HomeMy WebLinkAbout1993-02-22; Parks & Recreation Commission; 293-4; Parkland dedication proposal - Carrillo RanchPARKS & RECREATION COMMISSION - AGENDA BILL
MTG.
DEPT.
TITLE: PARKLAND DEDICATION
•' PROPOSAL/CARRILLO RANCH
(ZONE 18 LFMP) (ACTION)
RECOMMENDED ACTION:
Review Parkland Dedication proposal from representatives of the Master Plan Development
for Zone 18 LFMP. Review staff report and consider recommendations of the Carrillo
Ranch Subcommittee, make appropriate comments and direct staff accordingly with respect
to the dedication of parkland as required from the Rancho Carrillo Master Plan.
ITEM EXPLANATION;
As a requirement of the Master Plan Development for Rancho Carrillo (Zone 18 LFMP), the
dedication of land for park purposes needs to be secured. Staff has met with representatives
of the developers of Zone 18 with regards to parkland dedication. In addition, the offer(s) for
parkland dedication have been reviewed with the Carrillo Ranch Subcommittee. The
Subcommittee is representative of a number of City boards and commissions whose purpose is
to review the park dedication proposals, make recommendations and keep their respective
boards or commissions abreast of progress relative to this issue.
City staff and the Carrillo Subcommittee have met many times over the previous year to review,
discuss and make recommendations relative to offers of dedication for parkland in Zone 18 of
the Local Facilities Management Plan. The subcommittee has responded to the Environmental
Impact Report for the Rancho Carrillo Master Plan Development, has kept their respective
commissions informed of the status of the committee and its recommendations and is currently
in the process of completing a report outlining what the committee feels are essential
characteristic, desireable and undesireable characteristics in terms of future development of the
park site.
Attached as Exhibit 1 is the developers proposal for parkland dedication which is a requirement
of Zone 18 LFMP "Rancho Carrillo Master Plan". Albeit the subcommittee has not been
presented with this specific park proposal, they were presented with a proposal which is very
similar to this proposal several months ago. Attached as Exhibit 2 is the Subcommittee's
recommendation regarding the Parkland Dedication proposal for Zone 18. Representatives of
the Master Plan applicants will make a presentation regarding their offer for parkland
dedication and staff will follow with a presentation on the recommendations of the
subcommittee.
As stated in the memo from Rick Engineering (Exhibit 1), subsequent to the approval of
parkland offered for dedication, an official agreement will also be necessary which will define
a number of other issues which may need to be resolved in addition to the acceptance of any
land offered for dedication. Therefore, the action before the Commission is to:
1) Make a recommendation regarding the land currently being offered to
meet the Parkland Dedication requirements, and
2) Comment upon additional issues needing to be addressed and resolved in
the parks agreement which is a requirement of the Master Plan.
--• 233) Direct staff accordingly
PAGE 2, AB #
EXHIBITS;
1. Parkland Dedication proposal - Memo, Rick Engineering (February 11, 1993)
2. Carrillo Ranch Subcommittee Recommendation - Memo, (February 8, 1992)
3. Previous correspondence relating to park dedication/Carrillo Ranch
o v.
PARKS & RECREATION COMMISSION - AGENDA BILL
AB*
MTG.
DEPT.
TITLE:
-PARKLAND DEDICATION PROPOSAL/
CARRILLO RANCH (ZONE 18 LFMP)
(Action)
RECOMMENDED ACTION:
Receive a proposal for Parkland Dedication for Zone 18 LFMP (Carrillo Ranch), make
appropriate comments. Take no action regarding offer for Parkland Dedication pending
staff review of the Environmental Impact Report for the Zone 18 Master Plan.
ITEM EXPLANATION:
Several months ago, Rick Engineering Company approached City staff with a
preliminary proposal for Parkland Dedication relating to Zone 18 of the Local Facilities
Management Plan. Staff requested the Commission to reactivate the Carrillo Ranch
subcommittee (EXHIBIT 1), whose primary goal was to make recommendations
regarding the dedication of additional property which would fulfill the requirement of the
developers to provide an additional 8.5 acres of parkland. The subcommittee
completed that task (EXHIBIT 2) and a preliminary report was given to the Parks and
Recreation Commission during the April Commission meeting. Pending review of the
Environmental Impact Report (E.I.R.) for the Zone 18 Master Plan which will be
submitted shortly to the Planning Department, staff will return to the Commission with
the recommendation of the subcommittee in a final report. Should the E.I.R. reveal
undesirable constraints related to the recommendations for additional Parkland
Dedication, the subcommittee may alter their recommendation.
Rick Engineering Company has specifically requested to address the Commission
during the June meeting with a presentation of their most recent proposal for Parkland
Dedication (EXHIBIT 3). The proposal was presented to the Carrillo Ranch
subcommittee during their May 29 meeting, however the committee took no action of
support.
Staff believes that any action relative to Parkland Dedication recommendations would
be premature at this time, pending review of the E.I.R. which should be available to the
City on June 15, 1992. Contingent upon that review, staff will return to the commission
with a final report and recommendations of the subcommittee.
EXHIBITS:
1 . Carrillo Ranch Subcommittee (Action)
2. Recommendations for Parkland Dedication/Carrillo Ranch
3. Letter from Rick Engineering Company - Parks and Recreation Commission
Hearing; June 15, 1992
-- 61
OljDjfc
WP51 \AGENDA.BLS\692-5.DED
PARKS & RECREATION COMMISSION - AGENDA BILL
AB* XM^-I
MTG. A
DEPT.
Wao/<p
pv&
TITLE: CARRILLO RANCH
SUBCOMMITTEE (ACTION)
RECOMMENDED ACTION:
Review subcommittee progress to date and take appropriate action.
ITEM EXPLANATION:
Several years ago a subcommittee representing members of the Parks and Recreation,
Historic Preservation and Arts Commission was formed to review the stabilization work
at Carrillo Ranch currently being performed and made possible through a grant award
by the State office of Historic Preservation. Upon review and determination of priorities
for the actual structure stabilization and the award of contract for that work, the
committee became dormant.
In October 1991 staff recommended to the Commission to re-activate the committee
because the master plan process for Zone 18 was currently underway. As part of the
Master Plan for Zone 18, the developers are required to dedicate an additional 8.5
acres of parkland. Rick Engineering, the project consultants approached City staff with
preliminary park dedication plans. Staff believed it would be beneficial to reactivate the
subcommittee in order to receive input from various commissions and to report back
to the respective commission concerning the future development of the Carrillo Ranch.
To the extent that the future park dedication of 8.5 acres was recommended to be
immediately adjacent to the Carrillo Ranch, the identification and securing of that
parkland was considered paramount to the ultimate master planning of the park site.
Therefore, the principle focus of the committee was to recommend which parcels of
land totaling 8.5 acres should be required by the developers to meet their park
dedication requirement.
The Committee has come to a consensus on the land which would be most beneficial
in terms of park dedication. Staff will present those findings to the Commission along
with the reasoning for those findings.
Although several members of the committee are requesting to continue with the master
planning for the Carrillo Ranch, staff believes that at this point, such committee
proceedings are premature in that funding for the master planning process is not
scheduled in the CIP until 1993-94. Staff anticipates the necessity to meet one or two
more times to finalize a report of committee findings and possibly to review a
conceptual plan which may be forthcoming by Rick Engineering in the near future for
the park site based upon the recommendations made by the committee.
- 017EXHIBIT: u A '
1. P & R Commission Agenda 791-4 t-%/ii-rnTT 1
2. P & R Commission Agenda 1091-10 'EXHIBIT 1
PARKS & RECREATION COMMISSION - AGENDA BILL
MTG. %XM 15" 9(
DEPT.
TITLE: RANCHO CARRILLO MASTER
PLAN (ACTION)
RECOMMENDED ACTION: C\
Review presentation from Rick Engineering Company regarding the Raneho Carrillo
Master Plan (Zone 18 Local Facilities Management Plan). After review, discussion and
comments, your action would be to approve in concept and direct staff to further evaluate
the park proposal with Planning and Engineering staff and return to the Commission with
specifics for further consideration.
ITEM EXPLANATION:
Rick Engineering Company is preparing a Master Plan for the Local Facilities
Management Plan for Zone 18. As part of the Master Plan, issues related to the park
requirements specifically that related to the Carrillo Ranch need tc ?e addressed. Bob
Ladwig and Robert Wilkinson of Rick Engineering will discuss the proposed Master Plan
and review specific proposals related to the location and expansion of additional park
acreage relevant to the Carrillo Ranch site. Staff will be available to assist with any
questions related to the presentation.
FISCAL IMPACT:
EXHIBITS;
1. Letter from Robert Wilkinson, Rick Engineering Company, July 3, 1991
o
o01 ^
( " — 63
§ EXHIBIT 1
July 3, 1991
1959 Palomar Oaks Wav
Suiic200
Carlsbad. CA 9200V
(619)431-8200
FAX: (6IS» 931.1
RICK ENGINEERING Q)Mi>ANY
Mr. David Bradstreet
Director of Parks and Recreation
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, California 92009
SUBJECT: RANCHO CARRILLO MASTER PLAN - CITY PARK EXPANSION
(RICK ENGINEERING JOB NUMBER 11348)
Dear Dave:
Thank you for taking the time to meet with Bob Ladwig and me on
June 17, 1991. It appeared from our discussion that the location
and preliminary thinking on the expansion of the Rancho Carrillo
community park' is headed in the right direction. As we mentioned
to you, we have targeted the 15th of this month to submit our
amendment to the master plan. We would also like to come before
your commission on that date to brief them on this work and
"nitiate a discussion of their views on the park expansion.' I have
^nclosed an exhibit showing our proposed location for the expansion
and will try to have more on this for the commission to review. I
will check with you prior to the 15th to insure that ve are on the
agenda and coordinate our presentation.
Sincerely,
ENGINEERING COMPANY
Robert E. Wilkinson
Director of Design
REW:rab.015
Enclosure
cc: Mr. Kurt Puttkammer, James Leary Architecture and Planning
Mr. Jon Werner, Pacific Scene
Mr. Jim Omsberg, UDC Homes
Mr. Herb Palmtag, UDC Homes
Mr. Glenn Rick, UDC Homes
Mr. Don Woodward, Woodward/Merrill Lynch
Mr. Keith Beverly, City of Carlsbad Parks Department
Mr. Edward N. Domingue, Rick Engineering Company Engineering
Department
Mr. Robert C. Ladwig, Rick Engineer'
Department
LEGEND
BESIDENTIAL
1M Low-Medium. DensityiCO-4 DU/Ac.) ,
RM Medium Density
C4-8 DU/Ac)
RMH Medium-High Density
C8-15 DU/AcJ
NON-RESIDENTIAL
RC Recreation
Commercial
C
O
PI
E
Community
Commercial
Professional and
Related
Planned Indgstrial
Elementary School
OS Open Space
C " 3ULATION
Prime Arterial
•••••• Major Arterial
••••« Collector Street
•*** Special Treatment Area
600 1000 021
66
GROWTH Exhibit 7
GENERAL PLAN"
"7/-\r\f\ 1 O
PARKS & RECREATION COMMISSION - AGENDA BILL
TITLE: CARRILLO RANCH
SUBCOMMITTEE (ACTION)
RECOMMENDED ACTION:
Activate the subcommittee which was formed n relation to the Carrillo Ranch.
ITEM EXPLANATION:
Approximately one year ago. a request was fulfilled to form a subcommittee with
representatives of the Parks and Recreation, Historic Preservation, and Arts
Commissions so that the representatives could report back to their respective
commissions relative to the development of the Carrillo Ranch.
As the Commission is aware, preliminary park proposals with respect to development
in Local Facilities Management Plan (LFMP) Zone 18 have been received relating to the
Carrillo Ranch. Staff is currently meeting interdepartmentally to discuss specific aspects
of the park proposal prior to meeting with Rick Engineering, the development consultant
for the property owners in Zone 18. As a result of those meetings, a recommendation
has been made by staff members that the subcommittee once formed relating to the
Carrillo Ranch development be reactivated in order to provide input from and report •
back to their respective commissions concerning the development of the Carrillo Ranch
Park.
Please refer to the attached memos pertaining to this matter.
FISCAL IMPACT: \jf^k . '\Vf •
\L*>~' *3 i***
A k^' A INone at this time. Lffi*^ ^ *
oo
EXHIBITS: .-Ar*\
1. Memo, Assistant City Manager, October 8, 1991
2. Memo, Parks and Recreation Director, October 15, 1991
* \ 022
s ' - 67'{' i (JLA-U^ \^*sv— ^
EXHIBIT 2
W .ctober 8, 1991
TO: ASSISTANT CITY MAN ACER
FROM: Parks and Recreation Director
CARRILLO RANCH PARK MASTER PLAN
Based on Hie attached memo regarding the processing of the Zone 18 LFMP. in paiticular
liow it relates to Hie Carrillo Ranch, I am recommending for your consideration, the
following:
1. That the subcommittee with representatives from the Parks and Recreation, I listoric
Preservation, and Arts Commissions be activated so that they may play an integral
part in the planning process for the ultimate development of the Carrillo Ranch Park,
and
2. That consideration be given during this year's Capital Improvement Program budget
review by City Council for the advancement of seed money to implement the
r planning process relating to the Carrillo Ranch.
Thank you for your consideration. If you have any questions, please contact me.
DAVID BRADSTREET
dm
- 023
rvUTDTT 1
_ October 15, 1991
TO: PARKS AND RECREATION DIRECTOR
FROM: Senior Management Analyst
LOCAL FACILITIES MANAGEMENT PLAN ZONE 18/CARRILLO RANCH
Recently, Zone 18 of the LFMP was submitted to the Planning Department for processing
and ultimately, consideration and approval of the City Council. As you are well aware, the
Carrillo Ranch is located within Zone 18 and should be considered an integral part of the
Zone Plan in terms of park dedication requirements and the ultimate development of the
park site.
The park dedication requirements relative to Zone 18 is an additional 8.5 acres of parkland
for the southeast quadrant. Previously, the Parks and Recreation Commission recommended
that staff pursue the dedication of the required 8.5 acres adjacent to the existing 10.5 acre
Carrillo Ranch Park site. That dedication/acquisition is also identified in the 1991 Parks and
Recreation Element.
