE Yea Plantflldor lrriplion Efficiency ESTIMATED TOTAL WATER USE SLA~f)C(:l&ILandseepo-Aru)"' M.ifmurrtAppflldell!flcMIVearM Elll(ll.OZXPF*lo\)'!E ev1potn1n,plmtlo11 n.m ~~ WATER CQNE)lffiVAJtoN INEQRMATJQN ~t°r:'"l1~~"~=~plng-,loi\ t,ya>cizc,rn,. 2-Ol"l'ldmonl:.,:d L<:indi$«1f'lng-Hodl\.m .... ltof'!rn 1-tll:h ""~(.lad HQt.l" ~~~ ~a1J':'~i~141md ~ate,- PERCENTAGE OF TOTAL SITE USED FOR LANDSCAPING, 15% ScoJo 1·=ao· North a, .,,. "' ~ .,: E I 0, l ·§ " 8 irl .!ll a. j ~ "" ru I b 8 ~ "' :, 0 1'ATI!, ~/.:20/.:2016 o~m-, .Jffi/HH JOa~, IOOe6 0 OF 01 SHEETS Item #12 January 10, 2017 Page 85 of 115 ATTACHMENT 7 Quarry Creek Master Plan Proposed Master Plan Amendment MP 10-0l(B) Cornerstone Communities S T bl ummary a e Subjecf of MP Modification Chav.lll Chav JV 1. Clearly allow single-family detached product within PA R-P. III-5 P. IV-19 4. P. IV-20 2. Provide development standards for single-family detached P. IV-21 product where vmies from Planned Development Ordinance. 3. Allow on-street (and private drive) credit for visitor parking. P. IV-21 Allow 01Htreet visitor parking on Street 'E' westbound (i.e., north side in front of single-family homes) 4. Modify blanket reference to Council Policy #44 regarding neighborhood architectural guidelines 5. Relocate El Salto Falls public parking to comer ofHaymar P. IV-6 and PA 1 entry dlive. P. IV-12 6. Single-family detached product added to the Building P. IV-20 Height section. 7. Add reference to an allowance for a maximum two-foot P. IV-21 encroachment for architectural projections in the side yard setback for the single-family detached product. 8. Add flexibility for alternative architectural styles as long as otherwise consistent with development standards. 9. C01wct typo for number of architectural styles to eliminate conflict that both Cottage and Craftsman are labeled as #I. 10. Allow street trees within private lots to achieve average spacing requirement in locations where driveways prevent street trees within ROW. l I. Exempt Street E west of the PA R-4 easterly ptivate drive entrance from parallel parking prohibition. 12. Allow single-family driveways within the 10-foot landscape setback on the westerly cul-de-sac portion of Street A. 13. Allow option of slump block with sluny coat community walls. 14. Provide perfonnance measurement to ensure the P. IV-28 completion and availability of PA P-3 to the residents. P. IV-29 .. 15. Revise fencing exhibits to be consistent with approved landscape plans and Preserve Management Plan. 16. Update Master Plan Amendment log Chav VI Chap VIII P. VI-26 P. VI-6 P. VI-10 P. VI-10 P. VI-12 P. VI-16 P. VI-21 P. VI-29 P. VI-29 P. Vl-40 P. VI-41 P. VI-42 P. VfII-4 P. VIU-5 Item #12 January 10, 2017 Page 86 of 115 QUARRY CREEK MASTER PLAN -CHAPTER 3 Plan Description among the energy conserving measures that will be encouraged and/or included in the Quarry Creek community. These energy efficient programs are discussed in greater detail in Chapter 6 of this Master Plan. 3.2 Detailed Description of Proposed Land Uses A description of the land uses proposed for the Quarry Creek property are provided for each of the tlm:e land use categories in this section; residential, public use and open space. 3.2.1 Residential As a result of the necessity of higher density housing requiring larger pads for development, residential areas are generally clustered in the flatter, more highly-disturbed, or less environmentally sensitive portions of the Quarry Creek property. The residential areas are shown on Figure 13; Residential Land Uses. All residential development within the Master Plan shall be consistent with the policies and programs of the City of Carlsbad General Plan, including the Housing Element, and shall be consistent with any applicable sections of Title 21 of the Carlsbad Municipal Code, except as such requirements are specifically revised by this Master Plan. 3.2.1.1 Multifamily and Single Famih-Housing (1) Multifamily housing, in the form of attached products including but not limited to high density apartments, condominiums, townhomes, and stacked flats are proposed for Plamung Areas R-1 and R-2. (2) Condominiums (attached or detached), townhomes, apartments, stacked flats~ fttl6 courtyard (detachud)residential homes are allowed within Planning Areas R-3 and R-4. (3) Dctachco simdt.: famil v homes are allowed within Plallfling Arca R-4, (9 ) Accessory uses as allowed per the Zoning Ordinance are allowed per the applicable zones identified in this Chapter, within these multifamily residential planning areas. 3.2.1.2 Affordable Housing (1) General Requirements. The provision of "lnclusionary" or "affordable" housing in all new developments is required by the Housing Element of the City's General Plan. The requirements applicable to locating and constructing these housing units are stipulated in the lnclusionary Housing Ordinance, City Municipal Code Chapter 21.85. Sub-section 21.85.050 indicates in part, that "the required number of lower-income Inclusionary units shall be fifteen (15%) percent of the total qualified residential units, approved by the .final decision making authoJity." "Lower-income" households are defined by sub-section 21.85.020 as, " ... households ... whose gross income does not exceed eighty (80%) percent of the median income for San Diego County as cletennined annually by the U.S. Department of Housing and Urban Development." QUARRY CREEK MASTER PLAN MA¥ 5, 20l40 Cl08ER 19, 201 6 Page Ill-5 Item #12 January 10, 2017 Page 87 of 115 QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area Development Regulations 10. Lighting adjacent to Planning Area OS-3 shall be provided through the use oflow-sodium lighting and shall be shielded away from the adjacent open spaces. 11. Passive landscape uses and utilities will be allowed within the upper elevation in the northeast comer of Planning Area 1. 12. Public access trailhead, parking (minimum 3 spaces) and public access easement and public trail easement (if access not provided via public street) shall be provided at the southerly terminus of Street 'C' ___Q[ alternatively may be provided at the northeast corner of Havmar Drive at !he entry drive to PA R-1 and R-2. 13. Subject to City regulations (i.e., Fire Department/Fuel modification zone requirements) and technical limitations (water quality treatment capabilities), the project developer will utilize, to the greatest extent feasible, California native plants on the exterior slope banks, within the detention basins and on the large interior slopes on Planning areas R-1 and R-2. QUARRY CREEK MASTER PLAN ?>.4-A¥--=c~-l-40 CTOBER 19 .. 2016 Page IV-6 Item #12 January 10, 2017 Page 88 of 115 QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area Development Regulations 6. Traffic calming elements shall be incorporated into the design of internal drives within this Planning Area as needed in order to reduce the speed of through traffic and enhance pedestrian safety. 7. Fencing within 60 feet of open space areas containing high-fuel chapaual and other flammable vegetation shall be composed of non-combustible materials, or as required per the conservation easement. 8. Subject to City regulations (i.e., Fire Depattment/Fuel modification zone requirements) and technical limitations) landscaping in areas adjacent to open spaces, detention basins and large interior slope areas shall be planted with native plants to the greatest extent feasible. 9. Lighting adjacent to the Open Space areas shall be provided tlu·ough the use oflow-sodium lighting, selectively placed, shielded, and directed away from the adjacent Planning Areas OS-2 and OS-3. 10. A noise analysis shall be conducted to detennine whether noise levels from Hwy 78 will exceed adopted noise standard levels. If noise walls over 6 feet high are required, a combination of benn and maximum 6-foot high noise wall shall be used to mitigate noise impacts. 1 l. The main entrance to Plam1ing Area R-2 will be off of Street 'B'. Secondary access will be provided from Street 'C'. 12. A minimum of three public parking spaces shall be provided at the southerly temunus of the shared private street (or public street -to be determined at site design review) for community trail users. Altemativelv this public parking may be provided at the northeast comer of Haymar Drive at the entry drive to PA R-1 and R.-2. Such parking spaces shall be restricted to use only during daylight hours. A public access easement (if private street) will be provided for right of entry to these parking spaces and the communitv trail. QUARRY CREEK MASTER PLAN MA-¥-5,-2o+-t-QcroBER 19. 2016 Page IV-12 Item #12 January 10, 2017 Page 89 of 115 QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area Development Regulations 4.1.4 Planning Area R-4-Multi-Family Attached or Detached ~m·n,ard Homes -Site Zoning Regulations and Criteria (see Figure 19. Plmming Area R-4) Description Planning Area R-4 (approximately 18.2 gross acres/15.6 net acres) is allocated an assumed 214 multi-family attached or single-family detached ~i'yru:e-homes. This planning area shall be developed at an overall minimum net density of 12 du/acre based on the overall net acreage of the entire planning area. Notwithstanding the fact that some subarea portions of this planning area may be constructed at higher or lower net density individually, the resulting overall net density of the planning area must achieve at least 12.0 du/ac in order to demonstrate consistency with moderate housing affordability policies of the Carlsbad Housing Element. Access to Planning Area R-4 will be provided off of Streets •A', 'D' and 'E'. Development of Pla1ming Area R-4 will require approval of a Planned Development Permit pursuant to the procedures identified in the City's Plam1ed Development Ordinance, Carlsbad Municipal Code Section 21.45. Development Standards shall be pursuant to the Planned Development Ordinance unless modified by the Master Plan. Where there are conflicts between the requirements specified in Section 21.45 and the requirements of this Master Plan, the Master Plan requirements shall prevail. Implementation of Master Plan Vision and Goals The attached or detached units proposed for Planning Area R-4 are intended to provide a medium-high density-aH-acllee-housing product. The units in Planning Area R-4 will be situated in close proximity to the Qua1Ty Creek Shopping Center, the Community Facilities Site and convenient access to the community recreation area, public trails and other recreational uses within Quarry Creek and the adjacent BVCER. Land Use Regulations • General Plan Land Use Designation: RMH (Medium-High Density, 8~15 du/ac). • Dwelling Unit Allocation: Assumed per Master Plan -214 units • Density: 12 to 15 dti/ac • Underlying Zone Designation: RD-M (Residential Density -Multiple) Product Tvpe • Multiple-family townhomes, flats or other attached or detached condominium and/or apartment designs. In order Lo encournge a variety of hi!!her c.lensit '. product, single foniily detached housing may be permitted on lots not less than 3.100 square feet in gross area. • Co1mnon recreation areas, including, but not limited to pocket parks and tot lots as specifically permitted accessory uses. • Accessory uses as permitted by Section 21.45.090. QUARRY CREEK MASTER PLAN ,\4,,\-Y 5. 