In accordance with the park requirements associated with Zone 18, Rick Engineering, who '
are the consultants to property owners, have approached parks staff with a proposal for
additional parkland. Rick Engineering, who has prepared and submitted master plans for
the development of Zone 18, is requesting to finalize their park dedication proposal in order
that they may assure expediency in the processing of their zone plans.
Departmental staff in cooperation with Planning and Engineering staff have met to discuss
Rick Engineering's proposal for their park dedication requirements. City staff will soon
meet with representatives of Rick Engineering to discuss in detail the specifics of their park
proposal. However, as a result of the meeting between City staff, it was recommended that
the subcommittee with representatives from the Parks and Recreation, Historic Preservation,
and Arts Commissions be activated so that they may play an integral part in the planning
process for the ultimate development of the Carrillo Ranch Park. Another recommendation
from staff discussions was that now is the appropriate time to begin the master plan process
for the Carrillo Raach. Unfortunately, current funding ($250,000) for this process is not-
scheduled in the Capital Improvement (CIP) Program budget until fiscal year 1993-94.
The parkland dedication proposal currently under review by our staff is very much
predicated upon the master plan for the overall development of Zone 18 as prepared by
Rick Engineering. Much of the park property offered for dedication relates to the design
that Rick Engineering is currently processing in relation to grading requirements,
environmental concerns, etc. revolving around their development. However, in order to
make a proper evaluation of the land being proposed for dedication, proper park master
lanning for the entire Carrillo Ranch site should be performed prior to any acceptance of
jarkJand dedication. _, _
024 - 69
rVUTDT
Although the entire amount of $250,000 identified in the CIP may not be necessary at this
point, if we are to initiate the master plan process for the Carrillo Ranch, some initial seed
money to begin this process would be beneficial in terms of expediting our park planning
efforts. The implementation of the park master planning process at this time utniKI ensuie
that whatever parkland dedication is offered by Rick Engineering and accepted by the City
will present optimum results in terms of the future development of the Can illo Ranch Par k.
KEITH BEVERLY
dm
c: Senior Planner, Brian Hunter
Principal Engineer, Bob Wojcik
Park Development Coordinator
L
025
70
April 23, 1992
TO: CARRILLO RANCH SUBCOMMITTEE
FROM: Senior Management Analyst
RECOMMENDATIONS FOR PARKLAND DEDICATION/CARRILLO RANCH
During the March 27, 1992 Carrillo Ranch Subcommittee meeting, the results of planning
efforts to accommodate uses and concerns identified during the February meeting
(Attachment 2) were presented to the committee for consideration. Specifically what was
presented is a recommendation for the land requested of the developers of Zone 18 to meet
their park dedication requirement of 8.5 acres immediately adjacent to the existing 10 acre
Carrillo Ranch site.
By consensus the following Parcels (outlined in Attachment 1), and recommendations for
parkland dedication are forthcoming from this committee relevant to the Carrillo Ranch
Community park.
1. Primary access to the park site should originate off Carrillo Way and proceed
in the direction of the original entryway into the site at the existing Bridge and
Gate House.
2. Although numerous housing units are proposed for development in close
proximity to the Dede House, it is the expectation of the committee that this
development will be precluded or reduced through the environmental review
process or by conditions of development approvals of the Master Plan. Based
upon this presupposition the following Parcels have been recommended to
meet the park dedication requirements for Zone 18 of the local Facilities
Management Plan.
A. The approximate 2.2 - 2.5 ac Parcel lying immediately west of
the pool/cabana area between the 2 riparian creeks to the north
and south (identified as Parcel A on Attachment 1).
B. The approximate 3.2 - 3.5 ac Parcel lying immediately east of
the existing site, north of the barn and out buildings (identified
as Parcel B on Attachment 1).
C. The remainder of acreage (approximate 2.5 - 3.1 ac) is to be
located immediately north and'parallel to the northern property
bounds of the existing site (identified as Parcel C on
Attachment 1).
-•-•- 71
EXHIBIT 2 026
Page 2
3. For the purpose of meeting the 8.5 ac park dedication requirement, all Parcels
as previously outlined must be free and clear of any and all constraints which
would otherwise preclude development as outlined in the Carlsbad Municipal
Code, Chapter 20.44, "Dedication of Land for Recreational Facilities"
(Attachment 3). In addition, the processing of park dedication should follow
the procedure as outlined in the Carlsbad Municipal Code, Chapter 21.38
"P-C Planned Community Zone", (21.38.060[5] contents of a Master Plan),
tachment 4).
KEITH B
pa
c:• Assistant City Manager
Parks and Recreation Director
Senior Planner/Brian Hunter
Park Development Coordinator
Friends of Carrillo Ranch
• Senior Management Analyst/Patricia Cratty
. Planning Director
Rick Engineering - Bob Wilkinson
.Ladwick Design Group - Bob Ladwick
027
73
27
March 3, 1992
TO: CARRILLO RANCH SUBCOMMITTEE
FROM: SENIOR MANAGEMENT ANALYST - KEITH BEVERLY
NOTES OF 2/28/92 SUBCOMMITTEE MEETING
Attached please find the draft notations taken as part of the Committees discussions
regarding use recommendations for, and concerns relating to the future development of the
Carrillo Ranch Community Park and the surrounding community within Zone 18.
The enclosed lists will be used in part to assist subcommittee members and staff prepare
recommendations to be discussed at the March 27,1992 meeting. Those recommendations
in essence will help to achieve the ultimate goal of the subcommittee which is to identify and
secure specific property to meet the park dedication requirements associated with the
development of Zpae 18 of the LFMP and the Southeast Quadrant of the City.
pa
Parks and Recreation Director
Park Development Coordinator
Senior Planner • Brian Hunter
Allen Kindle - Friends of Carrillo Ranch
Bob Wilkinson - Rick Engineering
.-74
ATTACHMENT 2
029
I. SUGGESTED RECOMMENDATIONS FOR USES
OF CARRILLO RANCH COMMUNITY PARK
Keith Beverly (Parks and Recreation Staff)
1. Uses should be passive in nature
2. Walk through interpretive tours (individual self guided or decent lead with perhaps
use of audio techniques). Not necessarily inside of buildings, perhaps viewing areas
through windows and/or doors and housing artifacts for Carrillo, North County, San
Diego or early California memorabilia.
3. Picnic facilities (individual, family and group).
4. Decomposed granite walkways maintaining "flavor" of ranch site.
5. Original landscapes as initiated and created by Burbank for Carrillo Ranch.
6. High emphasis on refined landscaped areas.
7. Adequate buffer areas from the surrounding property uses.
A. Thick landscapes
B. Wrought iron or preferably rock walls surrounding the site.
8. Information*! gazebos or kiosks posting park, historical, Carrillo or community
information.
9. Facility uses for weddings and events similar in nature (anniversaries, receptions, etc.)
10. Educational resources for school children locally and beyond.
11. Secluded play areas for small children.
12. Open play areas for unscheduled, unsupervised "free-play". , ...
03(
E. Aharoni (Historic Preservation)
1. Parking location as per Rick Engineering design is ok - amount should be addressed.
2. Main access should be originated off Carrillo Way.
3. Reception areas and meeting rooms in proximity to access off Carrillo Way could be
used to support an "Arboretum type-concept".
4. Create trail links through park and connect with open space trail system.
5. Horse carriage rides.
6. Secured access points.
Kip Me. (O.S. Committee)
1. No conflict with what E. Aharoni stated.
2. The city-wide trail system as proposed signals this area for an east-west linkage.
3. Arboretum use is compatible with area or within the zone.
4. O.S. Committee has suggested possible equestrian uses
May provide for equestrian patrols to trail system.
5. Arts and/or theatrical Groups (i.e. barn).
6. Trail staging area to include rest room, signage and parking.
7. Habitat Ulkage areas.
Castner/Finillft (Parks & Recreation Commission)
1. Botanical type garden facilities with original species as introduced to the ranch by
Luther Burbank. Not exotic species but more native species conducive to the
•
environment.
76
031
2. The park could be utilized to provide for revenue producing special events.
3. Revenue producing events without detriment to the site.
Joan Kindle (Volunteer Curator)
1. Ability to show Carrillo movies, T.V. episodes, etc. (Barn)
2. Park offices/Admin./maintenance facilities
3. Facilities for educational use, instruction, displays, etc.
Gary Wrench (Arts Commission) - by telephone interview
1. Maintain area for passive use focusing on aesthetics of existing site.
2. Preserve and restore existing buildings.
3. Emphasis on well maintained landscapes incorporating native botanical garden
concepts.
4. Uses emphasizing cultural and historical aspects.
5. Artist in residence concepts or day use by Artisan groups providing for Artisan
studios and/or storage facilities.
6. Display facilities for historical and cultural artifacts and archives.
7. Uses/facilities depicting life at the ranch before developmentTGentleman Country
Estate".
8. Classroom activities for learning/artistry/lectures.
77
.. 03:
II. AREAS OF CONCERN RELATING TO THE PARK DEVELOPMENT
E. Aharoni (Historic Preservation)
1. Access as proposed by Rick Engineering (off culdesac from Melrose).
2. Location of school site is detrimental from stand point of having public accessway
(vehicular) at original location.
3. Location of three (3) residential lots immediately adjacent to siltation ponds.
(Southeast section).
4. No entrance should be available in proximity to the DD House.
5. Should eliminate as many residential lots around DD House as feasible.
6. Security of ranch structure compound.
7. Security of trail entranceways including any tunnels under Melrose - should possibly
be fenced.
Kip Me (Open Space Committee)
1. Preservation of habitat linkage systems
Finilla/Castner (Parks and Recreation Commission) • K. Beverly (P&R Staff)
1. The implementation and orientation of "flow" patterns throughout the community
park - maintaining visual corridors.
2. Expense to maintain areas offered for City ownership as buffer areas, even though
those otherwise constrained areas would create effective buffers (areas offered by
developers which are constrained by slope, drainage, habitat, etc.).
- - 78
033
3. The park compound (existing buildings) should be protected (fenced) while the
development of the adjacent community is being performed.
4. A child care facility should not be included on site.
5. Acceptance of any constrained land should be scrutinized and limited.
6. Watershed drainage and upstream run off through the park site needs to be well
planned for and managed.
Joan Kindle (Volunteer Curator)
1. Trails through the park should provide for an element of security.
2. Privatization is not conducive to the park development.
3. Location of any open play or tot lot area should be located outside of the existing
10.5 acre compound.
Peggy Savory (Planning Commission)
1. Environmental impact report may offer additional opportunities and/or identify
additional constraints.
Gary Wrench (Arts Commission)
1. Maintenance cost for constrained lands (siltation ponds).
2. Lesser gradbnt slopes would be ok for landscape uses.
3. Steep manufactured slopes (ownership, control and use issues).
79
034
III. PUBLIC COMMENTS
Allen Kindle • (Friends of Carrillo Ranch)
1. The group indicated their usefulness and availability as a standby resource.
2. The group has concerns and reservations about comments made regarding use of the
ranch for a Bed & Breakfast and suggestions for a child care facility on site.
3. There should be no public entry permitted at the DD House.
4. Parking should not be allowed at or behind the DD House.
5. The development of residential homes close to the park entry way should be avoided.
6. The number and location of parking spaces.
7. Gradient of proposed accessway (per Rick Engineering park design concept) is too
steep at 12%.
8. Appropriate treatment of conquistadors grave site.
9. Historic structure compound (existing buildings) must be made safe from vandalism,
fire, theft etc.
Kay Christiansen (Historical Society)
1. In support of relocating conquistadors grave site.
2. Perimeter of property should be secured.
3. The existing facility needs care and attention on an ongoing basis.
80
035
20.44.010
o Chapter 20.44
DEDICATION OF LAND FOR
RECREATIONAL FACILITIES
Sections:
20.44.010 Purpose.
20.44.020 Requirements.
20.44.030 General standard.
20.44.040 Standards and formula for
dedication of land.
20.44.050 Standards for fees in lieu of
land dedication.
20.44.060 Determination of land or fee.
20.44.070 Alternate decision making
body.
20.44.080 Amount of fee in lieu of land
dedication.
20.44.090 Limitation on use of land and
fees.
20.44.100 Time of commencement of
facilities.
20.44.110 Alternate procedure—Planned
community projects.
20.44.120 Exemptions.
20.44.130 Credits against fe« or land..
20.44.010 Purpose.
This chapter is enacted pursuant to the
authority granted by Section 66477 of the Gov-
ernment Code of the state of California. The park
and recreational facilities for which dedication of
land and/or payment of a fee is required by this
chapter are in accordance with the recreational
element of the general plan of the city of Carls-
bad. (Ord. 9614 § 1 (part), 1982: Ord. 9190 § 2)
20.44.020 Requirements.
As a condition of approval of a final map. or
parcel map, the subdivider shall dedicate land,
pay a fee in lieu thereof, or both, at the option of
the city, for park or recreational purposes at the
time and according to the standards and formula
contained in this chapter. (Ord. 9614 § 1 (part),
1982: Ord. 9549 § 6, 1980: Ord. 9521 § 24 (pan),
1979: Ord. 9190 §3)
20.44.030 General standard.
It is found and determined that the public
interest, convenience, health, welfare and safety
require that three acres of property for each one
thousand persons residing within this city shall
be devoted to local park and recreational pur-
poses. (Ord. 9831 § (part), 1987: Ord. 9614 § I
(part), 1982: Ord. 9190 §4)
20.44.040 Standards and formula for
dedication of land.
If the city council determines that a park or
recreational facility is to be located in whole or in
part within the proposed subdivision to serve the
immediate and future needs of the residents of
the subdivision, the subdivider shall, at the time
of the filing of the final or parcel map, dedicate
land for such facility pursuant to the following
standards and formula:
The formula for determining acreage to be
dedicated shall be as follows:
Avenge No. of ftnont
per dwelling unit (btsed
on most recent federal
census)
1 pif k acres per
1000 population
Total
dwetlint
units
The following table of population density is to be
followed:
Park Land Dedication Formula Table
Types of Dwellings
Smile-firmly de-
tached and duplex (0
lot line or attached
wall)
Attached single-
family (4 units or
leu attached)
Attached multiple-
family (more than 4
units)
Acreage
Density/OU
3.0
2.5
2.0
Acreage/DU
3 Acres Sid.
(in square feet)
393
323
262
529 ATTACHMENT 3 031
20.44.040
.obile homes 1.75 229
The total number of dwelling units shall be the
number permitted by the city on the property in
the subdivision at the time the final map or par-
cel map is filed for approval; provided, however,
that except for subdivisions which consist of the
conversion of existing buildings or mobile home
parks into condominiums or other planned
developments, any existing residential unit or
units, whether or not the unit or units will be
replaced, shall be substracted from the total.