20~40 C l013ER 19. 2016 Page JV-19 Item #12 January 10, 2017 Page 90 of 115 QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area Development Regulations Required Development Permits • Tentative Subdivision Map • Planned Development Permit • Hillside Development Penn.it (with master tentative map) Development Standards • Development in Planning Area R-4 shall comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC), including the RD-M zone (Chapter 21.24) and Plam1ed Development Ordinance (Chapter 21.45.060), Table E, Multiple Dwelling Development Standards, and City Council Policy 66, except as modified by the Quarry Creek Master Plan. These standards shall apply for either detached homes or attached Multiple-Family dwellings. • Multifamily attached courtyard condominium and detached simde familv eondomieium homes shall comply with Section 21.45.060 General Development Standards, with the following exceptions: Driveway Parkways/sidewalks will not be required in motor courts which 11 (Project) provide access to garages. Community A minimum of 200 square feet per unit of community recreation Recreation area shall be provided. Space At least 25% of the required community recreation requirement must be provided within Planning Area R-4. The balance (75% of required area) shall be provided as active facilities within Planning Area P-3, which is within convenient walking distance for the residents of Planning Area R-4. The overall aggregate community recreation space shall be provided as both passive and active recreation facilities for a variety of age groups (a minimum of 75% of the area allocated for active facilities at Planning Area P-3). The portions of the recreation area designed for passive and active uses shall be counted towards the conunon recreation area requirements pursuant to Chapter 21.45. • Multifamily condominium homes shall comply with Section 21.45.080 Multiple-Dwelling Development Standards, with the following exceptions: Building Height Minimum Building Setbacks, Public Street* QUARRY CREEK MASTER PLAN MAV-§...--2-0-l-40CTOBER 19, 2016 • • Multiple Family Attached Dwellings: 35 feet and three stories with a minimum roof pitch of3: 12. The first row of homes on the northernmost po1iion of the panhandle parcel po1iion of this planning area shall be i'estricted to two- sto1ies in height. -An enhanced 10-foot fully-landscaped structural setback shall be provided from the right-of-way on all public streets. No direct vehicular access onto Street 'A' is allowed. Page IV-20 Item #12 January 10, 2017 Page 91 of 115 QUARRY CREEK MASTER PLAN -CHAPTER 41 Individual Planning Area Development Regulations Minimum Internal project setbacks from private streets or p1ivate dlives shall Building be a minimum of: Setbacks, • 5 feet Private • 20 feet for drive-facing garages (may be reduced to 5-feet if Driveway* visitor parking bays provided). Minimum • Minimum 20 feet between buildings on paseos (porches from Bldg each building may encroach up to 6 feet into this separation for Separation a total of 12 feet). • Minimum 10 feet between structures . • Garage: 30 feet between opposing garage doors . Resident • Two-car garage per unit. Parking Private • Minimum 6 feet x 10 feet covered porches or rear or front patios Recreational will be provided. Space * Measured from ROW line or curb if private street. • Sin!!lc fomilv detached homes shall complv with Section 21.45.070 One Family Dwellings and Twi n Homes Development Standards. with the followi11u exceptions: Mi nimum Lot 3,100 square feet Size f\'linimum Lot 35 feet m inimum lot width measured at front yard setback Width Lot coverage Horne design shall cover no more than 50% of the lot (ex~j porches. balconies and second-storv decks)_, Min. Front A minimum 20 feet measured from front property line to garage Yan! Setback door is required. Minimum IO feet mensured to habitable sgacc. (Public and porch or a covered entry:. Privnte Streets) Minimum Side yard 1ninimum .5 feet_ measured from the side progcrty line. Side and ltear Es11r yard minimum IO feet measured to the rear property line. Y~rd Setbacks Minimum 5-feet setback for balconies or covered pntios to rear pro12crt Y line. A maximum ') foot encroachment for architectural 12rojec!ions in ti~~ side yard setback will be allowed. I Visitor ln single familv detached 12roducts: on-street visit or parking credit Parkine is allowed iu private drive aisles where 24-foot dri ving width is maintained. and between sin!!le fami ly driveways on the 11011h side .9JSJreet 'E' (where a minimum 20 feet is Qrovided between npro.!1& Note: If Alternative Uses per Section 3.1.4 of this master plan (senior housing or for-rent apartments) are proposed, the project shall be designed in accordance with development standards of CMC Section 21 .84 and 21.24 (respectively) instead of the development standards listed above. QUARRY CREEK MASTER PLAN MAY 5. 20-1"-I OClOBER 19. 20l(, Page IV-21 Item #12 January 10, 2017 Page 92 of 115 QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area Development Regulations Required Development Permits • A Site Development Plan (SDP) for Plamring Areas P-2 and P-3 shall be processed for approval prior to construction of improvements in these plam1ing areas. • An administrative SDP pennit shall be processed for Plamung Areas P-1 and P-5 prior to construction of improvements in these plannii1g areas. Special Design Criteria -All Public Use Areas I. Site planning for these areas shall minimize, to the greatest extent possible, light and noise impacts to proposed adjacent residences and open spaces. 2. Building structures and facilities shall be architecturally integrated with the overall architectural design themes for the Quarry Creek Master Plan and shall be oriented and related to a pedestrian scale. 3. Screening walls for storage spaces and equipment areas shall be architecturally integrated with the surrounding buildings and design. Trash receptacles and a plan for management of such facilities shall be provided. 4. Structure placement shall be designed to create opportunities for plazas and other landscaped open space areas within the Plaru1ing Areas. Solar panels shall be incorporated into the PA P-3 design to the extent it is structurally feasible to do so. 5. Pedestrian access to each of these planning areas shall be provided from adjacent planning areas. 6. Bike racks shall be provided in Planning Areas P-1, P-2, P-3 and P-5 to encourage alternative mea11s of transportation. 7. Landscaping for these areas shall avoid the use of invasive plants. 8. Grading and Landscape plans for Planning Areas P-1, P-2, P-3, PA-4 and PA- 5 shall be subject to review by the Carlsbad Planning Division. 9. All Public Use planning area shall be posted with usage restrictions. 10. ln Planning Area P-1, the Park & Ride lot shall comply with all applicable regulations and development standards of the Carlsbad Municipal Code except as modified by the Quarry Creek Master Plan. Accessory uses (such as a mobile coffee kiosk) solely for the convenience of patrons of the Park & Ride lot are also allowed. I 1. Project entry rnonumentation may be provided in PA P-2 and P-3. 12. Planning Areas P-1 shall be developed concurrently with the construction of Platming Area R~l and/or R-2. Plaru±m:g---Areas--P--&--M<l P 4 shnH-oo QUARRY CREEK M.ASTER PLAN MAY 5. 20140CTOBER 19.20 16 Page TV-28 Item #12 January 10, 2017 Page 93 of 115 QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area Development Regulations construqted conatf'fefltly with the first phase-ef-de-¥elefffitent of PlaH.tMitg Areas R 3 or R 1. Prior to the occupancy of the 551h dwelling un it within Planning Area R-3 or R-4 combined, the recreation bu ilding phase 1 improvements on Plmmjng Area P -3 shall be completed and ready for resident use. The Planning Area P-3 swimming pool phase ? shall be completed prior to occupancy for the 1001h combined dwelling unit in these two residential pla1111u1g areas. Planning Area P-4 shall be developed concurrently with Street 'A', Planning Area R-3 or R-4. Plmming Area P-5 shall be developed concurrently with Planning Area R-4. 13. The access to the Buena Vista Ecological Reserve will not allow motorized vehicles. 14. A minimum of two electric car charging stations shall be provided at the PA P-1 community facilities site or elsewhere within the project. 15. The project developer will provide a post-and-rail type fencing adjacent to open space areas to facilitate wildlife movement, subject to the City and Resource Agency approval. QUARRY CREEK MASTER PLAN MA¥ ~.2<H40 c rourn 19.20 16 Page IV-29 Item #12 January 10, 2017 Page 94 of 115 QUARRY CREEK MASTER PLAN -CHAPTER 6 Design Provisions and Guidelines 6.4 Architectural Design Guidelines The architectural design guidelines established in this Master Plan are intended to implement the standards of this Quarry Creek Master Plan, and to establish high quality standards for the quality of development ensuring an aesthetically pleasing enviromnent for the residents of the Quarry Creek community. 6.4.1 Architectural Theme The key to the architectural theme for Quany Creek is tied directly to the hist01y and key natural elements of the site, i.e.; the Buena Vista Creek environment, the El Saito falls, and the rich cultural heritage of the area. It is envisioned that the architecture for the project will be created through consideration of the project's historical relevance, and the constraints, opportunities and charactetistics of each neighborhood. A range of multifamily architectural styles, allowing diverse but compatible architectural forms and products, is provided in these guidelines. Architectural diversity within each neighborhood will be created by va1ying building materials, colors and textures in c01tjunction with architectural features (for example, roofs, windows, doors, fascias and trim), rather than by designing buildings that vary greatly in architectural styles. In addition to the guidelines below, all architectural styles shall be in go:,:neral compliance with the City of Carlsbad's Council Policy Statement 44 regarding neighborhood Architectural Design Guidelines. 6.4.2 Building Massing and Scale Residential architectural elements shall provide distinction in elevations, roofline variances and other relief. Thus, it is the intent of this Design Guidelines to ensure that individual elements within a building's volume relate to one another in a balanced and aesthetically pleasing way, They are also critical when trying to understand building -to-building spatial relationships and how best to design the space between those buildings to the comfort of the homeowners and their guests. Massing refers to the scale of a building overall, as well as its constituent parts and their affect on a building's apparent volume. Special care should be taken to break down a building's mass wherever possible tlu·ough variation in height. Varied floor plans can be designed in such a way so that Jess long iuns of side wall can be paired with plans that have longer mns. QUARRY CREEK MASTER PLAN MAY 5.101<1 0CTUBERl9 . 20 16 Page Vl-6 Item #12 January 10, 2017 Page 95 of 115 QUARRY CREEK MASTER PLAN -CHAPTER 6 6.4.4 Architectural Styles Design Provisions and Guidelines Five primary architectural styles have been chosen for the Quan-y Creek Master Plan. These styles were selected to provide varied yet harmonious architectural themes. Each project should be internally consistent and provide sufficient architectural variation to create thematically related, yet interesting, neighborhood architectural concepts. Conceptual illustrations of the acceptable architectural styles consistent with the overall theme of the project are demonstrated on Figures 28 through 32. It is important to note that these illustrations are conceptual only, and are intended to provide a sta11ing point and direction for project architecture, which should ideally be the result of a creative interpretation of the architectural vernacular of these styles. _l'\ · a result of the fact that th~.12.gjarity of architecturnl style. is~onstantly chanaingj _ _LjiJ he intent of thi s 'Master Plan 10 allo~v architectural style lle&ibility which extends beyond the five primary ard1ilectural slvlcs: as long as the building mass in2. frmn. scale. materials and colors remain consislent and compatible with the overall theme of th e architectural styles and features. The five rimar _architectural styles are described as follows: I. Cottage The Cottage architectural design is most notable for its relaxed fonns, lower scale and a range of massing styles, from simple to complex. Roofs are usually low in pitch as gables, but can have higher pitches when a hip roof variant is chosen. Donner elements can be introduced into the roofs with higher pitches to help reduce scale and the impact of a larger roof area. Appropriate siding choices include stucco, lap siding, shingle siding, board and batter, and masonry elements including brick and stone to assist in breaking down the scale where needed. Roof materials can include concrete tile (slate or shake), composition shingles (higher profile), and small areas of metal may be acceptable. Windows should be vertical rectangles and display more playful muntin patterns. Cottage style architecture does well with strong accent colors on entry doors. Body colors of the multifamily structures can vary, trim should be off-white, accent colors middle or dark tones, roofs middle or dark tones. Masonry (brick or stone) accent is encouraged. 2_+. Craftsman The Craftsman architectural design presents its massing with low-pitched gable roofs with large barge boards and long roof overhangs. The larger overhangs frequently require the use of outiiggcrs, occasionally with large corbels suppo11ing them. Simple cruciform building shapes are common because of the "post & beam" strnctural systems used to construct the buildings originally. QUARRY CREEK MASTER PLAN MA+-5. ~O.l ~Oc rGBER 19. 2QJ.§ Page Vl-10 Item #12 January 10, 2017 Page 96 of 115 QUARRY CREEK MASTER PLAN -CHAPTER 6 Design Provisions and Guidelines Craftsman roofs are typically low in pitch as gables with little precedent for hip roof fo1111S. Common building siding materials are stucco, lap siding, shingle siding, board & batten, and masonry elements including brick and stone to assist in breaking down the scale where needed. Roof materials include concrete tile (shake) and/or composition shingles (higher profile). Windows should be vertical rectangles with varied muntin patterns in the upper sash. Entry doors have smaller panels high with the larger panels on the bottom. Craftsman style also does well with strong accent colors or muted wood tones on enhy doors. Body colors of the multifamily stmctures are typically darker tones, tiim should be middle or dark tones, accent colors middle or dark tones, roofs middle or dark tones. Masomy (brick or stone) accent is encouraged. 2~-European Country The European Country architectural design can be characterized with a simple fom1 or more complex form, with steeper roof pitches, usually on smaller multifamily buildings. Roofs usually have steeper pitch, as gables, hips or a combination of both. Broken pitch sheds and donners are also common rooffeatures. Appropriate siding materials include stucco, lap siding, shingle siding, board and batten, and masonry elements including brick and stone to assist in breaking down the scale of the building, where needed. Roof materials include concrete tile (slate or shake), composition shingles (higher profile), and small areas of metal may be acceptable. Windows should be vertical rectangles with regular muntin. Bay and bow window elements are also common. Entry doors can be of many different arrangements depending upon whether the variant chosen is fonnal or infom1al and glass in the upper panel of the door is not uncommon. Wood railings on the exterior are conimon. Body colors of the multifamily European Count1y structures are typically light and middle tones, trim should be off whites or middle tones, accent colors middle or dark tones, roofs middle or dark tones. Masonry (brick or stone) accent is encouraged. £+. Monterey The Monterey architectural design tends to be ve1tical and . shallow, and may include cantilevered balconies. Roof pitches are usually low and consistent. The homes can have an Early California flair, or a more Traditional Beach Cottage flavor. Roofs usually have lower pitches as gables with nearly no precedent for hips. Barges tend to be flush or ve1yshort, while eave overhangs can be medium to long in length with exposed rafter beam tails. QUARRY CREEK MASTER PLAN i\J:\Y5,20M0cronER 19.2016 Page VI-12 Item #12 January 10, 2017 Page 97 of 115 QUARRY CREEK MASTER PLAN -CHAPTER 6 Design Provisions and Guidelines Monterey style siding choices include stucco, lap siding, shingle siding, board and batten, and masomy elements including brick and stone to assist in breaking down the scale of the building, where needed. Roofing choices include concrete tile (flat shake or banel "S"), or composition shingles (higher profile). Windows should be vertical rectangles with regular muntin. Smaller "gun slot" windows can be appropriate and some windows might have diamond pattern muntins. Monterey style front doors tend to be more muted and can be wood toned with a stained appearance. Body colors of the multifamily Monterey structures are typically light and middl.e tones, trim should be off whites or middle tones with some dark tones on Medite1rnnean variants), accent .colors middle or dark tones, roof tones middle tones or terra Cotta tones for Mediterranean variants. Light toned brick accent is encouraged. ;i4. Spanish Colonial The Spanish Colonial architectural style can have simple to complex massing, with rnofs that are designed with low pitched gables, hips or cornbinatfon of both. Arched or elliptical openings are very c01mnon. Roof overhangs usually include flush or nearly flush barges and medium length eaves. Exposed rafter beam tails or detailed coved eave assemblies are very conm1on. Spanish Colonial style siding choices include stucco, lap siding (rarely, and only in gables), board and batten (rarely, and only in gables), and masonry elements including adobe brick, sometimes painted on full wall planes and masses. Appropriate roofing materials are concrete tile (barrel S and/or Villa ("Cap & Pan"). Windows should be vertical rectangles with regular muntin. Smaller "gun slot" ,vindows can be appropriate and some windows might have diamond pattern muntins. Spanish colonial style front doors tend to be more muted and can be wood toned with a stained appearance. Body colors of the multifamily Spanish Colonial structures are typically light and middle tones, trim should be off whites or middle tones with some dark tones on Mediterranean variants), accent colors middle or dark tones, roof tones middle tones or terra cotta tones for Mediterranean variants. Light toned brick veneer accent is encouraged. The style palettes indicated above are intended to be utilized to compo1i with the intention of the architectural designer for the ff11:1!l:ifam+l-y-pr(:}j&-45residential housing that will make up the Quarry Creek conu1mnity. A variety of styles have been offered to accommodate building forms. As a "style driven" design guidelines, this Master Plan places heavy emphasis on authentic interpretations of historical styles, which may include very simple forms. These architectural styles ai·e intended to comply with City standards, as may be modified by this Master Plan document. 6.5 Landscape Guidelines Stringent standards for landscape and site maintenance are included in this master plan in an effort to promote the health and vitality of common spaces, natural features and cultural heritage of the site. These landscape design guidelines incorporate guidelines and criteria for landscape material and design. These Landscape Guidelines provide the blueprint for the implementation of the projecfs landscape design concept, which in turn, creates the primary thematic linkage for the Quarry Creek Master Plan. QUARRY CREEK MASTER PLAN ·f 1A¥-:5,~4140 C fOBER 19. 20 J 6 Page Vl-16 Item #12 January 10, 2017 Page 98 of 115 QUARRY CREEK MASTER PLAN -CHAPTER 6 6.5.3.1 Water Conservation Design Provisions and Guidelines Water conservation will be accomplished through the use of reclaimed water and through the use of water conserving plant matetials. Other conservation measures include using water-conserving mulch and soil amendments in the landscaped areas. An automatic irrigation system with automatic controllers, head to head coverage, and check valves will be used in the landscaped areas. 6.5.3.2 Fire Fuel Modification In accordance with City of Carlsbad Landscape Manual and fire depa1tment requirements, a fire fuel modification zone will be implemented adjacent to the open space edges depicted on Figure 33, Fuel Mod(fication Plan. The City Lanqscape Manual requires that the Fire Fuel Modification Zone consist of a minimum 60-foot stmctural setback (tlu-ee 20-foot zones) for manufactured and native slopes from adjacent open space. No trees will be allowed within Zones l and 2, closest to the strnctures. In most Planning Areas, single loaded streets will serve as a Fuel Modification Zone by providing a buffer between residential areas and Open Space. The single-loaded street design will result in a substantial increase in the setback from open space areas. The Fuel Modification Zone will be implemented in several configurations as specified in the City Landscape Manual, based on whether the residential development area abuts manufactured slopes with native vegetation or natural slopes with native vegetation, and if the slopes are uphill or downhill from the residential development. Fuel Modification Zones are shown on Figure 34; Fuel Modification Zones. All Fuel Modification Zones will be located within separate lots and will be managed by the Master HOA or the approved conservation management entity. 