(Ord. 9831 § 1 (part), 1987: Ord. 9770 § 1, 1985;
Ord. 9724 § 1, 1984; Ord. 9644 § 1, 1982: Ord.
9637 § l, 1982: Ord. 9614 § 1 (part), 1982: Ord.
9190 §5)
20.44.050 Standards for fees in lieu of land
dedication.
(a) If the city council determines that there is
no park or recreational facility to be located in
~ hole or in part within the proposed subdivision,
the subdivider shall, in lieu of dedicating land,
pay a fee equal to the value of the land prescribed
for dedication in Section 20.44.040 and in an
amount determined in accordance with the
provisions of Section 20.44.080.
(b) If the proposed subdivision contains fifty
parcels or less, only the payment of fees shall be
required except that when a condominium
project, stock cooperative, or community apart-
ment project exceeds fifty dwelling units, dedica-
tion of land may be required notwithstanding
that the number of parcels may be less than fifty.
(c) If the city counci requires the subdivider
to dedicate land and tta amount of land is less
than would otherwise be required by Section
20.44.040 for that subdivision, a fee equal to the
value of the land which would otherwise have
been required shall be paid.
(d) If fees are required, they shall be paid by
the subdivider prior to the issuance of building
-••ermits for the subdivision or prior to the sale of
_ne subdivided property whichever occurs first. If
building permits are issued for a portion of the
subdivision or if a portion of the subdivision is
sold, only the corresponding portion of the fees
shall be paid. The subdivider's obligation to pay
the fees shall be noted on the final map. If fees are
required, the subdivider shall agree to pay them
in •- -cordance with this chapter. The agreement
shall be secured in accordance with Section
20.16.070 of this code. The city manager is
authorized to sign such agreements on behalf of
the city. (Ord. 9830 § 3 (part), 1987: Ord. 9654 § 1,
1982; Ord. 9637 § 2, 1982; Ord. 9614 § I (pan),
1982: Ord. 9190 §9)
20.44.060 Determination of land or fee.
Whether the city council requires land dedica-
tion or elects to accept payment of a fee in lieu
thereof, or a combination of both, shall be deter-
mined by the city council at the time of approval
of the tentative map.fln making that determina-
*tTon, the city council shall consider the following:
«(a) Park and recreation element of the general
plan;
(b) Topography, geology, access and location
of land in the subdivision available for dedica-
tion;
(c) Size and shape of the subdivision and land
available for dedication;
(d) The feasibility of dedication;
(e) Availability of previously acquired park
property.
The determination of the city council as to
whether land shall be dedicated, or whether a fee
shall be charged, or a combination thereof, shall
be final and conclusive. (Ord. 9614 § 1 (part),
1982: Ord. 9190 §6)
20.44.070 Alternate decision making body.
For purposes of this chapter, the determina-
tions to be made by the city council may be made
by the city engineer for minor subdivisions and
by the planning commission for subdivisions of
fifty units or less. (Ord. 9614 § 1 (part), 1982: Ord.
9190 §7)
530
20.44.080
20.44.080 Amount of fee in lieu of land
(a) When a fee is required to be paid in lieu of
land dedication, the amount of the fee shall be
based upon the fair market value of the amount of
land which would otherwise be required to be
dedicated pursuant to Section 20.44.040. The fair
market value shall be determined by the city coun-
cil using the following method:
(1) The city manager may from time to time
survey the market value of undeveloped property
within the city. This survey may be prepared
through various means including, but not limited
to, selection of several real estate professionals
within Carlsbad to provide current estimates of
undeveloped property values with each of the
city's four quadrants.
(2) The council shall adopt a resolution estab-
lishing the value of one acre of park land in each
quadrant after considering the results of this sur-
vey and any other relevant information.
(b) Subdrviders objecting to such valuation,
may, at their own expense, obtain an appraisal of
the property by a qualified real estate appraiser
approved by the city, which appraisal may be ac-
cepted by the city council if found to be reason-
able. If accepted, the fee shall be based on that
appraisal. (Ord. NS-120 § 1,1990: Ord, 9831 § 1
(part), 1987: Ord. 9781 5 1,1985; Ord. 9614 § 1
(part), 1982: Ord. 9190 5 8)
20.44.090 Unytettoaoouseoflandandfees.
The land and tot received under this chapter
shall be used only tot the purpose of developing
new or rehabilitating existing park and recrea-
tional facilities to serve the. subdivision for which
received, and the location of the land and amount
of fees shall bear a reasonable relationship to the
use of the park and recreational facilities by the
future inhabitants of the subdivision. (Ord. 9680 §
12 (part), 1983; Ord. 9190 § 11)
531
20.44.100 Time of commencement of
(acuities.
The city council shall develop a schedule spec-
ifying how, when and where it will use the land or
fees or both to develop park or recreational facil-
ities to serve the residents of the subdivisions
within the park area of the city in which the sub-
divisions are located. Any fees collected pursuant
to this chapter shall be committed within five years
after the payment of such fees or the issuance of
building permits on one-half of the lots created by
the subdivision, whichever occurs later. If such
fees are not committed, they shall be distributed
and paid to the then record owners of the subdivi-
sion in the same proportion that the size of their
lot bears to the total area of all lots within the
subdivision. (Ord. 9680 § 12 (part), 1983; Ord.
9521 § 24 (part), 1979: Ord. 9190 § 10)
20.44.110 Alternate procedure—Planned
commonity projects.
The purpose of this section is to provide an
alternate procedure for accomplishing the dedica-
tion of land or the payment of fees, or both, for
recreational facilities which the city council may
elect to utilize for subdivisions processed as part
of a master planned project in the planned com-
munity zone.
(1) The city council may elect to proceed pur-
suant to this section by the inclusion of an appro-
priate condition in the master plan for a project in
the planned community zone to provide for the
dedication of land or for the payment of fees in
lieu thereof, or any combination of the two, in
connection with the master plan approval in an
amount not to exceed the estimated amount of the
obligations to be imposed by this chapter on the
subdivisions to be developed within the planned
community project
(2) If the land to be dedicated has been im-
proved prior to-master plan approval and the city
council determines it to be in the city's interest to
accept such improvements for utilization in the
city's park and recreation program, the council
oo
w • °°
038
20.44.110
• cause such improvements to be appraised,
the approved appraised value of such im-
provements may be considered a payment of fees
in lieu of the dedication of land for the purposes
of this section.
(3) The land dedicated or fees paid pursuant
to this section may be immediately utilized by the
city. A record of the amount of such land or fees
shall be maintained by the city, and the amount
shall be available to be drawn upon at the option
of the city council to satisfy the requirements of
this chapter for one or more of the subdivisions to
be developed pursuant to the master plan within
the planned community project The amount of
land or fees in lieu thereof required for each
subdivision within a planned community pro-
cessed under this section shall be determined in
accord with this chapter in the same manner as any
other subdivision.
(4) After electing to utilize the provisions of
this section, the city council may provide that the
requirement for the dedication of land for a sub-
i 3ion be satisfied by a credit from an equivalent
amount of previously dedicated land located
within the planned community project but outside
the subdivision boundaries and available for such
purpose pursuant to this section. A requirement
for payment of fees may be satisfied in the same
manner from the amount of previously deposited
fees available for such purpose pursuant to this
section. A record of the transactions showing the
amount of land or fees required, the amount of
credit used to satisfy such requirement, and the
balance of land or fees T^mFfofa on account for
subsequent subdivision* stall be presented to the
city council prior to final ••? approval.
(5) The method of ugamplidiing the dedica-
tion of the land or the payment of fees in lieu
thereof, the method for making the land or fees
available in accord with this section, and any other
matters necessary to carry out the intent of this
section may be established by the city council by a
contract with the developer or by the inclusion of
appropriate conditions in the master plan, specific
plan, tentative map, or any combination thereof.
In the absence of any such specific provisions, the
provisions of this chapter shall control
(6) If the planned community project is re-
zoned or otherwise terminated by the city council
prior to its completion, the title to any land or
improvements dedicated pursuant to this section
shall remain in the city. The remaining balance of
any land or the value of any improvements not
utilized in satisfaction of the requirements of this
chapter for approved subdivisions within the proj-
ect shall remain on account with the city and shall
be available to satisfy the park requirements which
may apply to any future development of the prop-
erty.
(7) In the event the balance of land or fees
available pursuant to this section is insufficient to
satisfy the requirements of this chapter for a sub-
division, additional land or fees may be required
pursuant to this chapter in satisfaction of such
requirement, or the city council may elect to pro-
vide for additional dedications or payments in
accord with this section which shall be available
for the satisfaction of the balance of such require-
ment and the requirements of subsequent subdi-
visions within the planned community. (Ord. 9417
§ 2 (part), 1975; Ord. 9416 5 1,1975)
20.44.120 Exemptions.
(a) The provisions of this chapter shall not
apply to subdivisions containing less than five
parcels and not used for residential purposes; pro-
vided, however, that a condition may be placed on
the approval of such parcel map that if a building
permit is requested for construction of a
residential structure or structures on one or more
.of the parcels within four years, the fee may
84
(Cutatad 11-90)532 39
20.44.120
be required to be paid by the owner of each such
parcel as a condition to the issuance of such
permit.
(b) The provisions of this chapter also do not
apply to commercial or industrial subdivision;
nor to condominium projects or stock cooper-
atives which consist of the subdivision of air-
space in an existing apartment building which is
more than five years old when no new dwelling
units are added. (Ord. 9680 § 12 (part), 1983; Ord.
9416 § 2, 1982)
20.44.130 Credits against fee or land.
(a) Whenever a subdivider provides park and
recreational improvements, including equip-
ment, to dedicated land, the value of the
improvements or equipment as determined by
the city council shall be a credit against the fees to
be paid or land to be dedicated pursuant to this
chapter, provided, that the improvements or
equipment have been done or installed with the
prior approval and to the satisfaction of the direc-
tor of parks and recreation or for subdivisions of
more than fifty units with the prior approval and
to the satisfaction of the city council.
(b) Whenever a subdivider of a planned
development, real estate development, stock
cooperative, community development project or
condominium, as defined in Section 11003,
11003.1,11003.2,11003.4, and 11004 of the Busi-
ness and Professions Code and Section 7 8 3 of the
Civil Code respectively, has provided active rec-
reational areas within the boundaries of the sub-
division in excess of that required by Chapter
21.45 of this code, the subdivider may at the time
the final or parcel map is submitted for approval
request that the council give a credit of up to ten
percent of the amount of fees to be paid or land to
be dedicated pursuant to this chapter for the
value of the active recreation area. (Ord. 9806 §
17,1986; Ord. 9680 § 12 (part), 1983)
85
533
21.38.010
Chapter 21.38
P-C PLANNED COMMUNITY ZONE*
Sections:
21.38.010 Intent and purpose.
21.38.020 Permitted uses and structures.
21.38.030 General provisions.
21.38.040 Master plan required.
21.38.050 Application.
21.38.060 Contents of master plan..
21 -38.070 Exception to master plan.
21.38.080 Preflling procedure.
21-38.090 Land use planning manager's
duties.
21.38.100 Planning commission duties.
21.38.110 City council action.
21.38.120 Amendment of master plan.
21.38.130 Implementation of master plan.
21.38.140 Additional standards.
21.38.150 Undeveloped areas of existing
planned communities.
• Prior ordinance history. Ord. 9338. Ord. 4262. Ord. 4218. Ord.
^060).
21.38.010 Intent and purpose.
The intent and purpose of the P-C. planned
community zone, is to:
(1) Provide a method for and to encourage the
orderly implementation of the general plan and
any applicable specific plans by the comprehen-
sive planning and development of large tracts of
land under unified ownership or developmental
control so that the entiit tract will be developed
in accord with an adoptfd master plan to provide
an environment of stable and desirable char-
acter.
(2) Provide a flexible regulatory procedure to
encourage creative and imaginative planning of
coordinated communities involving a mixture of
residential densities and housing types, open
space, community facilities, both public and pri-
~~ te and. where appropriate, commercial and
industrial areas:
(3) Allow for the coordination of planning
efforts between developer and city to provide for
the orderly development of all necessary public
facilities to insure their availability concurrent
with need;
(4) Provide a framework for the phased devel-
opment of an approved master planned area to
provide some assurance to the developer that
later development will be acceptable to the city.
provided such plans are in accordance with the
approved planned community master plan.
(Ord. 9458 § I (part), 1976)
21-38.020 Permitted uses and structures.
In the P-C. planned community zone, the per-
mitted uses and structures shall be established by
a master plan of development approved in
accordance with this chapter which may include
any use found to be necessary and desirable for a
community planned in accordance with the pur-
poses of this chapter, provided that such permit-
ted uses and structures shall be consistent with
the general plan and applicable specific plans.
Prior to approval of a master plan, the property
may be used as permitted by Chapter 21.07 for
the E-A exclusive agricultural zone. After
approval of a master plan, such agricultural uses
may be continued if the master plan so provides.
(Ord. 9458 § I (part). 1976)
2138.030 General provisions.
(a) The P-C zone may be established on par-
cels of land which are suitable for and of
sufficient size to be planned and developed in a
manner consistent with the purposes and objec-
tives of this chapter. No P-C zone shall include
less than one hundred acres of contiguous land.
(b) All land in each proposed planned com-
munity shall be held in one ownership or shall be
under unified control unless otherwise autho-
rized by the city council. For the purposes of this
section, the written agreement of all owners in
the planned community to develop in accord
with the master plan as approved indicates uni-
fied control.86
660 ATTACHMENT 4
21.38.030
(c) An owner may transfer sections of the devel-
opment The transferee shall be required to use the
property in accord with'the approved master plan.
(d) A planned community shall be subject to all
other applicable provisions of Title 20, Subdivisions,
and Title 21, Zoning, of this code. Where a conflict
in regulation occurs, the regulations specified in this
chapter or the approved master plan shall control.
(Ord. 9458 § 1 (part), 1976)
21 J8.040 Master plan required.
Prior to the approval for any permits for devel-
opment on property zoned P-C, planned community,
a master plan of development must be approved by
the city council in accord with the provisions of this
chapter. A master plan when approved by ordinance
shall establish the regulations for the development
of the planned community within the P-C zone, and
the regulations shall become a part thereof. (Ord.
9458 § 1 (part), 1976)
21J8.050 Application.
An application for approval of a master plan shall
be made to the city council through the land use
planning office and planning commission in accor-
dance with procedures set forth below:
(1) An application for a master plan may be made
by the record owner or owners, or their duly autho-
rized agents, of the subject property. It shall be filed
with the land use planning manager and must con-
tain the signatures of the record owner or owners of
the subject property.
(2) The planning commission may prescribe the
form and content for such application.
(3) A fee in an •mint established by city coun-
cil resolution shall bt paid when the application is
filed.
(4) The application shall be accompanied with a
preliminary master plan graphic and text, open area
plan, and sign program. (Ord. 1261 § 44 (part),
1983; Ord. 1256 § 13 (part), 1982; Ord. 9568 § 3
(part), 1980; Ord. 9458 § 1 (part), 1976)
21 J8.060 Contents of master plan.
A master plan for the development of a planned
community shall consist of the following:
(1) Graphic plans of the proposed development
that include the following:
(A) A map and legal description of the property
with a north point scale not less than one inch
equals two hundred feet, showing the date of prepa-
ration and the name and address of the plan's pre-
parer, be it company or person, is required.
(B) Location of the various land uses shall be
indicated by the use of zone designations of devel-
opment zones and overlay zones as provided in this
title. Development of property within the area of
each such zone shall be subject to the regulations of
the indicated zone unless specifically modified as a
part of the master plan approval. All master plans
shall allow a maximum building height of thirty feet
and two stories if a minimum roof pitch of 3/12 is
provided or twenty-four feet and two stories if less
than a 3/12 roof pitch is provided for single family
and duplex projects on lots with a lot area less than
fifteen thousand square feet in size. Lots with a lot
area of fifteen thousand square feet or greater and
zoned R-l and specifying a -15 or greater area
zoning symbol by the master plan may have a build-
ing height limit of thirty-five feet and three stories.
A master plan may impose a lower building height
limit than those stated in this section in its devel-
opment standards. Neighborhood commercial uses
within a master plan shall conform to Section
21.26.030 of the C-l zone. Tourist-oriented com-
mercial uses within a master plan shall conform to
Section 21.29.060 of the C-T zone. All other com-
mercial uses within a master plan shall conform to
the building height regulations contained in Section
21.28.030 of the C-2 zone. All industrial uses within
a master plan shall conform to the building height
regulations as contained in Section 21.34.070 (1) of
the P-M zone. Office uses shall conform to Section
21.27.050 (3) of the O zone.
(Q An integrated open space program that is at
least fifteen percent of the total master planned area
is required, except that the city council may reduce
this amount if the proposed open space is found to
661 (CulibMi 11-91)
87
21J38.060
adequate and is integrated with a proportional
amount of off-site open space. This open space
program shall address four separate categories of
open space including:
(i) Open space for the preservation of natural
resources;
(ii) Open space for the managed production of
resources;
(ill) Open space for outdoor recreation; and
(iv) Open space for public health and safety.
Land uses considered as open space for purposes
of this chapter are properties that are publicly or
commonly owned for the benefit and use of the
public or residents of the community such as parks,
recreation facilities, greenbelts that are at least
twenty-feet wide, natural areas that are at least ten
thousand square feet in area, bikeways and pedestri-
an paths. These areas are to be indicated in the
master plan and not used for any other purpose.
(D) Specific development provisions to be ap-
plied such as a planned unit development permit or
axonditional use permit shall be indicated. Develop-
nt of property within areas so indicated shall be
in accord with the terms of the permit and the provi-
sions of this title applicable to such permits.
(E) The location of public and quasi-public facili-
ties such as schools, fire stations, transmission lines
and booster stations shall be indicated.
(F) The locations of major circulation systems
and collector streets and their relationship to the
circulation element shall be indicated. Bikeways,
pedestrian paths, interconnecting open space areas
and other special access means shall also be shown.
(G) Facilities for water supply and sewerage
disposal, including sewtr tad water trunk lines, fire
station sites, storm draoMfi tod flood control struc-
tures and any other public frdttty needed to proper-
ly service the proposed community shall be indicat-
ed.
(H) Phasing of development shall be indicated.
adequate public facilities, open space, recreation
areas and street systems shall be provided for each
ohase.
(I) A map showing topographical contours at no
less than twenty-five foot intervals. Existing trees
and other natural features shall be indicated on such
map.
(J) Proposed development shall be consistent
with the topography to reduce the amount of grad-
ing. The graphic is to indicate where significant
grading is anticipated and for what reasons it is
necessary.
(2) A text shall accompany the graphic and shall
include in the order as listed below:
(A) A description of each type of land use by
acre and area indicating the number and type of
anticipated dwelling units in each of the residential
areas, anticipated uses in the commercial, industrial
zones and the land area for parks, schools, common
open area and other public facilities and community
services. For each of the open space categories
identified in Section 2U8.060(1XQ, the master
plan text shall also include a description of the
resource type/environmental constraint being pre-
served or avoided or the types of recreational facili-
ties proposed within recreational open space areas,
and a program for preserving and/or maintaining the
open space areas,
(B) Land use and public facility economic impact
report that contains the following:
(i) Justification for the proportions of the various
land uses based on the projected population and
acceptable marketing or planning techniques,
(ii) Projected fiscal impacts the development will
have on the ability of the city and other governmen-
tal or quasi-public agencies to provide necessary
services, this report shall include the approximate
cost of dwelling units, anticipated land and sales
taxes to the city and costs of necessary public ser-
vices. The report shall be prepared by an economic
consultant independent of the applicant but at the
applicant's expense,
(C) Special development regulations, including
any modifications of zone designation regulations,
(D) A program to meet the needs for parks,
schools and other public facilities based on the
anticipated population of the community and the
timing of its development,
(E) Method to be employed for the maintenance
of commonly held private land such as open space,
(CitUlMd 11-91)662
21.38.060
recreation areas, street and parking areas. Some
possible methods, depending on the circumstances,
are maintenance by developer, homeowners' associ-
ation, maintenance district, or city,
(F) Phasing schedule indicating the timing for
each section of the development, what public facili-
ties, open space, recreation facilities or amenities
will be provided with each phase,
(G) Special requirements as requested by the
applicant or required by the city council which may
include, but are not limited to, any of the matters
which may be regulated by specific plan pursuant
to Section 65451 of the Government Code,
(H) Measures to be used to mitigate any adverse
environmental impact as noted in the adopted envi-
ronmental impact report for the project;
(3) A landscape open area plan that includes all
open spaces as required by this chapter and all other
such areas proposed for the development. This plan
shall include a graphic indicating areas to be land-
scaped, left natural, used as recreation, open space
and bike or pedestrian ways. In addition, the plan
shall include the proposed ownership, and indicate
who shall have the responsibility for the mainte-
nance of the various types of open areas;
(4) A community identification sign program
that, in addition to signs otherwise permitted, the
master plan area will show community entrance
signs, directional signs and temporary informational
signs. The program may include the following:
(A) Graphic representation of design motif,
(B) Location of permanent community entrance,
directional and informational signs,
(Q Type, number and dimensions of temporary
informational and directional signs that will be used
during development oriy,
(D) Special sign prognun for the commercial and
industrial portion of the community including stan-
dards for development based on sign area footage
per lineal foot, face of building and sign height
maximums. A community identification sign pro-
gram is in addition to those signs permitted in
Chapter 21.41, but in no case may the sign program
exceed that allowed for community identity signs in
Chapter 21.41. If no community identification sign
program is desired, the master plan text shall so
indicate;
(5) Park land dedications may be required as a
condition of all master plans. All park land required
shall be dedicated up front, concurrent with the
approval of the first final map within the master
plan area. Prior to dedicating park land over to the
city, the master plan applicant shall be required to
submit the following information to the city:
(A) The master plan shall identify the location
and acreage of the park site on the land use map
and shall also include a discussion of the park in the
master plan text Prior to final adoption of the mas-
ter plan the applicant shall enter into a recordable
agreement with the city, and agreeable to the city,
which generally depicts the location of the park site
on a map and also contains provision whereby the
developer agrees to dedicate the described park area
when required under this section,
(B) This park area shall be dedicated to the fity
prior to the adoption of the first final map wttiin
the master plan area,
(Q The master plan shall include the location of
the park, biological and soils analysis of the site
along with a cultural resources inventory and any
other environmental reports as may be required by
the planning director, and a conceptual development
plan of the park to the satisfaction of the parks and
recreation director,
(D) The applicant shall also provide, in writing,
a statement as to whether or not the park site has
ever been used for the disposal or storage of toxic
wastes pursuant to Section 25300 et seq. of the
Health and Safety Code. (Ord. NS-180 § 24,1991;
Ord. 9838 §§1—3, 1987; Ord. 9458 § 1 (part),
1976)
21.38.070 Exception to master plan.
Areas within a master plan may be reserved for
future planning, provided such areas do not exceed
forty percent of the entire master plan area. Such
reserved areas shall be so indicated and will require
amendment to the master plan to include all required
contents prior to development. (Ord. 9458 § 1 (part),
1976)
662-1 (CwUbid 11-91)
21.38.080
'' .38.080 PrefiUng procedure.
Prior to filing an application for a master plan, an
applicant may prefile the proposal with the land use
planning manager for review. The manager shall
contact interested departments and agency personnel
and arrange any necessary meetings with the appli-
cant. This procedure may involve a review of the
general outline of the proposal. After review, the
land use planning manager shall furnish the appli-
cant with written comments regarding the review
conferences including recommendations as appropri-
ate to inform and assist the applicant prior to his
formal application for master plan approval. The
land use planning manager shall submit written
comments within twenty days after completion of
review or within thirty days after receiving written
request for such comment from the applicant (Ord.
1256 § 7 (part), 1982; Ord. 9458 § 1 (part), 1976)
21.38.090 Land use planning manager's du-
des.
__ The land use planning manager shall set a master
in for hearing before the planning commission
within sixty days of receipt of a complete applica-
tion. The hearing date may be extended beyond
sixty days provided there is written concurrence
from the applicant The public hearing shall be
noticed and held in accordance with the provisions
of Chapters 21.52 and 21.54. A staff report contain-
ing recommendations on the plan shall be prepared
and furnished to the public, the applicant, and the
planning commission prior to the hearing, (Ord.
1256 § 7 (pan), 1982; Ord. 9458 § 1 (part), 1976)
21.38.100 Planning cMuntekm dudes.
The planning comnuHlao snail hear and consider
the application for a matter plan and shall prepare
recommendations and findings for the city council
including all matters set out in Section 2138.110.
The action of the commission shall be filed with the
city clerk, and a copy shall be mailed to the appli-
cant. (Ord. 9458 § 1 (part), 1976)
~ J8.110 City council action.
(a) When the planning commission action is filed
with the cicy clerk, the clerk shall set the matter for
public hearing before the city council, to be noticed
and held in accordance with the provisions of Chap-
ters 21.52 and 21.54.
(b) The city council shall hear the matter, and
after considering the findings and recommendations
of the planning commission, may by ordinance
approve a master plan if, from the evidence present-
ed at the hearing, the council finds that all of the
following facts exist:
(1) The proposed development as described by
the master plan is consistent with the provisions of
the general plan and any applicable specific plans.
(2) 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 sub-
ject property.
(3) The residential and open space portions of the
community will constitute an environment'of sus-
tained desirability and stability, and that it will be
in harmony with or provide compatible variety to
the character of the surrounding area, and that the
sites proposed for public facilities, such as schools,
playgrounds and parks, are adequate to serve the
anticipated population and appear acceptable to the
public authorities having jurisdiction thereof.
(4) The proposed commercial and industrial uses
will be appropriate in area, location and overall
design to the purpose intended. The design and
development standards are such as to create an
environment of sustained desirability and stability.
Such development will meet performance standards
established by this title.
(5) In the case of institutional, recreational, and
other similar nonresidential uses, such development
will be proposed, and surrounding areas are protect-
ed from any adverse effects from such development
(6) The streets and thoroughfares proposed are
suitable and adequate to carry the anticipated traffic
thereon.
(7) Any proposed commercial development can
be justified economically at the location proposed
and will provide adequate commercial facilities of
the types needed at such location proposed.
(Cartibad 11-91)662-2
21.38.110
(8) The area surrounding the development is or
can be planned and zoned in coordination and sub-
stantial compatibility with the development.
(9) Appropriate measures are proposed to miti-
gate any adverse environmental impact as noted in
the adopted environmental impact report for the
project.
(c) The city council shall make no substantive
modification of a proposed master plan as recom-
mended by the planning commission unless and
until such modification has been referred to the
planning commission for additional study, report and
recommendation. Such additional study, report and
recommendation shall be made by the planning
commission within forty days of the date of the
referral, unless and except as the city council may
grant the planning commission additional time for
its review of the matter. Failure of the planning
commission to act within the time limit constitutes
their concurrence with the city council actions. (Ord.
9530 § 2, 1979; Ord. 9458 5 1 (part), 1976)
21.38.120 Amendment of master plan.
(a) The amendment of a master plan may be
initiated by the property owner or authorized agent
as follows:
(1) A request for an amendment shall be sub-
mitted to the land use planning manager in written
form and shall be accompanied by such additional
graphics, statements, or other information as may be
required to support the proposed amendment. The
planning commission shall consider the proposed
amendment at its next regular meeting.
(2) If the planning commission considers the
amendment minor m nature, the additional graphics,
statements or othat Mormation may be approved by
the planning coowiMion and made a part of the
original city council approval without the necessity
of a public hearing.
(3) A minor amendment shall not change the
densities, or the boundaries of the subject property
or involve an addition of a new use or group of uses
not shown on the original master plan or 91
662-3
16
May 22, 1992
Mr. Keith Beverly
Administrative Analyst
Parks and Recreation Department
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, California 92008
SUBJECT: CARRILLO RANCH COMMUNITY PARK
(RICK ENGINEERING JOB NUMBER 11348-P)
Dear Keith:
This letter is meant to follow up on a telephone message I left for you yesterday. At that
time, I requested that you put the representatives of the Rancho Carrillo Master Plan
property owners on the agenda to speak at your next Park subcommittee meeting. It is my
belief that the meeting is scheduled for next Friday, May 29, 1992, at 10:00 a.m., in the
Council chambers.