6.5.4 Community Streetscape Landscaping The streetscape scene and parkway design is composed of the relationship between buildings, structures, street scale, adjacent views/vistas, signs, landscaping and street furnishings. Design of street and parkway landscaping shall be determined at the tentative map stage or at the time of application for other discretionary applications for each planning area. Street sidewalks will be lined with shade trees within the parkway and will include street furniture, lighting, and clear crosswalks for pedestrians. Street trees shall consist of mainly evergreen shade trees, planted within the parkway areas, and as close to street comers, driveways and crosswalks as allowed by City Standards. Street trees shall achieve a minimum overall rate of one tree for every 30 feet of street frontage.__filn::d trees mav be located within pri vale lots to ach it:!ve th is avera2e spaci 112 in location where drivewavs preven! the abili ty to complv with the reguirc111cnl wilhiq the ri 2ht-of-wav. Underplanting below street trees will include parkways with grass and low-growing ground cover and shrubs. Planting and irrigation practices for street trees and unde1vlanting shall avoid overwatering and sha11 emphasize water conservation. Street lighting shall be provided per City standards. The overall intent is to create a walkable conununity that is very pedestrian and bicycle friendly. QUARRY CREEK MASTER PLAN ~4-AY 5. 1Q I '~QCTOBf'R 19. 2016 Page Vl-2 1 Item #12 January 10, 2017 Page 99 of 115 5• NON-CONTIGUOUS SIDEWALK INFORMAL STREET~ TREE PLANTING GROUNDCOVERI LOW SHRUBS AT PARKWAY STREET LIGHT STABILIZED D.G. TRAIL STREET 'A' (from Street 'B' intersection to the west) -STREETS 'D' & 'E' 5• NON-CONTIGUOUS SIDEWALK NOTE: On-street visitor parking is allowed on Street ·e· westbound, west of private driveway intersection at PA R-4 West. INFORMAL STREET TREE PLANTING GROUNDCOVER/ LOW SHRUBS AT PARKWAY HA YMAR DR, (FRONTING R-2) PARKWAY r. '· HAYMAR DR. STREET LIGHT 5• NON-CONTIGUOUS SIDEWALK STREET LIGHT 5' NON-CONTIGUOUS SIDEWALK NOTTO SCALE @ ~w~ • ••II FIGURE 36 Quarry Creek pusuc PRoPosED LocAL sTREET coNc EPTUAL _ STREETSCA PE (STREET A & HAYMAR DR.! Item #12 January 10, 2017 Page 100 of 115 QUARRY CREEK MASTER PLAN -CHAPTER 6 Parkway Planting: Aloe spp. Aloe Carex pansa California Meadow Sedge Fesluca glauca BlueFescue Lantana spp Lantana Limonium perezii Sea Lavender Nassella tenuissima Mexican Feather Grass Phorm.ium tenax New Zealand Flax Rosmarinus spp. Rosemary 6.5.4.2 Public Local Street (Street 'A', 'D' a,1d 'E' section) Design Provisions and Guidelines Certain sections of Streets 'A', 'D' and 'E' within the project will be designed as local streets, in confonnance with the Livable Streets Policy adopted by the City. Street 'E' will be a cul-de-sac. This roadway will be constructed with 34 feet of paving (two 11-foot travel lanes within a 60-fool wide right of way, with 6-foot bike lane, with no parallel parking on both sidesallowed exc~J!)u the north side of Street 'E' west of the Planninrt Area R-4 easterly private drive (Street 'D'))within a 60 foot wide right of way. A 5-foot wide non-contiguous sidewalk will be designed *6-meander with.in a 13-foot parkway. In a number of locations, a 6-foot wide decomposed granite (D.G.) trail will be provided on the open space0adjacent side of the roadway: Some variations of th.is specific design will be allowed in areas as detennined by the City of Carlsbad. An additional 5-to 7-foot landscape buffer will be provided (except al driveways) within the residential planning areas on each side of the local street. Please see the street section on Figure 36. Theme: Informal plantings Planting Scheme: Informal rows and groupings of trees and slu-ubs Street Trees: Quercus ilex Quercus agrifolia Tabebuia ipe Support Trees: Arbutus 'Marina' Pistacia chinensis Accent Trees: J Lagerstroemia 'Tuscarora' Parkway Planting: Aloe sno. Carex pansa Festuca glauca Lantana spp Limonium perezii Rosmarinus snn. Phormium spp. QUARRY CREEK MASTER PLAN i'<~~G-J.40CTOI3ER.19. 2016 Holly Oak Coast Live Oak (only in locations minimum parkway) Pink Trnmpet Tree Strawberry Tree Chinese Pistache I Crape Myrtle Aloe California Meadow Sedge Blue Fescue Lantana Sea Lavender Rosemary New Zealand Flax where 6-ft. Page VI-29 Item #12 January 10, 2017 Page 101 of 115 QUARRY CREEK MASTER PLAN -CHAPTER 6 6.6.1 Community Theme Wall Design Provisions and Guidelines This wall will be used within the project area for a variety of purposes, such as where privacy or security is desired, as well as in locations where screening or noise baniers are necessary. The Community Theme Wall shall be five to six feet high, and constmcted of split face/precision block or slump block with slww coat with pilasters and a pre-cast cap, all compati ble with 1he residential architecture of the project. Pilasters shall be provided at regular intervals, which may vary but which shall be not Jess than l 00-feet feet on center, depending on the location of the wall and changes in elevation or direction. Theme walls shall also be located along the rear, side, or street side yards of planning areas which abut recreation open space or public/private streets. A conceptual plm1 demonstrating the types of walls on Quarry Creek is shown on Figure 43; Conceptual Theme Walls and Fence Details. 6.6.2 Pel"imeter Walls This fence type includes view fencing, sound/view walls and solid block walls and may be used between lots or planning areas. The tubular steel view fence may be used at parks and open space areas where some security and privacy is necessary, but also where an unobstrncted view is desirable. View fencing shall be constructed of tubular metal pickets with pilasters, and stucco or concrete caps, consistent with the architectural style and with the Neighborhood Entry. Where views and noise attenuation are desirable, a combination sound/view wall shall be used. Finally, in areas where views are not desirable, a solid block wall with pilasters may be provided. The solid block wall shall consist of a split face or --watlslump block with slurry coal wall 'Nith pre-cast cap. For each of the perimeter walls, pilasters shall be provided at regular intervals, which may vary, depending on the location of the wall but shall be provided as needed to ensure the structural integrity of the wall. 6.6.3 Production Fencing Wood fences may be provided at the rear and sides of individual resid~ntial lots in order to provide security mid privacy for individual residential units. Wood fencing shall not exceed a height of six feet. If pilasters are proposed, the pilasters shall be provided at regular intervals, which may vary, depending on the location of the wall but shall be provided as needed to ensure consistency with the perimeter and community theme walls. Wood fencing shall not be used within fire suppression zones. 6.6.4 Trail and Open Space Fencing Trail and open space fencing shall be installed when a public trail is provided acljacent to preserved open space, in order to minimize human intrusion into open space areas while providing a natural experience for trail users and facilitate wildlife movement. Trail and open space fences shall be constructed of "post-and-rail" type fence, subject to approval of the City and the Resource Agencies. The trail and open space fencing shall include signs which identify the open space and entrance restrictions per the Conservation Easement and regulations associated with the Quarry Creek Preserve Management Plan. QUARRY CREEK MASTER PLAN MAY 5, ~Ol40c !OBER 19. 2016 Page Vl-40 Item #12 January 10, 2017 Page 102 of 115 LEGE.ND ~QUARRY CREEK PROPERTY BOUNDARY LINE ~ ROADS ~ POST AND CABLE TRAIL FENCE I I LODGEPOLE TRAIL FENCE J ! . VIEW FENCE (5' TUBULAR STEEL) ~ SOUND WALUCOMMUNITY THEME WALL ~ WIRE BOUNDARY FENCE (POST AND CABLE FENCE) CU POTENTIAL PROJECT ENTRY MONUMENT LOCATIONS I ,. I •.'. ... ; .·:' ........ ---., ~ . , -os-1 ··, . ' .. ,\• \ ' ' •/~:~·-~ ? ' . ' \ ·, .. ·, . ~\ ,., -· . \ ~. ·-. ..... /' 300 &00 1200 FT It i;i-ts~~~~ • ••II ~ !SB FIGURE 42 Quarry Creek FeNce AND wALL PLAN PAGE Vl-41 Master Plan----------------------~--------------- Item #12 January 10, 2017 Page 103 of 115 STONE PILASTER WITH PRE•CAST CAP W/ 1" OVERHANG ,6;'~17 rAGE w;.;,;... SLUMP ILOCK WIT!t $LUl\8'1:..COAT WALL SOUND WALL/COMMUNITY THEME WALL / ROUND TUBE STEEL FENCE MEMBERS • GALVANIZE WITH ACRYLIC/POLYESTER COATING ~----ir::::n==,;:::;:r=;;=rFn:::;:;=rr=n:::~=ir=n:==n=n=;n==,;:::;:i!-:i:E::;:M ' '-- r---. - "--b io ~ <;:. ~"<----+-~~~~ ..... ~~~~~~~~~~~ ............ VIEW FENCE (TUBULAR STEEL FENCE) Q uarry Creek 1•318" RAILS 314" PICKETS 1·718" POSTS 8'-0" 1 POST AND CABLE TRAIL FENCE I, 8'-0" I, 1 1 S" DIAMETER POST LODGEPOLE TRAIL FENCE c• • 6" POWDl.11 COATl!D METAL POSTS {DAllK GIIHN 011 ILACK) Hl!AVY GAUGI. GALVANIZl:O WIii.i! 011 l;OUAL NOTTO SCALE ~Vs~~~; • • • Ii FIGURE43 CONCEPTUAL THEME WALLS AND FENCE DETAILS Item #12 January 10, 2017 Page 104 of 115 QUARRY CREEK MASTER PLAN • CHAPTER 8 Master Plan Implementation & Amendments The Master Plan provides an estimate of the approximate number of units that will be developed within each Planning Area. The exact number of units that will be developed within each Planning Area will be determined through site plan review as pait of the processing of the tentative maps or site development plans for the particular Plam1i11g Areas, and is based on making the findings aiticulated in Section 5.3 of this Master Plan, and a determination of reasonable distribution of the maxnnum 636 dwelling total dwelling units. 2. Major Master Plan Amendment All other Master Plan Amendments shall be determined to be Major. Major Master Plan Amendments shall be approved through a public hearing before the Planning Conunission and City Council pursuant to Chapter 21. 38.120 of the CMC. The applicant shall be required to submit a completed application with graphics, statements, or other infonnation as may be required to support the proposed Amendment. An application for a Major Master Plan Amendment shall be processed, heard, and determined in accordance with the terms of Chapter 21.38 applicable to the adoption of a master plan A log of Master Plan Amendments shall be kept in Table M below. T bl M M a e : aste1· Pl A an d men ment L oi Amendment No. Date Amendment Description MinorMPA 10-0l(A} May 5, 2014 Reduce maximum dwelling unit count to 636 units. Minor modification of planning area boundaries. MP.I\ 10-0l (B) Pending Several modi fi cations to clar ify stamJ .:irds and lo allow si nQ)e fa mil~, detached groclucts on foe simole lots on Planni11g Area R-4 West. 8.3 Residential Unit Accounting Table As discussed in Chapter 3 of this Master Plan, the Master Plan provides an assumed number of units that will be developed within each Pla1ming Area. The unit estimates are based on a maximum total number of units that will be allowed at builclout of the Quarry Creek project. This maximum is 636 units. The exact number of units that will be developed in each planning area will be detennined during the subsequent review of the tentative maps and/or site development permits for such planning areas. This Master Plan provides for the ability to transfer development intensity between planning areas to allow flexibility in response to changing niarket trends. Depending upon the actual land uses and intensity selected with each development action, more or less units than the Asstuned DU (shown in Table N below) may actually be approved through site development plan review. Therefore the selection of actual product types and land uses i.vithin each pla1ming area may result in more or less units than the Assumed DU. QUARRY CREEK MASTER PLAN M.,..\-\'.-+-20.J4Q_uou1:1~ J 9.20 16 Page VIlI-4 Item #12 January 10, 2017 Page 105 of 115 QUARRY CREEK MASTER PLAN -CHAPTER 8 Master Plan Implementation & Amendments As indicated in Chapter 5, if a site development plan approval results in fewer units than the Assumed DU in this Master Plan, then these units may be transferred to the another planning area as a receptor planning area, per the discretion of the City. If excess dwelling unit remain after approvals have been granted for all Quarry Creek residential planning areas, the remaining surplus units will be placed in the City of Carlsbad Excess Dwelling Unit Bank for future allocation as determined by the City. The overall number of dwelling units at buildout of Qua1w Creek shall not exceed 636 units as indicated in this Master Plan. Table N· Master Plan Unit Accountino Table ' .... Planning Master Plan Units Units to Units to Area Assumed Approved by Transfer to Transfer to Units TM/SDP Planning DU Bank Area R-1 127 64 63 to PA R-2 0 R-2 200 278 0 R-3 95 S8 7 to PA R-2 0 R-4 214 206 8toPA R-2 0 TOTAL 636 636 0 8.4 State Requirements As contained in Section 65450, et. seq. of the California Government Code, a master plan shall be prepared, adopted and amended in the same manner as a General Plan, except that a master plan may be adopted by resolution or by ordinance and may be amended as often as deemed necessary by the legislative body. No master plan may be adopted or amended unless the proposed master plan or amendment is consistent with the City's General Plan. QUARRY CREEK MASTER PLAN MA¥--i-2-0l40CTOl3EK 19. 2016 Page VIII-5 Item #12 January 10, 2017 Page 106 of 115 Exhibit 6 Planning Commission Minutes Minutes of: Time of Meeting: Date of Meeting: Place of Meeting: CALL TO ORDER November 16, 2016 PLANNING COMMISSION 6:00 p.m. November 16, 2016 COUNCIL CHAMBER Chairperson Anderson called the meeting to order at 6:00 p.m. PLEDGE OF ALLEGIANCE Commissioner Segall led the Pledge of Allegiance. ROLL CALL Page 1 Present: Chairperson Anderson, Commissioners Black, L'Heureux, Goyarts, Montgomery, Segall and Siekmann Absent: None STAFF PRESENT Don Neu, City Planner Ron Kemp, Assistant City Attorney Farah Nisan, Senior Office Specialist Chris Garcia, Associate Planner Austin Silva, Associate Planner Shannon Werneke, Associate Planner Jason Geldert, Engineering Manager APPROVAL OF MINUTES Mr. Kemp commented that there are three types of minutes that the clerks keep such as action minutes, summary minutes, and verbatim minutes. He noted that the summary minutes would capture the questions that the Commission asks of staff and the answers, questions the Commission may ask of the applicant and the answers and the decisions that were made afterwards. He stated that the verbatim minutes are not what we aspire to because there is a video tape taken of the meeting that can be watched. Mr. Kemp clarified that the City Council would like to see the summary format of the Planning Commission minutes and stated that they watch the video if they would like to hear any other discussions. Mr. Kemp stated that the minutes are prepared by the minutes clerk, presented to the Commission for approval, and then any changes that are made to the minutes should be voted on by the entire Commission. Chairperson Anderson asked for clarification if questions and responses would be summarized and not any comments from the Commission. Mr. Kemp stated that the comments would come at the end of the decision making process. Chairperson Anderson asked if there were any corrections or revisions to the minutes of the meeting of September 7, 2016. Commissioner Montgomery referred to page 2, line 9 of his comments and stated that he would like to make a change from June to July. Commissioner Segall referred to page 10 and stated that he would like to clarify that he said if any future growth would necessitate bringing on a se;cond hotel property. Item #12 January 10, 2017 Page 107 of 115 Planning Commission Minutes November 16, 2016 Page 2 MOTION ACTION: Motion by Commissioner Segall and duly seconded by Commissioner L'Heureux to approve the minutes of the Regular Meeting of September 7, 2016 as amended. VOTE: 5-0-2 AYES: Chairperson Anderson, Commissioner Goyarts, Commissioner L'Heureux, Commissioner Montgomery, and Commissioner Segall NOES: None ABSENT: None ABSTAIN: Commissioners Black and Siekmann Chairperson Anderson asked if there were any corrections or revisions to the minutes of the meeting of October 19, 2016. Commissioner L'Heureux referred to the second paragraph on page 6 and stated that he would like to make a change from transit to transect. MOTION ACTION: Motion by Commissioner L'Heureux and duly seconded by Commissioner Siekmann to approve the minutes of the Regular Meeting of October 19, 2016 as amended. VOTE: 6-0-1 AYES: Chairperson Anderson, Commissioner Black, Commissioner Goyarts, Commissioner L'Heureux, Commissioner Montgomery and Commissioner Siekmann NOES: None ABSENT: None ABSTAIN: Commissioner Segall PUBLIC COMMENTS ON ITEMS NOT LISTED ON THE AGENDA None. PLANNING COMMISSION PUBLIC HEARING Chairperson Anderson asked Mr. Neu to introduce the first item and opened the public hearing on Agenda Item 1. Commissioner Siekmann stated that she would like to recuse herself. 1. CDP 16-40/NCP 16-03 -DOW ADDITION -Request for approval of a Coastal Development Permit and Nonconforming Construction Permit to allow the remodel of an existing single family residence and replace the 253 square foot second story with a 1,583 square foot second story addition on a .15 acre lot within the R-1 Zone and the Mello II Segment of the city's Coastal Zone located at 5080 Carlsbad Boulevard within Local Facilities Management Zone 3. The project site is not within the appealable area of the California Coastal Commission. The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15303(a), construction of a single family residence, of the state CEQA Guidelines. Mr. Neu introduced Agenda Item 1 and stated Associate Planner Chris Garcia would make the staff presentation. Mr. Garcia gave a brief presentation and stated he would be available to answer any questions. Item #12 January 10, 2017 Page 108 of 115 Planning Commission Minutes November 16, 2016 Page 3 Chairperson Anderson asked if there were any questions of staff. Chairperson Anderson stated that there is currently a retaining wall within that easement that is made out of old railroad ties and asked if the timing would facilitate the future road improvements. Engineering Manager Jason Geldert stated that the issue would be addressed in time with Public Works, and stated that he anticipates the wall may be removed. Chairperson Anderson asked if there was a timeframe of when a decision might be made. Mr. Geldert stated at least 1 to 2 years. Chairperson Anderson asked if there were any further questions of staff. Seeing none, she asked if the applicant wished to make a presentation. Lars Gullberg, Suite 234, 2400 Kettner Boulevard, San Diego, stated that he would be available to answer any questions. Chairperson Anderson asked if it was the intent to leave the wall the way it is. Mr. Gullberg stated yes, it is as of now. Chairperson Anderson asked if there were any further questions of the applicant. Seeing none, she asked if any person in the audience wished to speak on the item. Seeing none, Chairperson Anderson opened and closed the public testimony on Agenda Item 1. DISCUSSION Commissioner Montgomery stated that he can approve the non-conforming setback and can approve the project. Commissioner Black concurs with Commissioner Montgomery and stated that he can support the project. Commissioner Goyarts stated that he can also support the project. Commissioner L'Heureux stated that he can support the project. Commissioner Segall concurs with his fellow Commissioners and stated that he can support the project. Chairperson Anderson commented that she could also support the project. MOTION ACTION: Motion by Commissioner Segall and duly seconded by Commissioner L'Heureux that the Planning Commission adopt Planning Commission Resolution No. 7208 approving Coastal Development Permit CDP 16-40 and Nonconforming Construction Permit NCP 16-03, based upon the findings and subject to the conditions contained therein. VOTE: 6-0-1 AYES: Chairperson Anderson, Commissioner Black, Commissioner Goyarts, Commissioner L'Heureux, Commissioner Montgomery and Commissioner Segall NOES: None ABSENT: None ABSTAIN: Commissioner Siekmann Chairperson Anderson 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. Item #12 January 10, 2017 Page 109 of 115 Planning Commission Minutes November 16, 2016 Page 4 2. RP 15-16/CDP 15-37 -4 PLUS 1 LUXURY LIVING -Request for a recommendation of approval of a Major Review Permit and Coastal Development Permit to allow for the demolition of a one-story, two-unit residential building and the construction of a mixed-use building consisting of 1,105 square feet of retail space and four apartment units located at 3050 Madison Street in Land Use District 1 of the Village Review zone, the Village Segment of the Local Coastal Program, and within Local Facilities Management Zone 1. The City Planner has determined that this project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to section 15332 (In-fill Development Projects) of the State CEQA guidelines. Mr. Neu introduced Agenda Item 2 and stated Associate Planner Austin Silva would make the staff presentation. Mr. Silva gave a brief presentation and stated that an errata has been provided to the Commission to clarify that the Recommendation on page one of the staff report to also recommend approval of the Coastal Development Permit (CDP 15-37) as well as to revise Planning Commission Resolution No. 7210, page 4, Finding 3C to add "2016" after May on the fifth line of the paragraph. Mr. Silva stated that staff is recommending to remove condition No. 41 as it is not applicable to the project and concluded that he would be available to answer any questions. Chairperson Anderson asked if the parking study from May 2016 is the parking study that is ongoing. Mr. Silva stated yes, it is the parking study that was recently completed. Mr. Neu clarified that it refers to the first phase of