We also request that you place us on the agenda for your June 15, 1992 Parks and
Recreation Commission meeting. We would like the opportunity to make a presentation
on the proposed park dedication, concept plan and to show the commission how the
proposal meets the City's requirements and fits into the overall community.
92
7
Mr. Keith Beverly
May 22, 1992
Page 2
Please confirm that these dates are set and send me copies of the agendas at your earliest
convenience. If you have any questions, please feel free to call.
Sincerely,
Robert E. Wilkinson
Director of Design
REW:rab.001
cc: Mr. Chris Chambers, Continental Homes
Mr. Mike Howes, Hofman Planning Associates
Mr. Robert Ladwig, Ladwig Design Group
Mr. Jon Werner, Pacific Scene
Mr. Rob Cross, UDC Homes
Mr. Herb Palmtag, UDC Homes
Mr. Glenn Rick, UDC Homes
Mr. David Bradstreet, City of Carlsbad Parks and Recreation Director
Mr. Roger Ball, Rick Engineering Company
Mr. Craig Kahlen, Rick Engineering Company
Mr. Ray Martin, Rick Engineering Company
93
48
RK ;K E\X;I\KKKI\( ; c
X . ' M .
I \\ r-: . .;:;;-••
June 8, 1992
Mr. Keith Beverly, Administrative Assistant
City of Carlsbad Parks Department
1200 Carlsbad Village Drive
Carlsbad, California 92008
SUBJECT: PARKS AND RECREATION COMMISSION HEARING; JUNE 15, 1992
Dear Keith:
Attached are packets of information on our proposal for park land expansion at the Carrillo
Ranch Park. We have prepared this information for each of the Commissioners. I
appreciate you taking on the responsibility of passing these on to them on a timely manner.
I have included a extra packet for your department and a full copy of the Master Plan
submittal for review by the department and Commissioners. We may want to show some
slides at our presentation. I will call you to coordinate on what equipment we need to bring
for that presentation.
If you have any questions or if there is anything I need to do, please give me a call at you
convenience.
Sincerely,
RICK ENGINEERING COMPANY
Robert E. Wilkinson
Director of Design
REWxea.OOl
Attachments
cc: Mr. Chris Chambers, Continental Homes
Mr. Kurt Puttkammer, James Leary Architecture and Planning t.
Mr. Jon Werner, Pacific Scene *• ^
Mr. Rob Cross, UDC Homes q «
Mr. Don Woodward, Woodward/Merrill Lynch - "
Mr. Robert C. Ladwig, Ladwig Design Group
Mr. Roger L. Ball, Rick Engineering Company rvUTDTT *3
Mr. Craig J. Kahlen, Rick Engineering Company LAuJLlJl I <3
Ciii !N|I;II|. C A ^Olii
(•'AN: <M''l '
June 4, 1992
Parks and Recreation Department
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, California 92008
Attention: Parks and Recreation Commissioners
SUBJECT: CARRILLO RANCH PARK
RANCHO CARRILLO MASTER PLAN AMENDMENT
(RICK ENGINEERING JOB NO. 11348-P FOR REFERENCE ONLY)
Dear Commissioners:
As a representative of the applicants of the reference Master Plan Amendment I would like to
present to the commission our updated proposal for the expansion of the City's Carrillo Ranch
park. This proposal differs from the initial concept that we presented to you in mid 1991. Since
that time, we have received a great deal of input from various consultants, interested groups and
agency staff. This input has resulted in numerous changes and refinements to many areas of the
Master Plan. The central valley and the few uses within it, one of which being the park, have
been a part of this refinement process.
The Planning team appreciates the amenity afforded the Master Plan by the original ten acres
that was set aside from the Leo Carrillo estate as park land. It is our sincere hope that with the
additional land that will come from our current planning efforts, the Rancho will become a
unique park experience useable not only by the residents of the surrounding community, but all
of Carlsbad's residents.
Parks and Recreation Commissioners
June 4, 1992
Page 2
Our proposal is based on meeting following objectives:
0 Provide the City park with 8.5 acres of which fulfills the growth management requirement
as defined in the Zone 18 LFMP.
0 Provide the City, per the Master Plan ordinance, a park concept plan illustrating that the park
could work as a passive recreation facility.
0 Work with the Parks and Recreation Department, the Carrillo Ranch Park subcommittee and
Parks and Recreation Commission to identify the best area for park land expansion.
0 Provide park land that works best with the other uses planned as part of the Master Planned
Community.
In preparing this proposal we have taken into consideration input from many sources:
• Open Space Committee
• Friends of Carrillo Ranch
• San Marcos School District
• Environmental Consultant
• Soils Consultant
• Hydrology Consultant
• Child Care Consultant
We heard from your Park Subcommittee, that from their deliberations the prime objectives they
had set for the park expansion were to:
1) Provide land around the existing area that would "cradle" the existing park land.
2) Provide the ultimate primary access to the park off of Carrillo Way.
Our proposal, as shown on the attached colored illustration, meets the first objective by
providing land on all four sides. The plan cannot achieve the second; that of a Carrillo Way
access point. As a result of topographical and environmental constraints, and in an effort to
provide a central, easily accessible site for use as an elementary school, it was recommended
that the park should share the Valley area with the elementary school site required by the San
Marcos School District. Although earlier editions of the Master Plan had attempted to move the
school to an alternate location, further analysis found the alternative to be inferior. The
conclusion from this process was that the location for the school that is shown on the existing
General Plan and the Master Plan as submitted is the best. Placing the school and park together
at this location has the following effects:
96
"•arks and Recreation Commissioners
June 4, 1992
Page 3
NEGATIVE
0 Main park access cannot be off of Carrillo way.
0 Produces a rectangular rather than a square school site.
POSITIVE
0 Places two uses side by side whose peak use periods are at different and complimentary time
periods.
0 Places two facilities whose specific uses and resources could be shared.
0 Places two facilities at a site whose location and visibility will afford the maximum amount
of pedestrian access and the greatest sense of community identity for those who will live
around them.
0 Places these two facilities that typically require a higher level of buffering from adjacent uses
so that they have those buffered edges from surrounding residential villages and provides the
buffer of the natural creek area between school and park.
0 Assuming acquisition by SMUSD, eliminate a multi-family project as an adjacent use along
the northern park boundary.
0 Combines two uses whose high percentage of open space makes them the most compatible
for the central Valley area.
Besides the park concept plan, we have also included a few exhibits from the Master Plan
document. These exhibits should provide a glimpse of the entire planned community, how your
park will help anchor it and how the community open space and trail system will expand the
opportunity of the parks passive recreation experience. We have also provided the department
office with a copy of a full master plan.
We look forward to discussing the proposal with you on the 15th of June. If you have any
questions before that time, please feel free to call.
Sincerely,
« ^**\97
Robert E. Wilkinson
Director of Design
REW:sjs.002
LEGEND
Recreation
Facility
Distant
View
- T> Village Entry
1C w/Monumentatlon •**•* Resource FenctCommunity Park
Land Use: OS
Add. Area: 16.7 tc
~ 'Area: 28.4 uc
••• Trail
Trail head
Solid Wall
Open Fence
99
Design Criteria
Village P
'MASTER PLAN
VILLAGE P (Open Space Area 10)
1. Description
Village P is the existing and proposed addition to Rancho Carrillo Park
currently operated by the City of Carlsbad. Village P is located north of Village
Q and OS-9, west of Village O and south of Village S.
Village P is located south of the intersection at Carrillo Way and Melrose
Avenue. The site contains a significant amount of wetland/riparian vegetation
along the valley floor. This sensitive area runs in an east to west direction.
Village P will provide for a recreation/daycare center.
Village P includes the Carrillo Ranch house, several outlying buildings and
some wetlands along its northern and southern boundary. The site will
continued to be maintained by the City of Carlsbad.
Village P has a gross acreage of 28.4.
2. Use Allocation
General Plan Land Use - Open Space (OS)
The Rancho Carrillo Master Plan does not allow any residential development
other than slope grading to occur in this area.
3. Special Design Criteria
All community-wide design standards described in the Community Development
Standards section of this Master Plan shall be implemented in this planning area.
The following specific guidelines shall also be included for this planning area:
• This open space area shall remain in its natural state except where
impacted by manufactured slopes, the Citywide Trail System and
secondary trails.
• Manufactured slopes may be enhanced with sensitive plant species where
appropriate.
• Special attention shall be given to landscaping of this open space area in
order to ensure compatibility between this area and the adjacent existing
open space and residential villages.
100
140
0(
• Slope vegetation adjacent to residences may be modified for fire control
purposes.
• Portions of this village may be utilized as mitigation area for
wetlands/riparian loss in other areas of the Master Plan.
• An organized Daycare program shall be initiated and maintained by a
licensed provider in the daycare center to be provided in this open space
area. The site design and structure shall meet the requirements of all
applicable federal, state and local codes. *
• No development shall occur on this site prior to approval of a Site
Development Plan by the Carlsbad Planning Commission.
• Site planning shall minimize, to the extent possible, light and noi.j
impacts to the adjacent open space areas and residential villages.
4. Trails
This open space area provides an important link in the Citywide Trail System
which runs through Rancho Carrillo. The trail link is designated as Trail Link
No. 34 in the City of Carlsbad's Trails Feasibility Study dated August 1990.
This link runs from Rancho Carrillo Park in a westerly direction through OS-11
and will connect with another City of Carlsbad Trail Link. Secondary trails will
provide access for the adjacent residents to the Citywide Trail System and the
Rancho Carrillo Park.
101
141
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February 11, 1993
Mr. Keith Beverly
Senior Analyst
Parks and Recreation Department
City of Carlsbad
1166 Carlsbad Village Drive
Carlsbad, California 92008
SUBJECT: RANCHO CARRILLO MASTER PLAN PARKS DEDICATION
(RICK ENGINEERING JOB NUMBER 11348-T)
Dear Keith:
Enclosed are exhibit packets providing information on the proposal for park plan dedication
within the Master Plan (Facility Zone 18). These packets are provided so that you may use
them in your report to the Parks and Recreation commissioners. It is our desire to have your
commission vote at their February 22, 1993, meeting to approve this park land offer, so we can
work with you on the official agreement (as required Section 21.38.060-5A of Municipal Code).
The packets provide the following exhibits:
0 Constraints - This exhibit documents what portion of the total dedication is constrained by
Growth Management criteria plus manufactured slopes.
0 Site Plan - This exhibit shows the existing and proposed boundaries, access points and
adjacent conceptual school layout.
0 Recreation Plan - This exhibit shows how the Master Plan proposes to link the park with the
surrounding community.
0 Special Park Design District - This exhibit shows how the Master Plan defines the District
that will have extra design criteria.
0 South Edge Buffer - Conceptual Landscape and Sections - These three exhibits illustrate how
the south edge of the park will be buffered from the new residential neighborhood.
0 Planned View - This exhibit documents setbacks between existing park structures and new
25homes. °;-
EXHIBIT 1
Mr. Keith Beverly
February 11, 1993
Page 2
It is our hope that this packet will provide needed information for the commissioners so they can
render a decision on the proposal. If you have any questions or need additional informal ton,
please feel free to contact me.
Sincerely,
RICK ENGINEERING COMPANY
Robert E. Wilkinson
Director of Design
REWrsjs.OOl
Enclosures
cc: Rancho Carrillo Property Owners
Mr. Robert C. Ladwig, Ladwig Design Group
Mr. Mike Howes, HPA
Mr. Brian Hunter, City of Carlsbad
26
1959 Palomar Oaks Way
Suite 200
Carlsbad. CA 92009
(619)431-8200
FAX:(619)93M551
RICK ENGINEERING COMPANY
Transmittal Letter
To:
From:
Date:
Subject:
Job No:
How Sent:
Keith Beverly
Parks and Recreation Department
City of Carlsbad
1166 Carlsbad Village Drive
Carlsbad, CA 92008
Robert E. Wilkinson/cea
February 11, 1993
RANCHO CARRILLO MASTER PLAN
11348-P
| [ ADCOM
PI Fed Express
[ | UPS | | To Be Picked Up
I I Mail ra Delivery
D FAX
II Other
We are transmitting the following attached items:
If items are not attached as indicated, please notify us immediately
No. of Copies Document Date Description
9 sets Park infomrmation packets
Transmitted for: | | Approval |~~| Corrections | | Checking
[3c| Your Use | | Review & Comment | |
| | As Requested Action D
Remarks:
For the February Parks and Recreation Commission meeting.
C°PV t°: Robert C. Ladwiq, Ladwig Design Group BWlth enclosure DWlthout
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February 8, 1993
TO: CARRILLO RANCH SUBCOMMITTEE
FROM: Senior Management Analyst
PARK DEDICATION REQUIREMENT/ZONE 18 LFMP (RANCHO CARRILLO)
BACKGROUND
During the January 15, 1993 Carrillo Ranch Subcommittee meeting, the issue of park
dedication requirements for Zone 18 was discussed. Specifically, the former
recommendation as outlined in the April 23, 1992 memo (Attachment 2) was reconsidered.
The principal reason for reconsideration was due to an understanding that the park
dedication requirement previously believed to be 8.5 acres has been revised to 5.739 acres.
This current dedication requirement has been established by the following criteria:
1. The original Carrillo Master Plan dedicated up front, 10.53 acres. This acreage is the
amount of the existing City owned Carrillo Ranch Community Park.
2. Initial development in the original Carrillo Master Plan required park land dedication
of 1.73 acres based upon the number of dwelling units constructed (253) in
Ponderosa Homes (C.T. 73-29).
3. Based upon a memo from Growth Management, it is recommended that future park
dedication requirements from Zone 18 (Rancho Carrillo) be based upon "2,091
dwelling units as a maximum and 2.3178 persons per dwelling unit". Therefore, the
park dedication requirements for Zone 18 at this time, equate to 14.539 acres.