the data that was presented on the field data collection of parking availability. Chairperson Anderson stated that several comment letters have been submitted from the public and wondered if Mr. Neu would respond to the purpose of the parking in lieu. Mr. Neu stated that the Village Plan initially was approved as a redevelopment plan and when the state eliminated redevelopment, the city converted it into a Master Plan so that it could be used to regulate development in the Village. Mr. Neu stated that parking has always been a challenge and as part of the Village Plan years ago, the program was created to allow the option for some land uses to buy parking credits and the city would have common facilities that could be used by everyone. Chairperson Anderson asked if there were any questions of staff. Commissioner Black asked where the drive thru at Taco Bell next to the property empties out into. Mr. Silva stated Carlsbad Village Drive. Commissioner Black asked if the drive thru goes around the back of the building. Mr. Silva stated yes. Commissioner Black asked if it is by the alley way. Mr. Silva replied that it is adjacent to the alley way. Commissioner Black asked if a traffic study has been done to see how many cars use the alley way. Mr. Silva stated no, a traffic study is not required of a project unless it meets a certain threshold of 500 average daily trips. Commissioner Siekmann asked if Mr. Silva would talk about the density and how the project meets the density. Mr. Silva stated that the Village Master Plan designates density for certain properties as the density requirements for districts one through four is 28 to 35 units per acre. Mr. Silva commented that the project meets the density requirements of 25 units per acre. Commissioner Segall asked if the project would fit within the design guidelines and what the public input has said. Mr. Silva stated that the draft Village and Barrio Master Plan meets the current standards. Mr. Silva added that the height requirement in the draft Village and Barrio Master Plan is 45 feet and the proposed project's building height is also 45 feet. Commissioner Segall inquired about parking. Mr. Neu stated that staff does not know what the parking recommendations will be as of yet since the last phase of the parking study has not been completed. Commissioner L'Heureux inquired about the city's requirements for the removal of above ground utility poles for projects. Mr. Geldert stated that the municipal code pertains to subdivisions that are developing with street frontage of 600 feet or more. Commissioner L'Heureux asked if there are not any requirements for projects such as this. Mr. Geldert replied stating no, the development of a single lot does not require Item #12 January 10, 2017 Page 110 of 115 Planning Commission Minutes November 16, 2016 Page 5 underground utilities. Commissioner L'Heureux asked if there are any requirements for any developers to participate in future improvement agreement for underground utilities. Mr. Geldert stated no. Commissioner Montgomery asked if the drive thru lane is adjacent to the alley. Mr. Geldert stated that there has not been any traffic issues in that area. Chairperson Anderson inquired about shrubbery and if there will be room for planting on Taco Bell's side of the wall after development. Mr. Silva stated that there is a small strip for landscaping opportunities on the other property. Chairperson Anderson stated that the wall is attractive for tagging and if that is any concern of Mr. Silva's. Mr. Silva stated no. Chairperson Anderson asked if there were any other questions of staff. Seeing none, she asked if the applicant wished to make a presentation. Tone Tonekaboni, 2652 Escala Circle, San Diego, made a brief presentation and stated that he would be available to answer any questions. Chairperson Anderson asked if there were any questions of the applicant. Chairperson Anderson asked if the landscaping is maintained by the Homeowner's Association (HOA) or the homeowner. Mr. Tonekaboni stated that there is not an HOA for an apartment building and that the property owner would maintain landscaping. Chairperson Anderson asked if the units are owned by one person. Mr. Tonekaboni stated yes. Chairperson Anderson asked if there were any further questions of the applicant. Seeing none, she asked if any members of the audience wished to speak on the item. Sheila McNulty, 3091 Jefferson Street, submitted a Jetter to the Commission, stated her concerns with parking overflow and the density in the alley. Barbara Boutelle, 3062 & 3070 Madison Street, stated her concerns with parking spaces. Deedee Trejo, 2442 Roosevelt Street, stated her concerns with parking and the project's feel in the Village. Robert Wilkinson, 2911 State Street, Suite I, stated that the project is the representative model of mixed use projects and thanked the Commissioner's for their comments regarding underground utilities. James Vitale, 3037 Jefferson Street, stated his concerns with density, the height of the building and the character of the neighborhood. Josh Hash, 946 Laguna Drive, stated that he would like the Commission to consider the project as a whole and stated his concerns with density and the building's height. Chairperson Anderson asked if there were any other members of the audience who wished to speak on the item. Seeing none, she asked if applicant could respond to the issues raised. Mr. Tonekaboni submitted a photo of the driveway to the Commission clarifying issues regarding the driveway. Commissioner L'Heureux asked what type of commercial tenants would occupy the building. Mr. Tonekaboni stated small businesses that would attract one to two cars per day. Chairperson Anderson asked if staff would like to respond to the issues raised. Mr. Silva stated that the Village and Barrio Master plan allows for building height of 45 feet. He stated that the applicant has provided a proposal that includes stepping back of the upper floors and on the sides of the building and complies with the design guidelines. Commissioner Montgomery asked what the City Planner considers the core of the Village. Mr. Neu stated that staff is evaluating that issue against the approved Master Plan which consists of nine land use districts. He stated that district one, the Carlsbad Village Center, is considered the core for the purposes of the Item #12 January 10, 2017 Page 111 of 115 Planning Commission Minutes November 16, 2016 Page 6 current plan that includes the project site and goes as far south as Oak Avenue. Mr. Neu concluded that staff is reevaluating what the core should be with the new Village and Barrio Master Plan that will support a certain amount of residential that will help support the commercial uses in the Village and help make those uses successful. Chairperson Anderson asked if district one requires mixed use. Mr. Neu stated yes, the goal in the commercial areas is to have the ground floor designated for commercial land uses so that pedestrians are encouraged to park in the Village and walk around for a more viable district. Commissioner L'Heureux asked if staff has done any kind of analysis regarding the alley and the amount of traffic that can be tolerated and handled. Mr. Geldert stated that most purposes of the alleys is to access parking that will keep driveways and curb cuts off the main streets providing nice sidewalks and additional street parking. He stated that the traffic load for the project is low enough that it does not require a specific study however, the alley can handle the traffic from higher densities and that the proposed project would generate less traffic than a medical office building that has continuance of clients. Commissioner Goyarts asked if the city could require the restaurant property owner to extend the drive thru to the street. Mr. Neu stated that there was desire to not add additional driveway cuts when the project was considered since the alley is already connected to Carlsbad Village Drive. Commissioner Black asked if there could be arrangements in utilizing the bank parking lot by a shared parking agreement rather than paying the in lieu fee. Mr. Silva replied stating that there would have to be a night and day time use of the parking lot or if the bank had surplus parking. Mr. Silva stated that since the bank hours of operation are during day time use, the shared parking agreement would not suffice. Commissioner Black asked if the parking lot located at the bank were filled to capacity during the day time. Mr. Silva stated no. Chairperson Anderson asked if the alley is a two way street. Mr. Geldert stated yes. Chairperson Anderson asked if there would be room for two cars to pass with parked cars on the side. Mr. Geldert stated that there is no parking along the alley and that the vehicles parked on their property are outside the right of way of the alley. Chairperson Anderson asked if the properties currently parking off the alley were redeveloped would they be allowed to have parking accessed from the alley or if they would have to reorient their property to face the main street. Mr. Geldert stated that it would preferred to have parking accessed from the alley. Commissioner Segall asked if the Commission had the right to legally hold off on making a decision on this item knowing that there is a whole new plan coming forward. Mr. Neu stated that the mechanism by which the city could hold up on considering new projects until the Master Plan were adopted would be to adopt a moratorium, an area would be determined and specify some rationale as to why a moratorium was necessary. He stated that ultimately that would be a decision for the City Council to make whether they felt it was important enough to forgo any additional projects and post pone them until a new plan was developed. Mr. Neu concluded that at this time, there is not a moratorium in place and staff is in a position to evaluate the proposals against the current plan. Mr. Kemp stated that the City Council is the body that makes the laws and the Planning Commission has been appointed to carry out those laws and evaluate the project by the rules and ordinances that are on the books. He stated that the City Council has not thought that there needs to be a moratorium, otherwise there would be one. Chairperson Anderson asked if the apartment manager would have some say so about how many cars are allowed to residents. Mr. Silva stated yes, the residents should be designated two spaces per unit. Chairperson Anderson asked if there were any other questions for staff. Seeing none, she closed public testimony. DISCUSSION Commissioner Montgomery stated that he could approve the project based on the findings. Commissioner Black stated that he can approve the project. Item #12 January 10, 2017 Page 112 of 115 Planning Commission Minutes November 16, 2016 Page 7 Commissioner Goyarts stated that he could also approve the project. Commissioner Siekmann agrees that the project meets the findings and stated that she could support the project. Commissioner L'Heureux stated that he has a problem with the architecture feeling too massive in the way that it is being portrayed and that he is having a difficult time in deciding that the project is compatible with the neighborhood. Commissioner L'Heureux commented that he does not think the design maximizes the use for the property owner is the best for the community. He stated that he cannot support the project. Commissioner Segall stated that he will have to support the project. Chairperson Anderson stated that she could support the project. MOTION ACTION: Motion by Commissioner Segall and duly seconded by Commissioner Siekmann that the Planning Commission adopt Planning Commission Resolution No. 7210 recommending approval of Major Review Permit RP 15-16 and Coastal Development Permit CDP 15-37 to the City Council based on the findings and subject to the conditions contained therein including the errata sheet presented and deleting condition No. 41. VOTE: 6-1-0 AYES: Chairperson Anderson, Commissioner Black, Commissioner Goyarts, Commissioner Montgomery, Commissioner Segall and Commissioner Siekmann NOES: Commissioner L'Heureux ABSENT: None ABSTAIN: None RECESS Chairperson Anderson closed the public hearing on Agenda Item 2 and called for a 6 minute recess at 8:00 p.m. MEETING CALLED TO ORDER Chairperson Anderson called the meeting to order at 8:10 p.m. with all Commissioners present. Chairperson Anderson asked Mr. Neu to introduce the next item and opened the public hearing on Agenda Item 3. 3. MP 10-01(8)/CT 16-05/PUD 16-06 -QUARRY CREEK -PA R-4 (WEST) -Request for a determination that the project is within the scope of the previously certified Quarry Creek Master Plan EIR and that the EIR adequately describes the activity for the purposes of CEQA; and a request for approval of a Master Plan Amendment, Tentative Tract Map and Planned Development Permit for 56 single-family homes within Planning Area R-4 of the Quarry Creek Master Plan, located on the north side of Marron Road and adjacent to the western terminus of Adobe Springs Road, in Local Facilities Management Zone 25. Mr. Neu introduced Agenda Item 3 and stated Associate Planner Shannon Werneke would make the staff presentation. Ms. Werneke gave a brief presentation and stated she would be available to answer any questions. Chairperson Anderson asked if there were any questions of staff. Commissioner Segall asked if there are requirements regulating what kinds of curtailments could be on the roof deck not specifying gas or coal burning and if there is an interest to restrict coal burning barbeques. Item #12 January 10, 2017 Page 113 of 115 Planning Commission Minutes November 16, 2016 Page 8 Ms. Werneke stated that she would defer the question to the applicant, stated that she does not think that there are any concerns and that there is a gas stub out on the roof plan for a gas barbeque. Chairperson Anderson asked if there were further questions of staff. Seeing none, she asked if the applicant wished to make a presentation. Jack Robson, Suite 600, 4365 Executive Drive, San Diego, made the presentation and stated that he will be available to answer any questions. Chairperson Anderson asked if there were any questions of the applicant. Commissioner Goyarts asked if the 56 single family homes will have access to the recreation center. Mr. Robson stated yes. Commissioner Goyarts asked why the pool would not be available for use while the recreation center is open. Mr. Robson stated that there were certain criteria as to what areas would be open by occupancy and added that the pool would be opened by the 75th or by the 1001h occupancy. Mr. Robson stated that the rec center will need to be completed by the 55th occupancy. Commissioner Siekmann asked if flags were allowed on the roof decks. Mr. Robson stated that since umbrellas would be seen from the public street above the railing, there are private yard areas where residents could post flags however, flag poles may be restricted from the roof decks. Commissioner Montgomery asked if the roof decks are located towards the rear end of the houses. Mr. Robson stated yes. Chairperson Anderson asked if there were any further questions of the applicant. Seeing none, she asked if any members of the audience wished to speak on the item. Seeing none, Chairperson Anderson opened and closed public testimony. DISCUSSION Commissioner Montgomery stated that he could support the project. Commissioner Black stated that he could approve the project. Commissioner Goyarts stated that he could also approve the project. Commissioner Siekmann stated that she could support the project. Commissioner L'Heureux stated that he could approve the project. Commissioner Segall stated that he could support the project. Chairperson Anderson stated that she could also support the project. MOTION ACTION: Motion by Commissioner Segall and duly seconded by Commissioner L'Heureux that the Planning Commission adopt Planning Commission Resolution No. 7209 recommending approval of a Master Plan Amendment (MP 10-01 (B)), Tentative Tract Map (CT 16-05) and Planned Development Permit (PUD 16-06) based on the findings and subject to the conditions therein including an errata sheet. VOTE: 7-0 AYES: Chairperson Anderson, Commissioner Black, Commissioner Goyarts, Commissioner L'Heureux, Commissioner Montgomery, Commissioner Segall and Commissioner Siekmann NOES: None ABSENT: None ABSTAIN: None Item #12 January 10, 2017 Page 114 of 115 Planning Commission Minutes November 16, 2016 Page 9 Chairperson Anderson closed the public hearing on Agenda Item 3. COMMISSION COMMENTS Chairperson Anderson wished the Commission a Happy Thanksgiving. CITY PLANNER COMMENTS None. CITY ATTORNEY COMMENTS None. ADJOURNMENT By proper motion, the Regular Meeting of the Planning Commission of November 16, 2016 was adjourned [p~ DON NEU City Planner Farah Nisan Minutes Clerk Item #12 January 10, 2017 Page 115 of 115 AFFIDAVIT OF MAILING NOTICE OF PUBLIC HEARING ro: cmc~~ DATE OF PUBLIC HEARING: ____ l-+-t --~--~ 0--+/___,_\~-~__:__--~---- SUBJECT: Gu cw~. (}£QJ..( LocATION: . t2ro C.WtskGA \J~\~ ~ . DATE NOTICES MAILED TO PROPERTY OWNERS: / :A/;J. 9// Lf NUMBER MAILED: j [JL/ -~ • I declare under penalty of pe~ury 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 (Date) SENT TO FOR PUBLICATION VIA E-MAIL TO: ~ni011 T1 ibune _ _:__ ~ CoastNews PUBLICATION DATE: Union Tribune ------~~---------------- Coast News.~\:..=...t----<~ ~~b+Y--f-/W---'-----~ I declare under penalty of pe~ury under the laws of the State of California that I am employed by the City of Carlsbad in the City Clerk's Office a fi regoing is true and :;:· !L--/1 q lllf . , I Attachments: 1) Mailing Labels 2) Notice w/ attachments 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 Chamber, 1200 Carlsbad Village Drive, Carlsbad, California, at 6:00p.m. on Tuesday, January 10, 2017, to consider approving a determination that the project is within the scope of the previously certified Quarry Creek Master Plan EIR and that the EIR adequately describes the activity for the purposes of CEQA; and to consider approving a Master Plan Amendment, Tentative Tract Map and Planned Development Permit for 56 single-family homes within Planning Area R-4 of the Quarry Creek Master Plan, located on the north side of Marron Road and adjacent to the western terminus of Adobe Springs Road, in Local Facilities Management Zone 25 and more particularly described as: Portion of Lot 4 of Carlsbad Tract Map CT 11-04, in the City of Carlsbad, County of San Diego, State of California, according to map thereof no. 16038, filed in the Office of the County Recorder of San Diego, on July 10, 2015 Whereas, on November 16, 2016 the City of Carlsbad Planning Commission voted 7-0 to recommend approval of a Master Plan Amendment, Tentative Tract Map and Planned Development Permit to determine that the project is within the scope of the previously certified Quarry Creek Master Plan EIR and that the EIR adequately describes the activity for the purposes of CEQA; and a request for approval of a Master Plan Amendment, Tentative Tract Map and Planned Development Permit for 56 single-family homes within Planning Area R-4 of the Quarry Creek Master Plan, located on the north side of Marron Road and adjacent to the western terminus of Adobe Springs Road, in Local Facilities Management Zone 25. Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. Copies of the staff report will be available on and after Thursday, January 5, 2017. If you have any questions, please contact Shannon Werneke in the Planning Division at (760) 602-4621 or shannon. werneke@carlsbadca. gov. If you challenge the Master Plan Amendment, Tentative Tract Map and/or the Planned Development Permit in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City of Carlsbad, Attn: City Clerk's Office, 1200 Carlsbad Village Drive, Carlsbad, CA 92008, at or prior to the public hearing. CASE FILE: MP 10-01(B)/CT 16-05/PUD 16-06 CASE NAME: QUARRY CREEK-PA R-4 (WEST) PUBLISH: FRIDAY, DECEMBER 30, 2016 CITY OF CARLSBAD CITY COUNCIL 09 ~9/09 ~g® fiJaNrJ :Jalle aiQ!llldwo:J ww L9 x ww gz :fllWJOJ ap auanb!H UiMt!B 167 040 38 00 State Of California Dept Fish & Game 1701 Nimbus Rd #A Gold River, CA 95670 167 040 45 00 Presidio Cornerstone Q C LLC Co 601 Carlson Pkwy #200 Minnetonka, MN 55305 167 040 so 00 Presidio Cornerstone Q C LLC Co 601 Carlson Pkwy #200 Minnetonka, MN 55305 -~ ~ 167 040 53 00 Presidio Cornerstone Q C LLC Co 601 Carlson Pkwy #200 Minnetonka, MN 55305 167 040 56 00 Presidio Cornerstone Q C LLC Co 601 Carlson Pkwy #200 Minnetonka, MN 55305 167 10133 00 Trails Of Calavera Hills Homeowners Assn 5651 Palmer Way #A Carlsbad, CA 92010 167 52102 00 Edie Family Trust 3400 Seacrest Dr Carlsbad, CA 92008 167 521 OS 00 Bruner Family Trust 3541 Simsbury Ct Carlsbad, CA 92010 167 52108 00 Gibbs Thomas A & Irene R 3533 Simsbury Ct Carlsbad, CA 92010 167 5211100 Dowler Jeffrey K & Meckes Kay J 3525 Simsbury Ct Carlsbad, CA 92010 09 ~9/09 ~S® AJ811't} lll!M 8fQ!llldWO:J .. 9/S l X "~ 8Z!S 18Qill • 167 040 39 00 State Of California Dept Fish & Game 1701 Nimbus Rd #A Gold River, CA 95670 167 040 46 00 Presidio Cornerstone Q C LLC Co 601 Carlson Pkwy #200 1 Minnetonka, MN 55305 ' '\ : 167-040 51 00 ' Presidio Cornerstone Q C LLC Co 601 Carlson Pkwy #200 Minnetonka, MN 55305 r 167 o4o s4 oo 1 Presidio Cornerstone Q C LLC Co 601 Carlson Pkwy #200 :I Minnetonka, MN 55305 II! 167 040 57 00 Presidio Cornerstone Q C LLC Co 601 Carlson Pkwy #200 1 Minnetonka, MN 55305 I i I 167 5016100 Fraser Graham T & Ann H Family Trust 2119 Oceanview Rd Oceanside, CA 92056 .