The equation for determining the current park acreage requirements of the Rancho Carrillo
Master Plan is as follows:
a. (dwelling units in Zone 18, per Growth Management) 2,091
b. (persons per dwelling unit) x 2.3178
c. (population) = 4,846.5198
d. (park acres required per 1,000 population) x 3.0
e. (acres of park land'required for Zone 18) = 14.539
f. (park dedication required of Ponderosa Homes) + 1.73
g. (total park requirement for Zone 18
and Ponderosa Homes) = 16.269
h. (credit for up front dedication of City
owned Carrillo Ranch) - 10.53
(remaining acres to be dedicated) 5.739 ac
- 36
Page Two
RECOMMENDATIONS
After review and discussion of the current revision to the park dedication requirement, the
subcommittee has come to a consensus and recommends the following:
1. The proposal for land dedication to meet the park requirement, as presented to the
subcommittee (Attachment 1) on or about July 30, 1992 is acceptable. The offer as
presented indicated a park expansion area of approximately 16.1 acres, the
breakdown of which is as follows:
Net Usable 9 ac
Manufactured Slopes 4.9 ac
Natural 40% Slopes .1 ac
Remaining Natural Riparian 1.1 ac
New Riparian 1.0 ac
16.1 ac
Based in part upon the offer to dedicate 9.0 net usable acres and in consideration that the
actual requirement is 5.739 net usable acres, the subcommittee is recommending that the
constrained lands also being offered for dedication be accepted by the City for park
purposes. In their consideration, the subcommittee did evaluate the additional and ongoing
maintenance and operation impacts of this constrained land. However, the consensus is that
the benefit of City ownership and ultimate control of this property for landscape
enhancement and park buffering outweighs the perpetual maintenance cost particularly in
light of the excess dedication of net usable land.
2. To extract from and/or require any land offered for park dedication to be used as
required sites for possible future mitigation as a result of Zone 18 Master Plan
development is unanimously unacceptable.
3. As depicted on the conceptual park development plan, access to the park site from
the culdesac of a residential street is acceptable as an entrance and exit to the park
site. However, it is not acceptable as the singular primary access point. The
reasoning for this assessment is:
• Maintaining the historical significance and integrity of the site in terms of
providing access at the original and traditional point of entry to the ranch (i.e.
over the north bridge, north and east of the gate house).
• An expectation was created by the former Master Plan and Carrillo Rancho
Parks agreement that access to the park site would originate from Poinsettia
Lane (Carrillo Way).
The anticipation of future neighborhood disruption issues
Questionable Traffic Engineering design to allow for safe access.
37
Page Three
It is therefore a recommendation of the subcommittee that public access and parking
opportunity be provided tiff on the north side of the riparian area to allow for pedestrian
access over the bridge and limited and/or emergency vehicular access to the park site at an
additional/l3catiox(ofi Carrillo Way), other than the culdesac east of the barn.
KEITH B
c: Assistant City Manager
Parks and Recreation Director
Carrillo Subcommittee Members (memo only)
Planning Director
Brian Hunter, Growth Management
April 23, 1992
TO: CARRILLO RANCH SUBCOMMITTEE
FROM: Senior Management Analyst
RECOMMENDATIONS FOR PARKLAND DEDICATION/CARRILLO RANCH
During the March 27, 1992 Carrillo Ranch Subcommittee meeting, the results of planning
efforts to accommodate uses and concerns identified during the February meeting
(Attachment 2) were presented to the committee for consideration. Specifically what was
presented is a recommendation for the land requested of the developers of Zone 18 to meet
their park dedication requirement of 8.5 acres immediately adjacent to the existing 10 acre
Carrillo Ranch site.
By consensus the following Parcels (outlined in Attachment 1), and recommendations for
parkland dedication are forthcoming from this committee relevant to the Carrillo Ranch
Community park.
1. Primary access to the park site should originate off Carrillo Way and proceed
in the direction of the original entryway into the site at the existing Bridge and
Gate House.
2. Although numerous housing units are proposed for development in close
proximity to the Dede House, it is the expectation of the committee that this
development will be precluded or reduced through the environmental review
process or by conditions of development approvals of the Master Plan. Based
upon this presupposition the following Parcels have been recommended to
meet the park dedication requirements for Zone 18 of the local Facilities
Management Plan.
A. The approximate 2.2 - 2.5 ac Parcel lying immediately west of
the pool/cabana area between the 2 riparian creeks to the north
and south (identified as Parcel A on Attachment 1).
B. The approximate 3.2 - 3.5 ac Parcel lying immediately east of
the existing site, north of the barn and out buildings (identified
as Parcel B on Attachment 1).
C. The remainder of acreage (approximate 2.5 - 3.1 ac) is to be
located immediately north and parallel to the northern property
bounds of the existing site (identified as Parcel C on
Attachment 1).
ATTACHMENT 2 49
Page 2
3. For the purpose of meeting the 8.5 ac park dedication requirement, all Parcels
as previously outlined must be free and clear of any and all constraints which
would otherwise preclude development as outlined in the Carlsbad Municipal
Code, Chapter 20.44, "Dedication of Land for Recreational Facilities"
(Attachment 3). In addition, the processing of park dedication should follow
the procedure as outlined in the Carlsbad Municipal Code, Chapter 21.38
"P-C Planned Community Zone", (21.38.060(5] contents of a Master Plan),
tachment 4).
KEITH BEVERLY
pa
c:Assistant City Manager
Parks and Recreation Director
Senior Planner/Brian Hunter
Park Development Coordinator
Friends of Carrillo Ranch
Senior Management Analyst/Patricia Cratty
Planning Director
Rick Engineering - Bob Wilkinson
.Ladwick Design Group - Bob Ladwick
41
002
003
^ ' V
March 3, 1992
TO: CARRILLO RANCH SUBCOMMITTEE
FROM: SENIOR MANAGEMENT ANALYST - KEITH BEVERLY
NOTES OF 2/28/92 SUBCOMMITTEE MEETING
Attached please find the draft notations taken as part of the Committees discussions
regarding use recommendations for, and concerns relating to the future development of the
Carrillo Ranch Community Park and the surrounding community within Zone 18.
The enclosed lists will be used in part to assist subcommittee members and staff prepare
recommendations to be discussed at the March 27,1992 meeting. Those recommendations
in essence will help to achieve the ultimate goal of the subcommittee which is to identify and
secure specific property to meet the park dedication requirements associated with the
development of Zone 18 of the LFMP and the Southeast Quadrant of the City.
pa
c: Parks and Recreation Director
Park Development Coordinator
Senior Planner - Brian Hunter
Allen Kindle • Friends of Carrillo Ranch
Bob Wilkinson • Rick Engineering
.- 43
ATTACHMENT 2
004
I. SUGGESTED RECOMMENDATIONS FOR USES
OF CARRILLO RANCH COMMUNITY PARK
Keith Beverly (Parks and Recreation Staff)
1. Uses should be passive in nature
2. Walk through interpretive tours (individual self guided or docent lead with perhaps
use of audio techniques). Not necessarily inside of buildings, perhaps viewing areas
through windows and/or doors and housing artifacts for Canillo, North County, San
Diego or early California memorabilia.
3. Picnic facilities (individual, family and group).
4. Decomposed granite walkways maintaining "flavor" of ranch site.
5. Original landscapes as initiated and created by Burbank for Carrillo Ranch. .
6. High emphasis on refined landscaped areas.
7. Adequate buffer areas from the surrounding property uses.
A. Thick landscapes
B. Wrought iron or preferably rock walls surrounding the site.
8. Informational gazebos or kiosks posting park, historical, Carrillo or community
information.
9. Facility uses for weddings and events similar in nature (anniversaries, receptions, etc.)
10. Educational resources for school children locally and beyond.
11. Secluded play areas for small children.
12. Open play areas for unscheduled, unsupervised "free-play".
44
005
E. Aharoni (Historic Preservation)
1. Parking location as per Rick Engineering design is ok - amount should be addressed.
2. Main access should be originated off Carrillo Way.
3. Reception areas and meeting rooms in proximity to access off Canillo Way could be
used to support an "Arboretum type-concept".
4. Create trail links through park and connect with open space trail system.
5. Horse carriage rides.
6. Secured access points.
Kip Me. (O.S. Committee)
1. No conflict with what E. Aharoni stated.
2. The city-wide trail system as proposed signals this area for an east-west linkage.
3. Arboretum use is compatible with area or within the zone.
4. O.S. Committee has suggested possible equestrian uses
May provide for equestrian patrols to trail system.
5. Arts and/or theatrical Groups (i.e. barn).
6. Trail staging area to include rest room, signage and parking.
7. Habitat linkage areas.
Castner/Finilla (Fttkf & Recreation Commission)
1. Botanical type garden facilities with original species as introduced to the ranch by
Luther Burbank, Not exotic species but more native species conducive to the
environment.
. 45
OOG
2. The park could be utilized to provide for revenue producing special events.
3. Revenue producing events without detriment to the site.
Joan Kindle (Volunteer Curator)
1. Ability to show Carrillo movies, T.V. episodes, etc. (Barn)
2. Park offices/Admin./maintenance facilities
3. Facilities for educational use, instruction, displays, etc.
Gary Wrench (Arts Commission) • by telephone interview
1. Maintain area for passive use focusing on aesthetics of existing site.
2. Preserve and restore existing buildings.
3. Emphasis on well maintained landscapes incorporating native botanical garden
concepts.
4. Uses emphasizing cultural and historical aspects.
5. Artist in residence concepts or day use by Artisan groups providing for Artisan
studios and/or storage facilities.
6. Display facilities for historical and cultural artifacts and archives.
7. Uses/facilities depicting life at the ranch before development/'Gentleman Country
Estate".
8. Classroom activities for Icarning/artistry/lcctures.
46
007
II. AREAS OF CONCERN RELATING TO THE PARK DEVELOPMENT
E. Aharoni (Historic Preservation)
1. Access as proposed by Rick Engineering (off culdesac from Melrose).
2. Location of school site is detrimental from stand point of having public accessway
(vehicular) at original location.
3. Location of three (3) residential lots immediately adjacent to siltation ponds.
(Southeast section).
4. No entrance should be available in proximity to the DO House.
5. Should eliminate as many residential lots around DD House as feasible.
6. Security of ranch structure compound.
7. Security of trail entranceways including any tunnels under Melrose - should possibly
be fenced.
Kip Me (Open Space Committee)
1. Preservation of habitat linkage systems
Finilla/Castner (Parks and Recreation Commission) • K. Beverly (P&R Staff)
1. The implementation and orientation of "flow" patterns throughout the community
park - maintaining visual corridors.
2. Expense to maintain areas offered for City ownership as buffer areas, even though
those otherwise constrained areas would create effective buffers (areas offered by
developers which are constrained by slope, drainage, habitat, etc.).
47
008
3. The park compound (existing buildings) should be protected (fenced) while the
development of the adjacent community is being performed.
4. A child care facility should not be included on site.
5. Acceptance of any constrained land should be scrutinized and limited.
6. Watershed drainage and upstream run off through the park site needs to be well
planned for and managed.
Joan Kindle (Volunteer Curator)
1. Trails through the park should provide for an element of security.
2. Privatization is not conducive to the park development.
3. Location of any open play or tot lot area should be located outside of the existing
10.5 acre compound.
Peggy Savory (Planning Commission)
1. Environmental impact report may offer additional opportunities and/or identify
additional constraints.
Gary Wrench (Arts Commission)
1. Maintenance cost for constrained lands (siltation ponds).
2. Lesser gradient slopes would be ok for landscape uses.
3. Steep manufactured slopes (ownership, control and use issues).
48
009
III. PUBLIC COMMENTS
Allen Kindle - (Friends of Carrillo Ranch)
1. The group indicated their usefulness and availability as a standby resource.
2. The group has concerns and reservations about comments made regarding use of the
•
ranch for a Bed & Breakfast and suggestions for a child care facility on site.
3. There should be no public entry permitted at the DD House.
4. Parking should not be allowed at or behind the DD House.
5. The development of residential homes close to the park entry way should be avoided.
6. The number and location of parking spaces.
7. Gradient of proposed accessway (per Rick Engineering park design concept) is too
steep at 12%.
8. Appropriate treatment of conquistadors grave site.
9. Historic structure compound (existing buildings) must be made safe from vandalism,^
fire, theft etc.
Kay Christiansen (Historical Society)
1. In support of relocating conquistadors grave site.
2. Perimeter of property should be secured.
3. The existing facility needs care and attention on an ongoing basis.
49
010
20.44.010
Chapter 20.44
DEDICATION OF LAND FOR
RECREATIONAL FACILITIES
Sections:
20.44.010 Purpose.
20.44.020 Requirements.
20.44.030 General standard.
20.44.040 Standards and formula for
dedication of land.
20.44.050 Standards for fees in lieu of
land dedication.
20.44.060 Determination of land or fee.
20.44.070 Alternate decision making
body.
20.44.080 Amount of fee in lieu of land
dedication.
20.44.090 Limitation on use of land and
fees.
20.44.100 Time of commencement of
facilities.
20.44.110 Alternate procedure—Planned
community projects.
20.44.120 Exemptions.
20.44.130 Credits against fee or land.
20.44.010 Purpose.
This chapter is enacted pursuant to the
authority granted by Section 66477 of the Gov-
ernment Code of the state of California. The park
and recreational facilities for which dedication of
land and/or payment of a fee is required by this
chapter are in accordance with the recreational
element of the general plan of the city of Carls-
bad. (Ord. 9614 § 1 (part), 1982: Ord. 9190 § 2)
20.44.020 Requirements.
As a condition of approval of a final map. or
parcel map, the subdivider shall dedicate land,
pay a fee in lieu thereof, or both, at the option of
the city, for park or recreational purposes at the
time and according to the standards and formula
contained in this chapter. (Ord. 9614 § l (pan),
1982: Ord. 9549 § 6, 1980: Ord. 9521 § 24 (part),
1979: Ord. 9190 §3)
20.44.030 General standard.
It is found and determined that the. public
interest, convenience, health, welfare and safety
require that three acres of property for each one
thousand persons residing within this city shall
be devoted to local park and recreational pur-
poses. (Ord. 9831 § (part), 1987: Ord. 9614 § 1
(part), 1982: Ord. 9190 §4)
20.44.040 Standards and formula for
dedication of land.
If the city council determines that a park or
recreational facility is to be located in whole or in
part within the proposed subdivision to serve the
immediate and future needs of the residents of
the subdivision, the subdivider shall, at the time
of the filing of the final or parcel map, dedicate
land for such facility pursuant to the following
standards and formula:
The formula for determining acreage to be
dedicated shall be as follows:
Average No. of Ptnoni
per dwelling unit (twsed
on most recent federal
census)
3 pirk acres per
1000 population
Total
dwelling
units
The following table of population density is to be
followed:
Park Land Dedication Formula Table
Types of Dwellings
Single-family de-
tached and duplex (0
lot line or attached
wall)
Attached single^
family (4 units or
less attached)
Attached multiple-
family (more than 4
units)
Acreage
Density/ DU
3.0
2.5
2.0
Acreage/DU
3 Acres Std.
(in square feet)
393
328
262 '50
529 ATTACHMENT 3
Oil
20.44.040
lobile homes 1.73 229
The total number of dwelling units shall be the
number permitted by the city on the property in
the subdivision at the time the final map or par-
cel map is filed for approval; provided, however,
that except for subdivisions which consist of the
conversion of existing buildings or mobile home
parks into condominiums or other planned
developments, any existing residential unit or
units, whether or not the unit or units will be
replaced, shall be substracted from the total.
(Ord. 9831 § 1 (part), 1987: Ord. 9770 § I, 1985;
Ord. 9724 § 1, 1984; Ord. 9644 § 1, 1982: Ord.
9637 § 1, 1982: Ord. 9614 § 1 (part), 1982: Ord.
9190 §5)
20.44.050 Standards for fees in lieu of land
dedication.
(a) If the city council determines that there is
no park or recreational facility to be located in
-whole or in part within the proposed subdivision,
.he subdivider shall, in lieu of dedicating land,
pay a fee equal to the value of the land prescribed
for dedication in Section 20.44.040 and in an
amount determined in accordance with the
provisions of Section 20.44.080.
(b) If the proposed subdivision contains fifty
parcels or less, only the payment of fees shall be
required except that when a condominium
project, stock cooperative, or community apart-
ment project exceeds fifty dwelling units, dedica-
tion of land may be required notwithstanding
that the number of parcels may be less than fifty.
(c) If the city council requires the subdivider
to dedicate land and the amount of land is less
than would otherwise be required by Section
20.44.040 for that subdivision, a fee equal to the
value of the land which would otherwise have
been required shall be paid.
(d) If fees are required, they shall be paid by
the subdivider prior to the issuance of building
^permits for the subdivision or prior to the sale of
he subdivided property whichever occurs first. If
building permits are issued for a portion of the
subdivision or if a portion of the subdivision is
sold, only the corresponding portion of the fees
shall be paid. The subdivided obligation to pay
the fees shall be noted on the final map. If fees are
required, the subdivider shall agree to pay them
in accordance with this chapter. The agreement
shall be secured in accordance with Section
20.16.070 of this code. The city manager is
authorized to sign such agreements on behalf of
the city. (Ord. 9830 § 3 (part), 1987: Ord. 9654 § I,
1982; Ord. 9637 § 2, 1982; Ord. 9614 § 1 (part),
1982: Ord. 9190 §9)
20.44.060 Determination of land or fee.
Whether the city council requires land dedica-
tion or elects to accept payment of a fee in lieu
thereof, or a combination of both, shall be deter-
mined by the city council at the time of approval
of the tentative map.Qn making that determina-
tion, the city council shall consider the following:
«(a) Park and recreation element of the general
plan;
(b) Topography, geology, access and location
of land in the subdivision available for dedica-
tion;
(c) Size and shape of the subdivision and land
available for dedication;
(d) The feasibility of dedication;
(e) Availability of previously acquired park
property.
The determination of the city council as to
whether land shall be dedicated, or whether a fee
shall be charged, or a combination thereof, shall
be final and conclusive. (Ord. 9614 § 1 (part),
1982: Ord. 9190 §6)
20.44.070 Alternate decision making body.
For purposes of this chapter, the determina-
tions to be made by the city council may be made
by the city engineer for minor subdivisions and
by the planning commission for subdivisions of
fifty units or less. (Ord. 9614 § 1 (part), 1982: Ord.
9190 §7)51
530
20.44.080
20.44.080 Amount of fee in lien of land
dedkatioo.
(a) When a fee it required to be paid in lieu of
land dedication, the amount of the fee shall be
based upon the fair market value of the amount of
land which would otherwise be required to be
dedicated pursuant to Section 20.44.040. The fair
market value shall be determined by the city coun-
cil using the following method:
(1) The city manager may from time to time
survey the market value of undeveloped property
within the city. This survey may be prepared
through various means including, but not limited
to, selection of several real estate professionals
within Carlsbad to provide current estimates of
undeveloped property values with each of the
city's four quadrants.
(2) The council shall adopt a resolution estab-
lishing the value of one acre of park land in each
quadrant after considering the results of this sur-
vey and any other relevant information.
(b) Subdividers objecting to such valuation,
may, at their own expense, obtain an appraisal of
the property by a qualified real estate appraiser
approved by the city, which appraisal may be ac-
cepted by the city council if found to be reason-
able. If accepted, the fee shall be based on that
appraisal. (Ord. NS-120 § 1,1990: Ord. 9831 § 1
(part), 1987: Ord. 9781 § 1,1985; Ord 9614 § 1
(part), 1982: OrdL 9190 §8)
20.44.090 Limitation on use of land and fees.
The land and fees received under this chapter
shall be used only for the purpose of developing
new or rehabilitating existing park and recrea-
tional facilities to serve the subdivision for which
received, and the location of the land and amount
of fees shall bear a reasonable relationship to the
use of the park and recreational facilities by the
future inhabitants of the subdivision. (Ord. 9680 §
12 (part), 1983; Ord. 9190 § 11)
20.44.100 Time of commencement of
facilities.
The city council shall develop a schedule spec-
ifying how, when and where it will use the land or
fees or both to develop park or recreational facil-
ities to serve the residents of the subdivisions
within the park area of the city in which the sub-
divisions are located. Any fees collected pursuant
to this chapter shall be committed within five yean
after the payment of such fees or the issuance of
building permits on one-half of the lots created by
the subdivision, whichever occurs later. If such
fees are not committed, they shall be distributed
and paid to the then record owners of the subdivi-
sion in the same proportion that the size of their
lot bears to the total area of all lots within the
subdivision. (Ord. 9680 § 12 (part), 1983; Ord.
9521 S 24 (part), 1979: Ord. 9190 § 10)
20.44.110 Alternate procedure—Planned
community projects.
The purpose of this section is to provide an
alternate procedure for accomplishing the dedica-
tion of land or the payment of fees, or both, for
recreational facilities which the city council may
elect to utilize for subdivisions processed as part
of a master planned project in the planned com-
munity zone.
(1) The city council may elect to proceed pur-
suant to this section by the inclusion of an appro-
priate condition in the master plan for a project in
the planned community zone to provide for the
dedication of land or for the payment of fees in
lieu thereof, or any combination of the two, in
connection with the master plan approval in an
amount not to exceed the estimated amount of the
obligations to be imposed by this chapter on the
subdivisions to be developed within the planned
community project
(2) If the land to be dedicated has been im-
proved prior to master plan approval and the city
council determines it to be in the city's interest to
accept such improvements for utilization in the
city's park and recreation program, the council
531 (Cutatad 11-90)
52 013
20.44.110
cause such improvements to be appraised,
J the approved appraiied value of such im-
provements may be considered a payment of fees
in lieu of the dedication of land for the purposes
of this section.
(3) The land dedicated or fees paid pursuant
to this section may be immediately utilized by the
city. A record of the amount of such land or fees
shall be maintained by the city, and the amount
shall be available to be drawn upon at the option
of the city council to satisfy the requirements of
this chapter for one or more of the subdivisions to
be developed pursuant to the master plan within
the planned community project The amount of
land or fees in lieu thereof required for each
subdivision within a planned community pro-
cessed under this section shall be determined in
accord with this chapter in the same manner as any
other subdivision.
(4) After electing to utilize the provisions of
this section, the city council may provide that the
requirement for the dedication of land for a sub-
~ ision be satisfied by a credit from an equivalent
amount of previously dedicated land located
within the planned community project but outside
the subdivision boundaries and available for such
purpose pursuant to this section. A requirement
for payment of fees may be satisfied in the same
manner from the amount of previously deposited
fees available for such purpose pursuant to this
section. A record of the transactions showing the
amount of land or fees required, the amount of
credit used to satisfy such requirement, and the
balance of land or fees remaining on account for
subsequent subdivisions shall be presented to the
city council prior to final map approval.
(5) The method of accomplishing the dedica-
tion of the land or the payment of fees in lieu
thereof, the method for making the land or fees
available in accord with this section, and any other
matters necessary to carry out the intent of this
section may be established by the city council by a
contract with the developer or by the inclusion of
appropriate conditions in the master plan, specific
plan, tentative map, or any combination thereof.
In the absence of any such specific provisions, the
provisions of this chapter shall control
(6) If the planned community project is re-
zoned or otherwise terminated by the city council
prior to its completion, the title to any land or
improvements dedicated pursuant to this section
shall remain in the city. The remaining balance of
any land or the value of any improvements not
utilized in satisfaction of the requirements of this
chapter for approved subdivisions within the proj-
ect shall remain on account with the city and shall
be available to satisfy the park requirements which
may apply to any future development of the prop-
erty.
(7) In the event the balance of land or fees
available pursuant to this section is insufficient to
satisfy the requirements of this chapter for a sub-
division, additional land or fees may be required
pursuant to this chapter in satisfaction of such
requirement, or the city council may elect to pro-
vide for additional dedications or payments in
accord with this section which shall be available
for the satisfaction of the balance of such require-
ment and the requirements of subsequent subdi-
visions within the planned community. (Ord. 9417
§ 2 (part), 1975; Ord. 9416 § 1,1975)
20.44.120 Exemptions.
(a) The provisions of this chapter shall not
apply to subdivisions containing less than five
parcels and not used for residential purposes; pro-
vided, however, that a condition may be placed on
the approval of such parcel map that if a building
permit is requested for construction of a
residential structure or structures on one or more
.of the parcels-within four years, the fee may
(Caitated 11-90)532
53 014
20.44.120
be required to be paid by the owner of each such
parcel as a condition to the issuance of such
permit.
(b) The provisions of this chapter also do not
apply to commercial or industrial subdivision;
nor to condominium projects or stock cooper-
atives which consist of the subdivision of air-
space in an existing apartment building which is
more than five years old when no new dwelling
units are added. (Ord. 9680 § 12 (part), 1983; Ord.
9416 § 2, 1982)
20.44.130 Credits against fee or land.
(a) Whenever a subdivider provides park and
recreational improvements, including equip-
ment, to dedicated land, the value of the
improvements or equipment as determined by
the city council shall be a credit against the fees to
be paid or land to be dedicated pursuant to this
chapter; provided, that the improvements or
equipment have been done or installed with the
prior approval and to the satisfaction of the direc-
tor of parks and recreation or for subdivisions of
more than fifty units with the prior approval and
to the satisfaction of the city council.
(b) Whenever a subdivider of a planned
development, real estate development, stock
cooperative, community development project or
condominium, as defined in Section 11003,
11003.1,11003.2,11003.4, and 11004 of the Busi-
ness and Professions Code and Section 783 of the
Civil Code respectively, has provided active rec-
reational areas within the boundaries of the sub-
division in excess of that required by Chapter
21.45 of this code, the subdivider may at the time
the final or parcel map is submitted for approval
request that the council give a credit of up to ten
percent of the amount of fees to be paid or land to
be dedicated pursuant to this chapter for the
value of the active recreation area. (Ord. 9806 §
17,1986; Ord. 9680 § 12 (part), 1983)
533
54 015
21.38.010
Chapter 21.38
P-C PLANNED COMMUNITY ZONE*
Sections:
21.38.010 Intent and purpose.
21.38.020 Permitted uses and structures.
21.38.030 General provisions.
21.38.040 Master plan required.
21.38.050 Application.
21.38.060 Contents of master plan..
2U8.070 Exception to master plan.
21 J8.080 Prefiling procedure.
21.38.090 Land use planning manager's
duties.
21.38.100 Planning commission duties.
21.38.110 City council action.
21.38.120 Amendment of master plan.
21.38.130 Implementation of master plan.
21.38.140 Additional standards.
21.38.150 Undeveloped areas of existing
planned communities.
• Prior ordinance history: Ord. >J338. Ord. ^262. Ord. 9218. Ord.
4060).
21.38.010 Intent and purpose.
The intent and purpose of the P-C. planned
community zone, is to:
(1) Provide a method for and to encourage the
orderly implementation of the general plan and
any applicable specific plans by the comprehen-
sive planning and development of large tracts of
land under unified ownership or developmental
control so that the entire tract will be developed
in accord with an adopted master plan to provide
an environment of stable and desirable char-
acter.
(2) Provide a flexible regulatory procedure to
encourage creative and imaginative planning of
coordinated communities involving a mixture of
residential densities and housing types, open
space, community facilities, both public and pri-
vate and, where appropriate, commercial and
industrial areas:
(Carlsbad 3-88)
(3) Allow for the coordination of planning
efforts between developer and city to provide for
the orderly development of all necessary public
facilities to insure their availability concurrent
with need:
(4) Provide a framework for the phased devel-
opment of an approved master planned area to
provide some assurance to the developer that
later development will be acceptable to the city;
provided such plans are in accordance with the
approved planned community master plan.
(Ord. 9458 § I (part), 1976)
2U8.020 Permitted uses and structures.
In the P-C. planned community zone, the per-
mitted uses and structures shall be established by
a master plan of development approved in
accordance with this chapter which may include
any use found to be necessary and desirable for a
community planned in accordance with the pur-
poses of this chapter, provided that such permit-
ted uses and structures shall be consistent with
the general plan and applicable specific plans.
Prior to approval of a master plan, the property
may be used as permitted by Chapter 21.07 for
the E-A exclusive agricultural zone. After
approval of a master plan, such agricultural uses
may be continued if the master plan so provides.
(Ord. 9458 § 1 (part), 1976)
2138.030 General provisions.
(a) The P-C zone may be established on par-
cels of land which are suitable for and of
sufficient size to be planned and developed in a
manner consistent with the purposes and objec-
tives of this chapter. No P-C zone shall include
less than one hundred acres of contiguous land.
(b) All land in each proposed planned com-
munity shall be held in one ownership or shall be
under unified control unless otherwise autho-
rized by the city council. For the purposes of this
section, the written agreement of all owners in
the planned community to develop in accord
with the master plan as approved indicates uni-
fied control.- v •-
660 ATTACHMENT 4
016
21.38.030
(c) An owner may transfer sections of the devel-
opment The transferee shall be required to use the
property in accord with'the approved master plan.