• : 167 521 03 00 Salonek Family Trust , 3545 Simsbury Ct I : ] l Carlsbad, CA 92010 I • ( 167 521 06 00 I' : : Cahill John J & Constance J 3537 Simsbury Ct : ' Carlsbad, CA 92010 ! : 167 52109 00 i Rodrigues Vincent H & Nascimenta L I 1990 i 3529 Simsbury Ct ': Carlsbad, CA 92010 167 52112 00 ·I Young Blain N & Kelly · 1 3523 Simsbury Ct . I · Carlsbad, CA 92010 167 040 44 00 Presidio Cornerstone Q C LLC Co 601 Carlson Pkwy #200 i Minnetonka, MN 55305 I, I 1 i 167 040 49 00 'I 1 , 1 Presidio Cornerstone Q C LLC Co I 601 Carlson Pkwy #200 Minnetonka, MN 55305 , I 167 o4o s2 oo Presidio Cornerstone Q C LLC Co 601 Carlson Pkwy #200 1 Minnetonka, MN 55305 ' i -------- 167 040 55 00 Presidio Cornerstone Q C LLC Co 601 Carlson Pkwy #200 Minnetonka, MN 55305 167 1013100 Knolls Of Cal avera Hills Homeowners 1 Assn 2182 S El Camino Real #209 I I 1 • Oceanside, CA 92054 ·, I 167 s21 o1 oo I , , Rosi Family Trust , 3549 Simsbury Ct Carlsbad, CA 92010 167 52104 00 Newell Maureen G Trust 3543 Simsbury Ct Carlsbad, CA 92010 167 52107 00 , Cowart Jonathan & Cameron Shelley , 3535 Simsbury Ct I : Carlsbad, CA 92010 '' I : I 167 52110 oo ; ' Cooluris Charles P '. ' ' 1 3527 Simsbury Ct I , : , Carlsbad, CA 92010 : ! 167 52113 00 ' Hourigan Patrick R & Jane K . ' 3521 Simsbury Ct Carlsbad, CA 92010 1 label size 1" x 2 5/8" compatible with Avery ®5160/8~ 60 • I • Etiquette de format 25 mm x 67 mm compatible avec Avery ®5160/8160 167 52114 00 Meridith Mark T & Sarah L 3519 Simsbury Ct Carlsbad, CA 92010 167 52117 00 Beretz Charles D & Nancy L 3513 Simsbury Ct Carlsbad, CA 92010 167 52120 00 Jelks John W Jr & Danielle N 3206 Via Tonala Carlsbad, CA 92010 167 52123 00 Ryon Family Trust 1686 Brady Cir 1 Carlsbad, CA 92008 ! 167 521 26 00 Groves Family Trust 7523 Magellan St I Carlsbad, CA 92011 I 167 52129 00 Goodrick Jeffrey A & Nashallako A · 3555 Simsbury Ct Carlsbad, CA 92010 1 167 521 32 00 I I Seluga James A & Christina A 1 3550 Simsbury Ct Carlsbad, CA 92010 . 167 521 35 00 Gilroy John W & Barbara J i 1919 Tawny Oaks Dr Kingwood, TX 77345 167 52138 00 : Leuer Michael A 3538 Simsbury Ct Carlsbad, CA 92010 167 5214100 Croke Family Living Trust 3532 Simsbury Ct 1 Carlsbad, CA 92010 14N!A 09U:l/09~9® !iJ8A'if 08fll! 81q!l8dWOO WW L9 X WW 9G lBWJOJ ap auanb!H 09 ~B/09 ~9® !iJ8A'rj 4l!M 81q!lBdWOO .. B/9 G X"~ 8Z!S 18qBI , 167 52115 00 I ' Lynn DouglasS & Gail J I 3517 Simsbury Ct . Carlsbad, CA 92010 167 52118 00 Lichtman Michael J Trust 3511 Simsbury Ct Carlsbad, CA 92010 167 5212100 Cassidy Mae M 3505 Simsbury Ct 1 Carlsbad, CA 92010 167 52124 00 Towner Jeremy & Dianne 3504 Simsbury Ct Carlsbad, CA 92010 • 167 521 27 00 : Verona Family Trust 4141 Parkside PI Carlsbad, CA 92008 . 167 521 30 00 · Hamilton Joshua S & Julie A • 1 3553 Simsbury Ct Carlsbad, CA 92010 . : ! 167 52133 00 Waldrip Amanda M 3548 Simsbury Ct Carlsbad, CA 92010 167 521 36 00 Gibson Chad & Dunn Tammy . 3542 Simsbury Ct •1 Carlsbad, CA 92010 I ! I 167 52139 00 1 Myers Living Trust 3536 Simsbury Ct 1 Carlsbad, CA 92010 : . • I ! . 167 521 42 00 1 Kunoth Kurtis & Laura L I · 3530 Simsbury Ct / Carlsbad, CA 92010 167 52116 00 Davis J Randall & Woo Kimberley 3515 Simsbury Ct Carlsbad, CA 92010 ' 167 52119 00 Vega D Maxx & Tammy D 3509 Simsbury Ct Carlsbad, CA 92010 167 52122 00 Wade Katie 3500 Simsbury Ct Carlsbad, CA 92010 • i 167 521 25 00 Bennett T D & Deborah A Revocable . , Trust 3554 Simsbury Ct I I : 1 1 Carlsbad, CA 92010 167 52128 00 Foroughi Shawn 3560 Simsbury Ct Carlsbad, CA 92010 167 5213100 Blue Dennis M & Linda M Living Trust 1975 Seabreeze Ct , Encinitas, CA 92024 167 52134 00 Kotecha Family Trust , 11 E Le Roy Ave ' Arcadia, CA 91006 ' 167 52137 00 Haslam Michael D & Lynn A Revocable 1995 3540 Simsbury Ct Carlsbad, CA 92010 167 52140 00 Marashi Saeid M & Robabe · Po Box 9 Carlsbad, CA 92018 167 52143 00 Blue Dennis M & Linda M Living Trust 1975 Seabreeze Ct Encinitas, CA 92024 label size 1" x 2 5/8" compatible with Avery ®5160/8160 Etiquette de format 25 mm x 67 mm compatible avec Avery ®5160/8160 09 U?/09 ~9® li.J911V :!9/\B 91Q!lBdWO:J WW L9 X WW 96 lBWJOJ ap auanb!B 167 52144 00 Wilkins Kevin & Sheila D 3526 Simsbury Ct Carlsbad, CA 92010 167 52147 00 Headrick Monica A Living Trust 3520 Simsbury Ct Carlsbad, CA 92010 167 52150 00 Arriaga Maria 3514 Simsbury Ct Carlsbad, CA 92010 167 52153 00 Lichtman Michael J Trust 3511 Simsbury Ct Carlsbad, CA 92010 167 52156 00 Knolls Of Calavera Hills Homeowners Assn 3900 Harney St San Diego, CA 92110 167 52159 00 Knolls Of Calavera Hills Homeowners Assn 3900 Harney St San Diego, CA 92110 167 522 4100 Knolls Of Calavera Hills Homeowners Assn 3900 Harney St San Diego, CA 92110 AM¥!1 09 ~B/09 ~9® li.Jall'rJ lll!M 91Q!lBdWO:J .. B/9 G X .. ~ 9Z!S 18QBI , I, ! 167 52145 00 Roy Jared & Seipp-Roy Peggy 3524 Simsbury Ct Carlsbad, CA 92010 167 52148 00 Osgood Living Trust 3518 Simsbury Ct Carlsbad, CA 92010 167 5215100 Rechlin Christopher W & Janis L 3512 Simsbury Ct Carlsbad, CA 92010 167 52154 00 Cummings Alan & Ogrady-Cummings , Maureen • i 3506 Simsbury Ct • i Carlsbad, CA 92010 1 1 167 521 57 00 I I Knolls Of Calavera Hills Homeowners , , ! Assn , ' 3900 Harney St · ., San Diego, CA 92110 167 52160 00 Knolls Of Calavera Hills Homeowners Assn 3900 Harney St : San Diego, CA 92110 167 522 42 00 Knolls Of Calavera Hills Homeowners Assn 3900 Harney St 1 San Diego, CA 92110 167 52146 00 Runzel Steven N & Patricia J Family 3522 Simsbury Ct Carlsbad, CA 92010 167 52149 00 Groves Family Trust 7523 Magellan St Carlsbad, CA 92011 167 52152 00 Pittman David B & Jeanette M 3510 Simsbury Ct Carlsbad, CA 92010 167 52155 00 Knolls Of Calavera Hills Homeowners Assn 3900 Harney St San Diego, CA 92110 167 52158 00 Knolls Of Calavera Hills Homeowners Assn 3900 Harney St San Diego, CA 92110 167 52218 00 ' Ghafarian Laya 543 Bliss Ct San Jose, CA 95136 I : i ; I label size 1" x 2 5/8" compatible with Avery ®5160/8;160 Etiquette de format 25 mm x 67 mm compatible avec Avery ®5160/8160 I ,. : I AH3J\V-O~-OOS-L WOJ"AJ9Ae'MMM CARLSBAD UNIFIED SCHOOL DISTRICT 6225 EL CAMINO REAL CARLSBAD CA 92011 SAN DIEGUITO SCHOOL DISTRICT 710 ENCINITAS BLVD ENCINITAS CA 92024 CITY OF ENCINITAS 505 S VULCAN AV ENCINITAS CA 92024 CITY OF VISTA 200 CIVIC CENTER DR VISTA CA 92084 STATE OF CALIFORNIA DEPT OF FISH AND WILDLIFE 3883 RUFFIN RD SAN DIEGO CA 92123 SAN DIEGO LAFCO STE 200 9335 HAZARD WAY SAN DIEGO CA 92123 U.S. FISH & WILDLIFE STE 250 2177 SALKAV CARLSBAD CA 92011 CARLSBAD CHAMBER OF COMMERCE 5934 PRIESTLEY DR CARLSBAD CA 92008 r Jwdn-dOd pJoqaJ a( Ja(~A~J : ap U!J8 aJn4)84 8(1? Za!(daij l.Uawa6Je4) ap suas SAN MARCOS SCHOOL DISTRICT STE 250 255 PICO AV SAN MARCOS CA 92069 T LEUCADIA WASTE WATER DISTRICT TIM JOCHEN 1960 LA COSTA AV CARLSBAD CA 92009 CITY OF SAN MARCOS 1 CIVIC CENTER DR SAN MARCOS CA 92069-2949 VALLECITOS WATER DISTRICT 201 VALLECITOS DE ORO SAN MARCOS CA 92069 REGIONAL WATER QUALITY CONTROL BOARD STE 100 2375 NORTHSIDE DR SAN DIEGO CA 92108-2700 AIR POLLUTION CONTROL DISTRICT 10124 OLD GROVE RD SAN DIEGO CA 92131 CA COASTAL COMMISSION ATIN KANANI BROWN STE 103 7575 METROPOLITAN DR SAN DIEGO CA 92108-4402 MICHAEL MCSWEENEY-BIA SD STE 110 9201 SPECTRUM CENTER BLVD SAN DIEGO CA 92123-1407 ' vua6p3 dn-dod asodxa I ! O:j. aU!( 6UO(e puaa -Jaded paa~ I' -T ' I I I ®09LS ®AH3./\V :(.!Jeqe6 a1 zasm:r.n Ja(ad ~ sarpel sananb!:r.~ ENCINITAS SCHOOL DISTRICT 101 RANCHO SANTA FE RD ENCINITAS CA 92024 OLIVENHAIN WATER DISTRICT 1966 OLIVENHAIN RD ENCINITAS CA 92024 CITY OF OCEANSIDE 300 NORTH COAST HWY OCEANSIDE CA 92054 I.P.U.A. SCHOOL OF PUBLIC ADMIN AND URBAN STUDIES SAN DIEGO STATE UNIVERSITY SAN DIEGO CA 92182-4505 SD COUNTY PLANNING STE 110 5510 OVERLAND AV SAN DIEGO CA 92123-1239 SANDAG STE 800 401 B ST SAN DIEGO CA 92101 AIRPORT LAND USE COMMISSION SAN DIEGO CO. AIRPORT AUTHORITY PO BOX 82776 SAN DIEGO CA 92138-2776 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DRIVE CARLSBAD CA 92008 ' I ! ®09LS a:r.erdwa1 ®A.laNf! asn s1aqe1 ®laad .Ase3 City Council January 10, 2017 Agenda Item No. 12 Quarry Creek –Planning Area R-4 (West) MP 10-01(B)/CT 16-05/PUD 16-06 City Staff: Don Neu, City Planner 1 Location Map MARRONRD ADO B E SPRINGSRDS I M S B U R Y CT MP 10-01(B) / CT 16-05 / PUD 16-06 Quarry Creek PA R-4(WEST) SITE MAP PA LOMAR AIR P O RT RDELCAMREAL LA COS TA AVCARLSBADBLCARLSBADVILLAGEDRELCAMINOREAL MELR OSED RAVIARAPY RANC HO S ANTAFERDCOLL EGEBL2 TAMARACKAVHAMDEN WYCHESHIRE AV SIMSBURY CT 0 300 600150 Feet MP 10-01(B) / CT 16-05 / PUD 16-06 Quarry Creek PA R-4(WEST) 3 Looking North at Open Space TAMARACKAVHAMDEN WYCHESHIRE AV SIMSBURY CT 0 300 600150 Feet MP 10-01(B) / CT 16-05 / PUD 16-06 Quarry Creek PA R-4(WEST) 4 Marron Road –Looking Southeast TAMARACKAVHAMDEN WYCHESHIREAV SIMSBURY CT 0 300 600150 Feet MP 10-01(B) / CT 16-05 / PUD 16-06 Quarry Creek PA R-4(WEST) 5 Looking West at Open Space/Trails TAMARACKAVHAMDEN WYCHESHIRE AV SIMSBURY CT 0 300 600150 Feet MP 10-01(B) / CT 16-05 / PUD 16-06 Quarry Creek PA R-4(WEST) 6 Looking South Across Site TAMARACKAVHAMDEN WYCHESHIREAV SIMSBURY CT 0 300 600150 Feet MP 10-01(B) / CT 16-05 / PUD 16-06Quarry Creek PA R-4(WEST) 7 Planning Area R-4 (WEST) Phase 2 #1 #2 *56 single- family units 8 Site PlanN 56 single family homes Two and three- stories tall Minimum lot size of 3,100 SF Access provided by driveways off Adobe Springs Road and Marron Road Two-car garage per unit and 16 on-street parking spaces 9 Density Minimum density for R-4 per Master Plan: 12 du/ac Proposed density for R-4 (WEST): 9.7 du/ac When combined with R-4 EAST (13.2 du/ac), overall density = 12 du/ac 10 Inclusionary Housing SDP for affordable housing approved by PC 3/16/16 33% or 188 market rate permits can be issued with approval of the SDP 33% or 188 units when foundation is complete Remaining units (34% or 196 units) can be released when certificate of occupancy is issued 11 Quarry Creek Community Recreation Area (P-3) Approved by PC; near building permit issuance Rec. building shall be completed prior to occupancy of 55th unit in R-3/R-4 Pool to be completed prior to occupancy of 100th unit in R-3/R-4 Entire facility shall be completed prior to occupancy of 155th unit 12 Two-story units Three-story units Three-story street scene 13 Two-story, Spanish Mediterranean 14 Two-story Tuscan 15 Two-story Craftsman 16 Three-story Spanish Mediterranean 17 Three-story Tuscan 18 Three-story Craftsman 19 Master Plan Amendment Allow for detached single-family product on fee simple lot with minimum size of 3,100 SF in PA R-4 Allow for driveways off Marron Road for SFRs Allow for slump stone block for community walls Allow for street trees in private lots to meet intent of landscape standards 20 Planning Commission •Recommended approval (7-0-0) November 16, 2016 •Supportive of request to add single-family product type to the Quarry Creek Master Plan •No public comments received •No additional public comments received to date 21 CEQA Quarry Creek Master Plan evaluated pursuant to EIR 11-02 Certified by City Council on April 2, 2013 Proposed project falls within the scope of the EIR No new impacts identified Pursuant to CEQA §15168(C)(2), no additional CEQA review required 22 Compliance Density Design Parking Recreation area Inclusionary housing 23 Recommendation INTRODUCE an Ordinance to approve Master Plan Amendment MP 10-01(B) and ADOPT a Resolution to approve Tentative Tract Map CT 16-05 and Planned Development Permit PUD 16- 06 for 56 single-family homes in Planning Area R-4 (WEST) of the Quarry Creek Master Plan. 24 25 26 Roof Deck, Two-Story Home Roof Deck 510-583 SF 27 Roof Deck, Three-Story Home Roof Deck 291-351 SF 28