(d) A planned community shall be subject to all
other applicable provisions of Title 20, Subdivisions,
and Title 21, Zoning, of this code. Where a conflict
in regulation occurs, the regulations specified in this
chapter or the approved master plan shall control.
(Ord. 9458 § 1 (part), 1976)
21 J8.040 Master plan required.
Prior to the approval for any permits for devel-
opment on property zoned P-C, planned community,
a master plan of development must be approved by
the city council in accord with the provisions of this
chapter. A master plan when approved by ordinance
shall establish the regulations for the development
of the planned community within the P-C zone, and
the regulations shall become a part thereof. (Ord.
9458 § 1 (part), 1976)
21J8.050 Application.
An application for approval of a master plan shall
be made to the city council through the land use
planning office and planning commission in accor-
dance with procedures set forth below:
(1) An application for a master plan may be made
by the record owner or owners, or their duly autho-
rized agents, of the subject property. It shall be filed
with the land use planning manager and must con-
tain the signatures of the record owner or owners of
the subject property.
(2) The planning commission may prescribe the
form and content for such application.
(3) A fee in an amount established by city coun-
cil resolution shall be paid when the application is
filed.
(4) The application shall be accompanied with a
preliminary master plan graphic and text, open area
plan, and sign program. (Ord. 1261 § 44 (part),
1983; Ord. 1256 § 13 (part), 1982; Ord. 9568 § 3
(part), 1980; Ord. 9458 § 1 (part), 1976)
21.38.060 Contents of master plan.
A master plan for the development of a planned
community shall consist of the following:
(1) Graphic plans of the proposed development
that include the following:
(A) A map and legal description of the property
with a north point scale not less than one inch
equals two hundred feet, showing the date of prepa-
ration and the name and address of the plan's pre-
parer, be it company or person, is required.
(B) Location of the various land uses shall be
indicated by the use of zone designations of devel-
opment zones and overlay zones as provided in this
title. Development of property within the area of
each such zone shall be subject to the regulations of
the indicated zone unless specifically modified as a
part of the master plan approval. All master plans
shall allow a maximum building height of thirty feet
and two stories if a minimum roof pitch of 3/12 is
provided or twenty-four feet and two stories if less
than a 3/12 roof pitch is provided for single family
and duplex projects on lots with a lot area less than
fifteen thousand square feet in size. Lots with a lot
area of fifteen thousand square feet or greater and
zoned R-l and specifying a -15 or greater area
zoning symbol by the master plan may have a build-
ing height limit of thirty-five feet and three stories.
A master plan may impose a lower building height
limit than those stated in this section in its devel-
opment standards. Neighborhood commercial uses
within a master plan shall conform to Section
21.26.030 of the C-l zone. Tourist-oriented com-
mercial uses within a master plan shall conform to
Section 21.29.060 of the C-T zone. All other com-
mercial uses within a master plan shall conform to
the building height regulations contained in Section
21.28.030 of the C-2 zone. All industrial uses within
a master plan shall conform to the building height
regulations as contained in Section 21.34.070 (1) of
the P-M zone. Office uses shall conform to Section
21.27.050 (3) of the O zone.
(Q An integrated open space program that is at
least fifteen percent of the total master planned area
is required, except that the city council may reduce
this amount if the proposed open space is found to
661
56 017
21J8.060
adequate and is integrated with a proportional
Amount of off-site open space. This open space
program shall address four separate categories of
open space including:
(i) Open space for the preservation of natural
resources;
(ii) Open space for the managed production of
resources;
(iii) Open space for outdoor recreation; and
(iv) Open space for public health and safety.
Land uses considered as open space for purposes
of this chapter are properties that are publicly or
commonly owned for the benefit and use of the
public or residents of the community such as parks,
recreation facilities, greenbelts that are at least
twenty-feet wide, natural areas that are at least ten
thousand square feet in area, bikeways and pedestri-
an paths. These areas are to be indicated in the
master plan and not used for any other purpose.
(D) Specific development provisions to be ap-
plied such as a planned unit development permit or
a conditional use permit shall be indicated. Develop-
~ lent of property within areas so indicated shall be
in accord with the terms of the permit and the provi-
sions of this title applicable to such permits.
(E) The location of public and quasi-public facili-
ties such as schools, fire stations, transmission lines
and booster stations shall be indicated.
(F) The locations of major circulation systems
and collector streets and their relationship to the
circulation element shall be indicated. Bikeways,
pedestrian paths, interconnecting open space areas
and other special access means shall also be shown.
(G) Facilities, for water supply and sewerage
disposal, including sewer and water trunk lines, fire
station sites, storm drainage and flood control struc-
tures and any other public facility needed to proper-
ly service the proposed community shall be indicat-
ed.
(H) Phasing of development shall be indicated,
adequate public facilities, open space, recreation
areas and street systems shall be provided for each
phase.
~ (I) A map showing topographical contours at no
iess than twenty-five foot intervals. Existing trees
(CarUbtd 11-91) 662
and other natural features shall be indicated on such
map.
(J) Proposed development shall be consistent
with the topography to reduce the amount of grad-
ing. The graphic is to indicate where significant
grading is anticipated and for what reasons it is
necessary.
(2) A text shall accompany the graphic and shall
include in the order as listed below:
(A) A description of each type of land use by
acre and area indicating the number and type of
anticipated dwelling units in each of the residential
areas, anticipated uses in the commercial, industrial
zones and the land area for parks, schools, common
open area and other public facilities and community
services. For each of the open space categories
identified in Section 2138.060(1)(Q, the master
plan text shall also include a description of the
resource type/environmental constraint being pre-
served or avoided or the types of recreational facili-
ties proposed within recreational open space areas,
and a program for preserving and/or maintaining the
open space areas,
(B) Land use and public facility economic impact
report that contains the following:
(i) Justification for the proportions of the various
land uses based on the projected population and
acceptable marketing or planning techniques,
(ii) Projected fiscal impacts the development will
have on the ability of the city and other governmen-
tal or quasi-public agencies to provide necessary
services. This report shall include the approximate
cost of dwelling units, anticipated land and sales
taxes to the city and costs of necessary public ser-
vices. The report shall be prepared by an economic
consultant independent of the applicant but at the
applicant's expense,
(C) Special development regulations, including
any modifications of zone designation regulations,
(D) A program to meet the needs for parks,
schools and other public facilities based on the
anticipated population of the community and the
timing of its development,
(E) Method to be employed for the maintenance
of commonly held private land such as open space,
57 018
21.38.060
recreation areas, street and parking areas. Some
possible methods, depending on the circumstances,
are maintenance by developer, homeowners' associ-
ation, maintenance district, or city,
(F) Phasing schedule indicating the tuning for
each section of the development, what public facili-
ties, open space, recreation facilities or amenities
will be provided with each phase,
(G) Special requirements as requested by the
applicant or required by the city council which may
include, but are not limited to, any of the matters
which may be regulated by specific plan pursuant
to Section 65451 of the Government Code,
(H) Measures to be used to mitigate any adverse
environmental impact as noted in the adopted envi-
ronmental impact report for the project;
(3) A landscape open area plan that includes all
open spaces as required by this chapter and all other
such areas proposed for the development This plan
shall include a graphic indicating areas to be land-
scaped, left natural, used as recreation, open space
and bike or pedestrian ways. In addition, the plan
shall include the proposed ownership, and indicate
who shall have the responsibility for the mainte-
nance of the various types of open areas;
(4) A community identification sign program
that, in addition to signs otherwise permitted, the
master plan area will show community entrance
signs, directional signs and temporary informational
signs. The program may include the following:
(A) Graphic representation of design motif,
(B) Location of permanent community entrance,
directional and informational signs,
(Q Type, number and dimensions of temporary
informational and directional signs that will be used
during development only,
(D) Special sign program for the commercial and
industrial portion of the community including stan-
dards for development based on sign area footage
per lineal foot, face of building and sign height
maximums. A community identification sign pro-
gram is in addition to those signs permitted in
Chapter 21.41, but in no case may the sign program
exceed that allowed for community identity signs in
Chapter 21.41. If no community identification sign
program is desired, the master plan text shall so
indicate;
(5) Park land dedications may be required as a
condition of all master plans. All park land required
shall be dedicated up front, concurrent with the
approval of the first final map within the master
plan area. Prior to dedicating park land over to the
city, the master plan applicant shall be required to
submit the following information to the city:
(A) The master plan shall identify the location
and acreage of the park site on the land use map
and shall also include a discussion of the park in the
master plan text Prior to final adoption of the mas-
ter plan the applicant shall enter into a recordable
agreement with the city, and agreeable to the city,
which generally depicts the location of the park site
on a map and also contains provision whereby the
developer agrees to dedicate the described park area
when required under this section,
(B) This park area shall be dedicated to the city
prior to the adoption of the first final map within
the master plan area,
(Q The master plan shall include the location of
the park, biological and soils analysis of the site
along with a cultural resources inventory and any
other environmental reports as may be required by
the planning director, and a conceptual development
plan of the park to the satisfaction of the parks and
recreation director,
(D) The applicant shall also provide, in writing,
a statement as to whether or not the park site has
ever been used for the disposal or storage of toxic
wastes pursuant to Section 25300 et seq. of the
Health and Safety Code. (Ord. NS-180 § 24, 1991;
Ord. 9838 §§1 — 3, 1987; Ord. 9458 § 1 (part),
1976)
21.38.070 Exception to master plan.
Areas within a master plan may be reserved for
future planning, provided such areas do not exceed
forty percent of the entire master plan area. Such
reserved areas shall be so indicated and will require
amendment to the master plan to include all required
contents prior to development. (Ord. 9458 § 1 (part),
1976)
662-1 (Culsbtd 11-91)
58 019
21.38.080
-4U8.080 Prefiling procedure.
Prior to filing an application for a master plan, an
applicant may profile die proposal with the land use
planning manager for review. The manager shall
contact interested departments and agency personnel
and arrange any necessary meetings with the appli-
cant This procedure may involve a review of the
general outline of the proposal. After review, the
land use planning manager shall furnish the appli-
cant with written comments regarding the review
conferences including recommendations as appropri-
ate to inform and assist the applicant prior to his
formal application for master plan approval. The
land use planning manager shall submit written
comments within twenty days after completion of
review or within thirty days after receiving written
request for such comment from the applicant. (Ord.
1256 § 7 (part), 1982; Ord, 9458 § 1 (part), 1976)
21.38.090 Land use planning manager's du-
ties.
The land use planning manager shall set a master
~ >lan for hearing before the planning commission
within sixty days of receipt of a complete applica-
tion. The hearing date may be extended beyond
sixty days provided there is written concurrence
from the applicant The public hearing shall be
noticed and held in accordance with the provisions
of Chapters 21.52 and 21.54. A staff report contain-
ing recommendations on the plan shall be prepared
and furnished to the public, the applicant, and the
planning commission prior to the hearing. (Ord.
1256 § 7 (part), 1982; Ord. 9458 $ 1 (part), 1976)
21.38.100 Planning commission duties.
The planning commiation shall hear and consider
the application for a matter plan and shall prepare
recommendations and findings for the city council
including all matters set out in Section 21.38.110.
The action of the commission shall be filed with the
city clerk, and a copy shall be mailed to the appli-
cant. (Ord. 9458 § 1 (part), 1976)
~11.38.110 City council action.
(a) When the planning commission action is filed
with the city clerk, the clerk shall set the matter for
public hearing before the city council, to be noticed
and held in accordance with the provisions of Chap-
ters 21.52 and 21.54.
(b) The city council shall hear the matter, and
after considering the findings and recommendations
of the planning commission, may by ordinance
approve a master plan if, from the evidence present-
ed at the hearing, the council finds that all of the
following facts exist:
(1) The proposed development as described by
the master plan is consistent with the provisions of
the general plan and any applicable specific plans.
(2) 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 sub-
ject property.
(3) The residential and open space portions of the
community will constitute an environment'of sus-
tained desirability and stability, and that it will be
in harmony with or provide compatible variety to
the character of the surrounding area, and that the
sites proposed for public facilities, such as schools,
playgrounds and parks, are adequate to serve the
anticipated population and appear acceptable to the
public authorities having jurisdiction thereof.
(4) The proposed commercial and industrial uses
will be appropriate in area, location and overall
design to the purpose intended. The design and
development standards are such as to create an
environment of sustained desirability and stability.
Such development will meet performance standards
established by this title.
(5) In the case of institutional, recreational, and
other similar nonresidential uses, such development
will be proposed, and surrounding areas are protect-
ed from any adverse effects from such development.
(6) The streets and thoroughfares proposed are
suitable and adequate to carry the anticipated traffic
thereon.
(7) Any proposed commercial development can
be justified economically at the location proposed
and will provide adequate commercial facilities of
the types needed at such location proposed.
59
(Culibid 11-91)662-2
020
21.38.110
(8) The area surrounding the development is or
can be planned and zoned in coordination and sub-
stantial compatibility with the development.
(9) Appropriate measures are proposed to miti-
gate any adverse environmental impact as noted in
the adopted environmental impact report for the
project.
(c) The city council shall make no substantive
modification of a proposed master plan as recom-
mended by die planning commission unless and
until such modification has been referred to the
planning commission for additional study, report and
recommendation. Such additional study, report and
recommendation shall be made by the planning
commission within forty days of the date of the
referral, unless and except as the city council may
grant the planning commission additional time for
its review of the matter. Failure of the planning
commission to act within the time limit constitutes
their concurrence with the city council actions. (Ord.
9530 § 2, 1979; Ord. 9458 § 1 (part), 1976)
21.38.120 Amendment of master plan.
(a) The amendment of a master plan may be
initiated by the property owner or authorized agent
as follows:
(1) A request for an amendment shall be sub-
mitted to the land use planning manager in written
form and shall be accompanied by such additional
graphics, statements, or other information as may be
required to support the proposed amendment The
planning commission shall consider the proposed
amendment at its next regular meeting.
(2) If the planning commission considers the
amendment minor in nature, the additional graphics,
statements or other information may be approved by
the planning commistion and made a part of the
original city council approval without the necessity
of a public hearing.
(3) A minor amendment shall not change the
densities, or the boundaries of the subject property
or involve an addition of a new use or group of uses
not shown on the original master plan or
_.. 60
662-3 (Ciitobid u.91)
021